Guide to the essentials of conveyancing fees

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What are conveyancing costs?

Conveyancing costs are the fees that a lawyer receives to oversee a property purchase or sale.

In most situations, we would recommend you work with a professional conveyancer to ensure the sales process runs smoothly. You’ll also minimize the risk of costly blunders.

A DIY approach is seldom suggested.

The conveyancing fee is broken down into two parts:

  1. All of the legal aspects of the transaction, as opposed to simply advocating for you;
  2. The disbursements, or third-party expenses incurred throughout the sale.

If there are any further conveyancing hassles, it’s a good idea to factor them in as well.

How much do conveyancing expenses run?

Shopping for the finest conveyancer may seem difficult when you have so many businesses to choose from.

Finally, the cost you pay is frequently determined by:

  • Whether you’re employing a licensed conveyancer or a non-licensed solicitor, the final cost will be approximately the same.
  • If you’re using an online conveyancer. While these firms usually charge less, they have been observed to provide lower service levels;
  • You’ll have to pay a premium for coverage, which is determined by location and property value. Larger homes in more prosperous regions typically require greater premiums from buyers and sellers;
  • Where the conveyancer is based. The fees tend to get cheaper as you go north;
  • The number of purchases examined in the prior year, and whether they were part of a chain;
  • If you’re buying or selling a leasehold property, the costs will be higher due to the extra inspections.
  • The conveyancer may raise the cost to handle secured debts returned from the sale, deal with the extra queries, and other difficulties if you’re purchasing or selling a shared-ownership property. Similarly, if you’re purchasing a property from the council (under Right to Buy), most conveyancers will want a greater fee; Whether the deposit is partially funded by the Help to Buy scheme or a financial gift. Here, the extra checks and legal processes will be chargeable;
  • If you’re buying or selling new construction, additional checks may be necessary (particularly the surrounding property), therefore the conveyancer fees more;
  • If the conveyancer or conveyancing solicitor is not on the standard mortgage lender’s panel, additional costs are likely to be incurred;
  • Is the transaction a cash sale? The conveyancer would not have to handle drawing down mortgage finance in this case, so they would be less expensive.

When it comes to window tinting, we think that a mid-range offering is ideal for most situations. With this in mind, however, we recommend finding a balance between excellent quality service and a fair price.

The Most Costly Conveyancing Fees

Each year, Property Solvers interviews a random sample of 100 conveyancers and conveyancing solicitors in England and Wales to determine where their typical fees are.

Please be aware of the following things::

  • We consulted with a wide range of individuals around the country.;
  • When we calculated the tax on an investment property that was being redeemed (or paid off), or when we assumed a mortgage was used to buy a home;
  • The typical value of a property was never more than £450,000 (for both purchase and sale);
  • The maximum remortgage level allowed on existing inventory was £315,000.;
  • Researchers from the Property Solvers firm didn’t look to see whether the conveyancers were listed on conventional mortgage lenders’ panels.;
  • The usual fees did not include disbursements and other charges.

How to Choose the Best Value Conveyancer

With any service, you’ll almost always pay for what you get.

Cheaper services frequently disappoint clients by failing to give them adequate care and attention.

Conveyancers usually charge a fixed price, which is paid only when the transaction is completed. Some, on the other hand, may demand a percentage of the selling price (usually around 25 to 30%). This money generally goes towards managing the case’s ongoing expenses rather than profit for the business as a whole.

Finally, be sure to obtain the total sum (including disbursements) in writing and up-front.

Here are a few pointers for locating a reputable business at a reasonable price…

  • Make sure you shop around and get a feel for the conveyancing market before making your final decision.
  • Talk to people you know and trust.;
  • Get in touch with your mortgage broker, bank manager, or Independent Financial Advisor (IFA).
  • Check out review sites like Trust Pilot, Feefoo, and Google Reviews to see what others are saying.;
  • If you don’t want to deal with the task, contact your estate agent or property buying firm. We work with reasonably-priced conveyancing partners at Property Solvers that we have worked with for nearly two decades.

