What Does Conveyancing Cost?

If you're buying or selling a property, one of the first questions you're likely to ask is: "How much does conveyancing cost?"

The cost of conveyancing can vary depending on the type of property, the complexity of the transaction and the services included in your quote.

For a typical residential property transaction, your total conveyancing costs can include the conveyancer's legal fees, property searches, Land Registry fees and other necessary disbursements.

There isn't one standard price for conveyancing. Different conveyancers charge different amounts, and a quote that appears cheaper initially may not include all of the costs you will eventually have to pay.

That's why it's important to compare conveyancing quotes on a like-for-like basis.

At Conveyancing Network, we make it easier to compare conveyancing options and obtain quotes from conveyancing professionals.

How Much Does Conveyancing Cost?

The cost of conveyancing varies from one transaction to another.

MoneyHelper currently states that conveyancing can cost around £800 to more than £2,000, depending on the circumstances and what is included in the quote. Its guidance also recommends obtaining quotes from several firms and checking that the quotes include all relevant costs, including VAT.

Other costs can be payable in addition to the legal fee, which is why looking only at the headline price can sometimes be misleading.

Your total conveyancing bill may include:

• Your solicitor or conveyancer's legal fee
• VAT
• Property searches
• HM Land Registry fees
• Electronic transfer fees
• ID and verification costs
• Leasehold information fees
• Management company fees
• Mortgage-related legal work
• Other necessary disbursements

The exact costs will depend on your individual circumstances.

What Are Conveyancing Fees?

Conveyancing fees are the costs charged for the legal work involved in buying, selling or remortgaging a property.

Your conveyancing fee pays for the professional work carried out by your solicitor or licensed conveyancer, which can include:

• Reviewing the property's legal title
• Preparing or reviewing the contract
• Carrying out legal checks
• Ordering searches
• Raising and answering enquiries
• Liaising with the other side's conveyancer
• Dealing with your mortgage lender
• Preparing for exchange of contracts
• Completing the transaction
• Dealing with registration after completion

The exact services included within a conveyancing fee can vary between providers. Always check what is included before comparing one quote with another.

What Are Conveyancing Disbursements?

A disbursement is a payment that your solicitor or conveyancer makes to another organisation or authority as part of carrying out your transaction. Disbursements are normally separate from the conveyancer's own legal fee.

Property searches

Searches can provide information about the property and its surrounding area. Common searches include:

• Local authority search
• Environmental search
• Water and drainage search
• HM Land Registry checks

The Law Society identifies these as common searches involved in residential property transactions.

HM Land Registry fees

A registration fee may be payable when registering the purchase or other changes to a property's title. The amount depends on the transaction and how the application is made. HM Land Registry publishes its current registration fees and a fee calculator.

Electronic transfer fees

A fee may be charged for transferring money electronically, for example when mortgage funds or completion monies are transferred.

Leasehold fees

If you are buying or selling a leasehold property, additional charges may apply for obtaining information from the freeholder or managing agent.

Conveyancing Costs When Buying a House

When buying a property, your conveyancing costs can include your legal fee plus various searches, registration fees and other disbursements. Your conveyancer may need to:

• Check the property's legal title
• Carry out property searches
• Raise enquiries with the seller's conveyancer
• Review the contract
• Check your mortgage requirements
• Deal with your lender
• Arrange the transfer of funds
• Exchange contracts
• Complete the purchase
• Register you as the new owner

The total cost will depend on the property and the complexity of the transaction.

Conveyancing Costs When Selling a House

Selling a property also involves conveyancing. Your conveyancer will normally:

• Obtain your property information
• Review the property's title
• Prepare the contract documentation
• Provide information to the buyer's conveyancer
• Deal with enquiries
• Liaise with your estate agent
• Deal with your mortgage lender if you have an outstanding mortgage
• Arrange completion
• Repay the mortgage where applicable
• Transfer the balance of funds to you

Selling a property can involve fewer searches than buying, but the total cost will depend on the circumstances and the services required.

The Law Society recommends checking what you will have to pay if a sale does not proceed, as some firms may charge for work already carried out.

Freehold Conveyancing Costs

Freehold conveyancing is generally more straightforward than leasehold conveyancing because you are normally purchasing the property and the land on which it stands. However, the cost can still vary depending on the property and transaction.

Your conveyancing quote may include:

• Legal fees
• Searches
• Land Registry fees
• Bank transfer fees
• Mortgage work
• Other necessary disbursements

A freehold property does not automatically mean that your conveyancing will be cheaper, so it is still important to compare the complete quote.

Leasehold Conveyancing Costs

Leasehold conveyancing can be more complicated than freehold conveyancing, and this can result in additional legal work and costs.

