Free Calculator
Conveyancing Cost Calculator 2026
Estimate solicitor fees, Land Registry fees, search fees, and Stamp Duty Land Tax. Uses HM Land Registry fee scale 1 and HMRC SDLT 2026 thresholds. No data collection -- runs in your browser. Updated May 2026.
Conveyancing cost calculator
Estimated total cost
| Solicitor fee (incl. VAT) | £900 to £2,160 |
| Search fees (incl. VAT) | £300 |
| HM Land Registry fee | £150 |
| Bank transfer fee | £36 |
| Anti-money-laundering ID checks | £24 |
| Stamp Duty Land Tax (HMRC) | £5,000 |
| Total estimate | £6,410 to £7,670 |
Indicative only. Calculated client-side from HM Land Registry fee scale 1 and HMRC SDLT 2026 thresholds. Always obtain a written quote from at least three SRA-regulated solicitors.
What this calculator includes
The estimate combines five UK conveyancing cost components:
- Solicitor fee. Drawn from typical 2026 fixed-fee market ranges for high-street and online firms, scaled by property value and transaction type. Includes 20% VAT.
- HM Land Registry fee. Scale 1 fee for electronic applications, banded by property value (£20 to £500). Leasehold attracts a roughly 20% premium. Statutory fee, no VAT. Source: gov.uk/government/publications/registration-services-fees.
- Search fees. Combined local-authority + environmental + drainage + chancel search at ~£300 including VAT. Varies by council.
- Bank transfer and ID checks. ~£60 combined including VAT.
- Stamp Duty Land Tax. Calculated on the standard 2026 rates: 0% to £125,000, 2% £125k-£250k, 5% £250k-£925k, 10% £925k-£1.5m, 12% above. First-time buyer relief to £425k (5% on £425k-£625k, no relief above £625k). 5% surcharge for additional properties. Source: gov.uk/stamp-duty-land-tax.
What it does not include
- Mortgage product fees (typically £999 to £1,999, paid to lender, not solicitor).
- Surveys (HomeBuyer Report £400-£900, Building Survey £600-£1,500).
- Estate agent fees (sell-side, typically 1-1.5% of sale price).
- Removal costs.
- Lease extension or shared-ownership fees for special cases.
- Scotland (Land and Buildings Transaction Tax) and Wales (Land Transaction Tax) -- these jurisdictions have different rates.
How accurate is this?
The Land Registry fee and SDLT figures are statutory and accurate. The solicitor fee range is indicative of typical 2026 market pricing but individual firms vary; always obtain three written quotes. The search fee is a working average -- councils vary by £100 or more. For a precise figure, get a formal conveyancing quote from a firm using your specific postcode and lender.