If you’re still unconvinced, you may always call the business and talk to a representative.

Conveyancer Tips and Questions to Ask

Here are some good questions to be asked:

  • Simply put, how much will they charge? Confirm any additional fees, known as disbursements, so you’re not caught off guard. Solicitors must for example pay up-front for things like Land Registry checks and searches.;
  • Do they provide a complete explanation of both the fixed and fluctuating costs? Hiding anything isn’t their goal; rather, they want you to understand what you’re getting into;
  • Is the cost VAT inclusive?
  • Will there be a fee-only after the transaction is completed (no sale, no fee)? If the conveyancer insists on payment up-front (excluding for disbursements), make sure that this money will be held in the firms’ ‘escrow’ or ‘client’ account. Check to see whether you’ll get your cashback if the deal;
  • When was the company founded?
  • Is the conveyancing company well-versed in dealing with more complicated issues?
  • What is the typical time it takes for your home to change hands / to complete? Can they provide evidence that they’ve met these deadlines in the past? Having a quick solicitor is critical, especially if you’re selling to a “we buy any house” firm like ourselves (we’ll pay your legal fees) or via an auction. Make sure the conveyancer can work to specific deadlines if you’re selling.
  • Do they have a deadline for exchange or completion of your sale?
  • Are they on the panel of mortgage lenders that have been authorized? If they aren’t, you may end up spending more (as the solicitor will need to collaborate with another legal counsel);
  • Always double-check that the company you use is a member of the Law Society and the associated Law Society’s Conveyancing Quality Scheme. You should also verify information on the Solicitor Regulation Authority’s (SRA) website. Members of the Council for Licensed Conveyancers (CLC) must be licensed conveyancers.;
  • How will you communicate with them and keep them informed? You don’t want to receive automated replies all of the time, so if someone has to answer your questions, opt for it. At the same time, remember that they shouldn’t be bothered too frequently or they’ll lose interest in their job.;
  • Are their costs presented clearly in line with the SOLICITOR’S REGULATION AUTHORITY requirements?
  • What sort of tracking procedures do they have in place?
  • Would they be able to help you out of hours (evenings, weekends)?
  • Will you designate one point of contact who will handle any difficulties they encounter?
  • Who will respond to your questions if the person you normally deal with is not available (on vacation, off work)? How will they be informed?
  • What is the current volume of cases? It’s preferable to work with a company that isn’t overly busy so that your problem isn’t overlooked.;
  • Is it possible for you to manage all of the case developments from a distance? You don’t want to be in a position where you have to visit the conveyancer’s office unnecessarily.;
  • Is the conveyancer’s office located in a different city? We’ve found that solicitors (usually attorneys) who are based between offices and appear in court can be difficult to contact.;
  • Is there a cost for communicating with the lender and redeeming the mortgage when you make a mortgage-funded purchase? There should not be any additional costs since most individuals take out mortgages.;
  • Is the conveyancer ready to talk with your estate agent throughout the transaction? The agent can then assist you in pursuing any outstanding matters.;
  • How much more will they charge if you’re selling a leasehold property?
  • What would happen if the sale fell through? Although you will most likely be responsible for disbursement expenses, the conveyancer may charge you “abortive” fees.;
  • How much money does a conveyancer make? The seller is generally responsible for paying the fee (as well as the estate agency expenses). Typically, an invoice from the buyer’s conveyancer would be sent after completion.;
  • Does the conveyancing company have a procedure in place for dealing with complaints??


The majority of the cost goes towards the conveyancer’s time and effort, but there are also disbursements, which are extra expenditures.

The following are the administrative expenses or overhead charges associated with a house sale.

Most solicitors should charge you at a loss (i.e., not make any money). However, you may most likely pay for the disbursements in advance.

Find out more about conveyancing disbursements

The following are the most common ones. We’ve also marked whether the buyer or seller would be responsible:

Anti-Money Laundering (AML) Examinations

This entails an online validation to confirm your identity (which you’ll have to provide).