Your conveyancer may need to investigate:

• The length of the lease
• Ground rent
• Service charges
• Buildings insurance
• Restrictions contained within the lease
• The freeholder
• The managing agent
• Planned major works
• Transfer or notice fees
• Other lease conditions

As a result, leasehold conveyancing fees can be higher than freehold conveyancing fees.

When comparing quotes, check whether the quotation specifically includes leasehold work and what additional charges could apply.

What Is Included in a Conveyancing Quote?

This is one of the most important questions to ask.

Two conveyancers could advertise very different headline prices while offering broadly similar services, or one could have additional charges that aren't immediately obvious. A conveyancing quote should make it clear what you are paying for. Look for:

Legal fee

The amount charged by the solicitor or conveyancer for carrying out the legal work.

VAT

Check whether VAT is included in the quoted price.

Searches

Check which searches are included and whether the quote is based on a fixed search package or estimated search costs.

Land Registry fees

Check whether the applicable Land Registry fees have been included.

Mortgage work

If you are using a mortgage, check whether acting for your lender is included.

Leasehold supplement

If you are buying or selling a leasehold property, check whether additional leasehold charges apply.

Telegraphic/electronic transfer fees

Check whether fees for transferring completion money are included.

Other additional fees

Check whether there are additional charges for matters such as:

• Gifted deposits
• Help to Buy or Lifetime ISA requirements
• Shared ownership
• New-build properties
• Trust arrangements
• Unregistered properties
• Complex titles
• Additional bank transfers
• Expedited transactions

The precise additional charges vary between conveyancers.

Are Cheap Conveyancing Quotes Really Cheaper?

Searching for cheap conveyancing quotes is understandable - moving home is expensive enough without paying more than necessary.

However, the cheapest headline price isn't necessarily the cheapest overall conveyancing service.

A quote of £795 may initially look better than a quote of £1,200, but if the first quote excludes several charges that are included in the second, the final price could be very different.

When comparing cheap conveyancing quotes, check:

The best comparison is therefore not simply "who is cheapest?"

It is: "What will my total cost be, and exactly what am I getting for that price?"

How Can I Find Cheap Conveyancing?

One of the simplest ways to potentially reduce the cost of conveyancing is to compare quotes from different providers before instructing a solicitor or conveyancer.

MoneyHelper recommends obtaining quotes from several firms and checking that the quotes break down the total cost, including VAT.

Comparing quotes can help you identify:

• Different legal fees
• Different search costs
• Different additional charges
• Different leasehold fees
• Different mortgage fees
• Different fees if the transaction falls through

Conveyancing Network is designed to make this process easier by helping property buyers and sellers obtain conveyancing quotes.

What Other Costs Will I Have When Buying a Property?

Your conveyancing bill isn't necessarily the only cost associated with buying a property. Depending on your circumstances, you may also need to budget for:

Stamp Duty Land Tax

If you are buying property in England, you may have to pay Stamp Duty Land Tax (SDLT). The amount depends on factors including the property's purchase price, whether you are a first-time buyer, whether you already own another property and whether other rules or reliefs apply. SDLT is separate from your conveyancing legal fee.

Survey

You may choose to have a survey carried out on the property.

Mortgage costs

Depending on your mortgage, there may be arrangement, valuation or other lender charges.

Removal costs

You'll also need to consider the cost of moving your belongings.

Estate agent fees

When selling a property, the seller will normally have agreed estate agency fees with their estate agent.

Does the Property Price Affect Conveyancing Costs?

Sometimes.

Some conveyancers charge a fixed fee, while others may calculate some or all of their fees differently. The cost can also increase where a transaction is more complex, for example additional work may be required for:

• High-value properties
• Leasehold properties
• New-build properties
• Shared ownership
• Help to Buy or Lifetime ISA transactions
• Unregistered properties
• Multiple owners
• Trust arrangements
• Properties with complex titles
• Commercial or mixed-use property

This is why providing accurate information when requesting a conveyancing quote is important.

Does Leasehold Cost More to Convey?

It can.

Leasehold transactions can involve additional legal work because your conveyancer needs to review the lease and information provided by the freeholder or managing agent. Additional fees can potentially apply for:

• Leasehold legal work
• Management packs
• Notices
• Deeds of covenant
• Certificate of compliance
• Transfer fees
• Other lease-specific requirements

Always check whether these costs are included in your quotation.

Do I Have to Pay Conveyancing Fees If My House Sale Falls Through?

This depends on the terms offered by your conveyancer.

Some firms may charge for work already carried out if a transaction does not complete, while others may offer different arrangements. Before instructing a conveyancer, check: "What will I have to pay if my purchase or sale falls through?"

The Law Society specifically recommends checking the costs payable if a sale does not go through.

How Can I Compare Conveyancing Quotes?

When comparing conveyancing quotes, don't compare the headline legal fee alone. Instead, compare the total estimated cost and what is included.