How much are conveyancing fees in the UK?

Conveyancing fees in the UK typically cost around £800 to £2,000+ in total, depending on whether you are buying, selling, leasehold, freehold, or using a mortgage. The total usually includes both the solicitor’s legal fee and separate disbursements such as searches and Land Registry fees. Current UK guides and provider estimates broadly sit in that range.

For many straightforward transactions, a useful planning figure is around £1,000 to £1,500, but the cost can rise for leasehold properties, higher-value homes, gifted deposits, Help to Buy matters, or more complex legal work.

Typical conveyancing fees in the UK

Basic legal fee: around £500–£1,500
Total with common disbursements: around £800–£2,000+
Leasehold purchases or more complex work: often higher
Selling a property: often slightly cheaper than buying, but still usually several hundred pounds plus any extras

Cost breakdown

A conveyancing quote may include some or all of the following:

Solicitor or licensed conveyancer legal fee: around £500–£1,500
Searches: often around £250–£450
HM Land Registry fee: varies by price and whether the application is digital
Bank transfer / telegraphic transfer fee: often around £20–£50
ID / anti-money-laundering checks: often charged as a small extra
Leasehold supplement: can add extra cost
Mortgage handling fee: can add extra cost on purchases

HM Land Registry’s current Scale 1 fees show that registration costs vary by property value and whether the application is lodged electronically, with lower fees for digital applications.

What affects the price?

Several things can push the cost up or down:

Buying or selling — purchases usually involve more work than sales.
Leasehold vs freehold — leasehold work is usually more expensive because there is more legal information to review.
Property value — some fees rise with higher-value properties.
Mortgage involved — acting for a lender can add cost.
Search requirements — local, drainage, environmental, mining, or other searches can vary by area.
Extra legal work — gifted deposits, declarations of trust, shared ownership, Help to Buy, or auction purchases can all increase fees.

What’s usually included?

A standard conveyancing service may include:

checking the title
reviewing the contract
handling enquiries
liaising with the other side
dealing with exchange and completion
registering the ownership change after completion, if buying

It does not always include:

leasehold supplements
gifted deposit work
declaration of trust work
expedited or urgent completion work
SDLT filing costs where separately charged
unusual search packs or indemnity policies

Are conveyancing fees the same as disbursements?

No. This is one of the most important things to understand.

Legal fees are what you pay the solicitor or conveyancer for their work.
Disbursements are third-party costs paid during the transaction, such as searches and Land Registry fees.

That is why a headline legal fee can look low, but the full bill ends up higher.

How much are conveyancing fees for first-time buyers?

For many first-time buyers, a realistic total is still often around £1,000 to £1,500+, depending on the property, mortgage, and searches needed. If stamp duty is not payable, that can reduce the total cost of the transaction overall, but it does not remove the solicitor’s conveyancing fees themselves. GOV.UK’s SDLT calculator shows the tax side separately from legal costs.

Is it worth paying a bit more for conveyancing?

Often, yes. A cheaper quote is not always better if it excludes common extras or if service levels are poor. Good communication, clear pricing, and experience with the type of property you are buying or selling can matter just as much as the headline fee. This is an inference based on how fee structures are broken down and how frequently provider quotes exclude supplements.

Frequently asked questions

What is a realistic conveyancing fee in the UK?

A realistic overall figure is often around £800 to £2,000+, depending on the transaction and the extras involved.

Why are conveyancing quotes sometimes so different?

Because some firms quote only the legal fee upfront, while others include more of the likely disbursements and supplements.

Are searches included in conveyancing fees?

Not always. Searches are usually treated as disbursements and charged separately.

Are leasehold conveyancing fees higher?

Usually, yes. Leasehold transactions often involve extra legal work and additional documents.

Related guides

Final note

For a useful rule of thumb, £1,000 to £1,500 is a sensible planning figure for many standard conveyancing transactions, but the real total can move higher once searches, Land Registry fees, and property-specific extras are added.