It’s important to emphasize that each owner requires its own AML assessment.

Deed / Plan of Registration (Register)

The Title Register (Deed) contains critical information about the property, such as ownership, limitations, notifications, and legal charges.

The Title Plan is a general representation of the property, defining its limits.

The conveyancer must obtain up-to-date official versions of these papers (known as “Office Copy Entries”) from the relevant authorities.

Check for fraudulent property claims

It’s always a good idea to double-check that something is genuine, especially if the organization in question will be part of the transaction.

If your conveyancer discovers prior fraud convictions on your record, alarm bells should go off.

Check for Fraudulent Bankruptcy

Your conveyancer may suggest that you do bankruptcy checks to make sure there are no issues, much like your attorney might.

We recommend that the conveyancer perform fraud and bankruptcy checks early in the process to avoid becoming too involved in the transaction.

The Searches

The buyer’s conveyancer performs a number of legal checks during a conveyancing search.

Boxes of mints are typically priced differently and are often grouped in groups.

Registered Owner & Property Tax Issues (Transferring Ownership)

There is a fee associated with transferring the property from the seller to the buyer.

This is the cost of your property, depending on its value and whether it’s new construction.

CHAPS Payments/Telegraphic Transfer (CHAPS) Fees

The buyer will have to transfer deposit funds (or the entire purchase price, in the case of a cash transaction) before exchanging contracts.

The CHAPS (Clearing House Automated Payment System) fee will usually apply to get everything done at once rather than in several payments.

With financed purchases, there will be additional transaction costs for money passing from the lender to the solicitor’s accounts and then to the seller’s account.

Pre-Completion Checking

The buyer will set the home on lockdown and conduct a thorough search, including an OS1 check to ensure that the seller has and will not face any fines.

Acquisitions with a Freehold Title Share

The conveyancer will need to work with the freeholder to include the buyer on the Memorandum of Association and Articles of Association since most freehold interests are held in limited companies.

Furthermore, a new share certificate will need to be created and submitted to Companies House.

Disbursements for Leaseholds

There are some extras that should be considered when selling a leasehold property, in addition to the usual legal costs and disbursements.

Leasehold Sale Package

The buyer’s conveyancer will need to request it from the freeholder and/or management company.

It will include crucial information about the lease, such as ground rent, service charges, management company data, annual accounts (for at least three years), sinking fund administration documentation, and so on.

Note that if the Ground Rent and Service Charges are collected by separate companies, additional leasehold sale packs will be necessary.

Notice Fee for Landlords

The freeholder will be notified of the transfer of ownership from one leaseholder to another, along with the registration of a charge (usually a mortgage) against the property.

Covenant Deed

This is a legal agreement that establishes the link between the leaseholder and the freehold management organization.

It generally necessitates a chain of background checks and confirmations regarding what may and cannot be included in the agreement.

Engrossment Fee for the Landlord

The freeholder or landlord may charge a fee to create a new lease, which the buyer will be responsible for.

Compiance Certificate

If there’s a limitation in favor of the freeholder or management company that prevents the buyer from becoming the new owner, this certificate is necessary.

A non-conformity letter is a document that confirms the buyer will be legally bound to the terms of the lease (including any conditions or restrictions).

It is the responsibility of the freeholder/management company to provide the Certificate of Compliance to the Land Registry. This will lift the restriction, allowing you to sell your property.

Transfer Fee Notice

The freeholder and management company may want confirmation of the new leaseholder’s details to ensure they’re aware of where to send future payment requests.

Charge Fee Notice

The freeholder may need proof of the mortgage or other legal obligations connected with the leasehold property.

The Costs of ‘Non-Standard’ Expenses

Extra costs may arise if the buyer’s conveyancer is required to perform additional functions that are not usual with a leasehold sale.

Extra demands for income statements or sinking fund details, checking lease renewals, charging orders, compliance with rent charges, several titles, title defects, and concerns surrounding common facilities are a few examples.

Additional Conveyancing-Related Expenses

There may be a few extra expenses to consider, particularly if the transaction is more difficult than usual.

