Surveys & legal

Conveyancing fees explained

Conveyancing fees are one of the larger costs of buying or selling a home, yet quotes can look wildly different because they bundle together two very different things: the conveyancer's own fee and the third-party disbursements they pay on your behalf. Understanding the breakdown helps you compare quotes properly and avoid nasty surprises. This guide explains what you pay, what is typical, and how to choose well.

Last reviewed 26 June 2026

In short

Conveyancing fees are the costs of the legal work involved in buying or selling a property. They split into two parts: the conveyancer's legal fee (their charge for the work, often around £800 to £1,500 for a purchase) and disbursements (third-party costs they pay for you, such as searches, HM Land Registry fees and bank transfer fees). For a purchase you also pay any stamp duty, which the conveyancer submits on your behalf. Total conveyancing costs for a typical purchase often land somewhere around £1,200 to £2,500 including disbursements but excluding stamp duty. Always compare quotes on a like-for-like basis and check whether the firm offers 'no completion, no fee'.

What conveyancing fees actually cover

Conveyancing is the legal process of transferring ownership of a property. Your conveyancer (a solicitor or licensed conveyancer) handles the contracts, carries out searches, raises and answers enquiries, deals with your mortgage lender, and manages exchange and completion.

A quote has two distinct elements. The first is the legal fee, which is what the firm charges for its time and expertise. The second is disbursements, which are payments the firm makes to third parties on your behalf, such as search providers and HM Land Registry. Disbursements are passed on at cost.

Because some firms advertise a low legal fee and then add the disbursements separately, the headline figure can be misleading. Always look at the total, all-in cost before comparing one quote with another.

Typical conveyancing costs for a purchase

Illustrative ranges; actual figures depend on the property, area and price.

Item	Typical cost	Type
Legal fee	£800 to £1,500	Conveyancer's charge
Search pack	£250 to £450	Disbursement
HM Land Registry fee	£20 to £500+ by price	Disbursement
Bank transfer (CHAPS) fee	£20 to £45	Disbursement
ID and AML checks	£10 to £40	Disbursement
Leasehold supplement (if applicable)	£150 to £400	Extra legal work
Stamp duty	Varies by price and nation	Tax, paid on your behalf

Stamp duty is separate from conveyancing fees but is usually paid through your conveyancer.

Common disbursements

Third-party costs your conveyancer pays for you:

Local authority, environmental and water and drainage searches.
HM Land Registry registration and official copy fees.
Bank transfer (CHAPS) fees for moving completion money.
Anti-money-laundering identity checks.
Leasehold management pack fees, on leasehold properties.
Stamp duty, where it applies, submitted on your behalf.

What can push fees higher

Some situations involve more legal work and cost more:

Leasehold properties, which need extra checks on the lease.
New-build purchases with developer contracts and deadlines.
Shared ownership or Help to Buy style arrangements.
Help with a gifted deposit or unusual source of funds.
Properties with title defects, missing rights or indemnity needs.
Help to Buy ISA or other scheme paperwork.

Look for 'no completion, no fee'

Many conveyancers offer 'no completion, no fee', meaning you do not pay their legal fee if the sale falls through. Note this usually does not cover disbursements already incurred, such as searches, which are paid to third parties and cannot be refunded.

Compare like-for-like quotes

A cheap headline legal fee can hide added charges for things like dealing with a lender, leasehold work or telegraphic transfers. Ask for a full, itemised quote that includes all disbursements, so you are comparing the true total rather than the advertised figure.

Common questions

How much are conveyancing fees?

The conveyancer's legal fee for a purchase is often around £800 to £1,500, with total costs including disbursements commonly around £1,200 to £2,500, excluding stamp duty. Costs vary with the property type, price and location.

What is the difference between fees and disbursements?

The legal fee is what the conveyancer charges for their work. Disbursements are third-party costs they pay on your behalf, such as searches, HM Land Registry fees and bank transfer fees, passed on to you at cost.

Are conveyancing fees different for leasehold?

Yes. Leasehold purchases involve extra work checking the lease, ground rent, service charges and management information, so conveyancers usually add a leasehold supplement, often £150 to £400 on top of the standard fee.

Do I pay conveyancing fees if the sale falls through?

It depends on the firm. Many offer 'no completion, no fee', which waives the legal fee if the transaction collapses. However, disbursements already paid to third parties, such as searches, are generally not refundable.

When do I pay conveyancing fees?

You usually pay some costs up front, such as searches, and the balance of the legal fee and remaining disbursements on completion. Your conveyancer will set out a completion statement showing exactly what is due and when.

Is a solicitor or licensed conveyancer better?

Both can handle a standard purchase. A licensed conveyancer specialises in property, while a solicitor can also advise on related legal matters. For complex transactions, the breadth of a solicitor may help; for straightforward ones, either is fine.

Are conveyancing fees cheaper online?

Online conveyancers can be cheaper, but service levels and communication vary. Weigh price against responsiveness and reviews, because delays from poor communication can cost you more than a small saving on the fee.

Does stamp duty count as a conveyancing fee?

No. Stamp duty is a tax, separate from conveyancing fees, though your conveyancer usually calculates it, submits the return and pays it from your completion funds on your behalf.

Sources

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