Property Law
Conveyancing Solicitor Fees 2026: £800 to £2,500 UK Guide
Updated May 2026. Current average fees, Land Registry tiers, and a full comparison of online vs high street conveyancing costs.
Buying
£1,575
avg, range £1,200-£2,500
Selling
£1,023
avg, range £800-£1,500
Buy + Sell
£2,334
avg combined
Buying: Full Cost Breakdown
| Cost Item | Low Estimate | High Estimate | Notes |
|---|---|---|---|
| Solicitor/conveyancer fee | £800 | £1,800 | Varies by property price and location |
| Local authority searches | £200 | £350 | Varies by council |
| Land Registry fee | £100 | £500 | Tiered by property price |
| Bank transfer (CHAPS) fee | £40 | £50 | Charged per transfer |
| AML/ID verification | £10 | £25 | Anti-money laundering checks |
| Environmental search | £45 | £80 | Flood risk, contamination checks |
| Drainage search | £50 | £80 | Water and sewerage checks |
| Total (excl. stamp duty) | £1,245 | £2,885 | Before stamp duty land tax |
Land Registry Fees by Property Price (2026)
| Property Price | Electronic Registration | Paper Registration |
|---|---|---|
| Up to £80,000 | £20 | £45 |
| £80,001-£100,000 | £40 | £95 |
| £100,001-£200,000 | £100 | £230 |
| £200,001-£500,000 | £150 | £330 |
| £500,001-£1,000,000 | £295 | £655 |
| Over £1,000,000 | £500 | £1,105 |
Selling: Full Cost Breakdown
| Cost Item | Typical Cost | Notes |
|---|---|---|
| Solicitor/conveyancer fee | £600-£1,200 | Selling is simpler than buying |
| Title deeds from lender | £0-£50 | Some lenders charge for releasing deeds |
| Bank transfer fee | £40-£50 | For transferring proceeds to you |
| Leasehold management pack | £200-£400 | Leasehold properties only |
| Total (typical freehold) | £640-£1,300 | Leasehold add £200-£400 |
Leasehold Premium: Budget an Extra £200-£500
Leasehold properties incur additional costs for the freeholder management pack, ground rent checks, and lease extension queries. Properties with short leases (under 80 years) can add significant complexity and cost. Always confirm the total cost with your solicitor upfront before agreeing terms.
Online Conveyancing vs High Street Solicitor
| Factor | Online Conveyancer | High Street Solicitor |
|---|---|---|
| Typical buying fee | £600-£1,000 | £1,000-£1,800 |
| Typical selling fee | £500-£850 | £800-£1,400 |
| Average transaction time | 8-12 weeks | 10-16 weeks |
| Communication | Email / online portal | Phone, email, in-person |
| Best for | Chain-free standard purchases | Complex transactions, chains |
Regional Conveyancing Costs
| Region | Avg Buying Fee | Avg Selling Fee |
|---|---|---|
| London | £1,500-£2,500 | £1,200-£1,800 |
| South East | £1,200-£2,000 | £900-£1,400 |
| Midlands | £900-£1,500 | £750-£1,100 |
| North of England | £800-£1,300 | £600-£950 |
| Wales | £800-£1,400 | £650-£1,000 |
| Scotland | £1,000-£1,600 | £750-£1,100 |
Don't Forget Stamp Duty
Stamp Duty Land Tax (SDLT) is the biggest additional cost for buyers in England. On a £300,000 purchase the SDLT is £5,000. First-time buyers pay less. Calculate your exact liability at stampdutyrate.com.
Conveyancing FAQs
What is the difference between a solicitor and a licensed conveyancer?
A licensed conveyancer specialises exclusively in property law and is typically cheaper than a solicitor for straightforward transactions. However, they can only handle property work. If your transaction involves related legal issues such as a boundary dispute or lease variation, you need a solicitor who can handle the full scope. For most standard purchases and sales, a licensed conveyancer is a perfectly competent and cost-effective choice.
What if my solicitor is slow?
Property chains are often the cause of delays rather than your solicitor. If your solicitor is unresponsive or not progressing the matter, you have the right to complain first to the firm's client care partner, then to the Legal Ombudsman. You can also change solicitor mid-transaction, though this will delay matters and you will likely pay both firms.
Can I change solicitor mid-transaction?
Yes, you can change solicitor at any point before exchange of contracts. After exchange it becomes very difficult. Be aware you will likely pay the first solicitor for work done, and the change will add 4-8 weeks to your transaction. Only change if the relationship has broken down completely or there is a clear competence issue.
What is a no-completion-no-fee guarantee?
Many conveyancing firms offer a no-sale-no-fee guarantee, meaning you pay nothing if the transaction falls through before completion. This is a useful protection given that around 30% of property transactions collapse before completion. Always check the small print as some firms exclude disbursements already paid.