In our experience, most conveyancers assume that there will be difficulties.

Nonetheless, it’s worth double-checking you have a solid grasp of what you’ll be paying before making a reservation.

Completion Delay

There may be an extra charge if the buyer or seller wants to extend the exchange and completion periods.

This is due to the fact that conveyancers frequently prefer to complete matters fully. There may be more time required to return to the case and finish it.

Involvement of the Guarantor

If the buyer has a guarantor mortgage, the conveyancer is likely to charge more.

The lender will contact the buyer’s conveyancer to supply a variety of information regarding the guarantor’s solvency.

Indemnity Insurance

The seller may demand that an indemnity insurance policy is in place if you’ve misplaced critical papers or there are unresolved legal difficulties (often dating back decades).

Property Registration Fee

If the land is unregistered with HM Land Registry, extra conveyancing work will be needed to establish or corroborate ownership.

If it’s a probate or inherited property, things might become difficult if you need to enlist the help of other departments or businesses.

Defective Title

If the conveyancer discovers an error or an item intentionally left off the title, it will need to be ‘fixed’ (legally speaking) before going any further with the transaction.

If there is a need for shared drainage, sewer, or roadway access, some examples may be as follows.

Acting for the Lender

There are certain lenders that will only work with particular conveyancing solicitors (usually those with a large number of partners).

In certain situations, conveyancers frequently collaborate with other specialists.

Many conveyancers will, in our experience, shoulder the additional expenses to keep your business.

Power of Attorney

If the transaction is being handled by a third party, such as a real estate agent or attorney, the conveyancers will incur an extra fee to complete any necessary documentation in advance of proceeding.

Declarations under the Statutory Framework

In most house transactions, this is unusual. If there is a new legal obligation that applies to the property that isn’t mentioned in the deed, it will have to be created.

The conveyancer will write a legally-binding document to match the specific situation.

Equity Transfer

There are times when sellers don’t want the money from a particular sale to go into their bank account right away.

They may be in the midst of paying off a mortgage or another debt. Others might wish to pay down a trust property or other asset.

Because there are extra-legal (and perhaps tax-related) processes, the conveyancer may charge more.


A trust may be used to handle properties, particularly for the purpose of preserving wealth over time.

If the conveyancer is working on a property that has been put up for sale from a trust, he or she may have to communicate with an attorney specializing in trusts.

Help to Purchase Scheme

Because of extra inspections and procedures required under this administration program, your lawyer may demand an additional fee.

Help to Buy ISA

If you’re using these funds to pay for the property, the conveyancer may charge you a fee.

Deposit for Gifted Depositors

Friends and family of the seller are generally responsible for covering part or all of the purchase price.

There are further anti-money laundering checks beyond the typical ones, as well as a legal obligation to establish that this cash is coming from a lawful source.

Solvency Declaration

This document confirms that the seller was not bankrupt if a property is sold at market value.

In this case, the buyer will be required to obtain a separate indemnity insurance policy.

Buying Rights

If you buy a home from the council, there are several procedures to follow that will raise the conveyancing fee.


Completion funds are sometimes kept back – perhaps for refurbishment work to be completed or an insurance claim to come through.

Because of this, certain situations need more documentation to keep the cash secure.


A restriction on the deed restricts how much you may sell, exchange, or give away the property.

There may be, for example, a limitation on how much the house may be sold or refinanced for.

The seller sends the buyer an RX1 form, which must also be sent back by the buyer with an RX4 form.

License Agreements

There may be times when the seller wishes to stay in the property following completion.

Purchasers who buy from a licensee acquire the same protection until this point.

It essentially provides the same rights to live in the property as a tenancy agreement for a shorter time.

Shared Ownership

Conveyancers may seek to charge more if you are buying or selling a shared property.

You’ll have to deal with the other ‘owner,’ as well as any secured liabilities, making it a substantial commitment.

