What you are paying a solicitor to do
Buying a home involves a surprising amount of legal work, and a conveyancing solicitor or licensed conveyancer carries it out on your behalf. They review the draft contract, check the legal title, order and interpret searches, raise enquiries with the seller's side, liaise with your mortgage lender, and handle the money at exchange and completion.
Their fee reflects that responsibility and expertise. A solicitor is regulated, insured and accountable, which matters when a single mistake on title or searches could cost you far more than the fee itself.
As with conveyancing quotes generally, the total you pay combines the solicitor's legal fee with disbursements they pay to third parties. Reading the breakdown is the key to comparing quotes properly.
Typical solicitor and legal costs for a purchase
Illustrative figures; the actual cost depends on price, location and property type.
| Item | Typical cost | Type |
|---|---|---|
| Solicitor's legal fee | £800 to £1,500 | Solicitor's charge |
| Searches | £250 to £450 | Disbursement |
| HM Land Registry fee | £20 to £500+ by price | Disbursement |
| Bank transfer (CHAPS) fee | £20 to £45 | Disbursement |
| Identity 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 |
Legal fees and stamp duty are separate; the solicitor submits and pays your stamp duty for you.
What affects the size of the fee
Several factors push solicitor fees up or down:
- Whether the property is leasehold (more checks) or freehold.
- Property value, which affects HM Land Registry fees.
- New-build purchases with developer contracts and tight deadlines.
- Shared ownership, Help to Buy or other scheme paperwork.
- A gifted deposit or unusual source of funds needing extra checks.
- Title problems requiring indemnity insurance or corrective work.
- Whether you are also using a mortgage, which adds lender work.
How to choose a conveyancing solicitor
A good firm saves you stress as well as money:
1. Get itemised quotes
Ask three firms for a full, all-in quote including every disbursement, so you compare true totals.
2. Check the lender panel
Make sure the firm is approved by your mortgage lender, or you may face extra fees or delays.
3. Read reviews
Look for feedback on communication and responsiveness, the biggest cause of frustration in conveyancing.
4. Ask about 'no completion, no fee'
Check whether the legal fee is waived if the purchase falls through, and what disbursements you would still owe.
5. Confirm how they communicate
Agree how and how often you will get updates, and who your point of contact is.
Solicitor vs licensed conveyancer
Both can legally handle your purchase. A licensed conveyancer specialises only in property, while a solicitor is qualified more broadly and can advise on related legal issues. For a standard purchase either is fine; for complex situations a solicitor's wider expertise can help.
The cheapest quote is not always the best value
A very low fee can mean high volumes, slow replies and hidden extras for tasks like dealing with your lender or leasehold work. Delays from poor service can cost you a mortgage offer or even a sale, so weigh price against responsiveness and reviews.