Property Newly Built

With new construction purchases (buying a home directly from the developer or exchanging), it’s typically necessary for the conveyancer to make further inspections of the surrounding area, as well as the finished product and warranties, in order to catch any issues.

Ground rent and service charge costs have terrified many first-time leasehold property purchasers.

From the start, a competent conveyancer will alert you to any potential problems. They may, however, charge more for a more comprehensive look at your case.

Properties with Sitting Tenants

If you’re selling a tenanted property, the buyer’s conveyancer will need to confirm all of the required paperwork, including:

  • Assured Shorthold Tenancy (AST) agreements
  • Confirmation that the deposit has been correctly lodged at one of the three custodial schemes (Deposit Protection Service, Tenancy Deposit Scheme, or MyDeposits);
  • Take a look at previous rental receipts (typically from bank statements);
  • Checking for a gas, central heating, and electric system.

If the property is a House of Multiple Occupation, additional effort may be required.

Notices of Entry/Enforcement and Other Regulatory Notices

In case you own a new build or recently refurbished/extended home, it’s conceivable that the sale may be halted if there are indications that building laws were not followed.

If the buyer’s conveyancer has not responded in a timely manner, the seller will be responsible for resolving it. However, due to the investigative work required by the buyer’s conveyancer,

The Complex Chain

If there are several sales happening at the same time, the conveyancer may charge extra to cover the additional case management.

Working with Third-Party Solicitors

The external appraisal is only necessary if the sale of home necessitates external expertise beyond the competence of real estate law.

Sales on Wheel

If you need the conveyancer to hurry along with your case, they may charge extra.

We believe it’s best to avoid hiring this firm if you receive such a response to your first quote.

We’re prepared to pay an extra conveyancing fee in return for this sort of service, but we don’t do it for everybody. We cover our clients’ legal expenses with these sorts of transactions.

Insurance Providers

If you need to sell houses fast and don’t have the time to wait for potential purchasers, you may take out specific indemnity insurance policies to safeguard yourself from any negative situations that might come through.

The lender may also want you to furnish evidence of insurance if you don’t have the required building code certificates (for example, for the boiler or window installation).

Subordinate Issues or Structural Matters

If significant structural problems arise during the sale, both conveyancers will be required to work together to fix the problem.

Typically, the seller’s conveyancer would make sure that the problem is addressed and get a structural engineer’s report or similar study from a professional. The buyer’s conveyancer will then go through everything before moving forward.

The situation with Contaminated Land

This is a one-of-a-kind occurrence in the realm of residential property purchases, but if the land was previously polluted, some more conveyancing work may be required.

A buyer will want to know that there will be no future problems, especially when it comes to resale.

Issue with Bankruptcy

If there are any bankruptcy or insolvency-related notifications on the title, they must be removed.


If the seller has any mortgage arrears to deal with, additional conveyancing time may be needed.

The expenses will grow if the conveyancer has to appear in court to prevent repossession, but the amount of money owed will have a significant impact.

Storage Archiving

Conveyancers are required to keep all documentation related to the sale on file for 6 years. This is just in case any post-completion issues emerge.

There should be no extra charge for this, but it’s worth checking the initial quote.

Administrative Fees

You should not be charged for solicitor overheads such as photocopying, postage, and courier expenses. It’s also worth double-checking the start price to ensure there aren’t any hidden costs.

Costs for Professional Indemnity

This is a legal requirement for all conveyancers.

Again, this should not be charged to you and it’s worth doubting if you see it in the quotation.

Costs for Abortions

It’s also necessary to examine what expenses you’ll have to cover if the transaction fails or you back out.

Some may demand reimbursement for any disbursement expenses incurred (which we believe is reasonable). Others may ask for payment for the time they have invested working on your case.

You may want to get a Residential Abortive Transaction Insurance policy (RATI). You can claim back fees for various services, such as disbursements and conveyancing service charges, as well as survey and appraisal reports, mortgage arrangement costs, and other transactional expenses.

When purchasing, don’t forget to include the survey costs, stamp duty, estate agency fees, mortgage/broker charges, and moving expenses.


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