How much does conveyancing cost in the UK in 2026?

For a standard freehold transaction, total conveyancing costs typically fall between £1,200 and £2,500 for a buyer (legal fees, searches, Land Registry fees and disbursements, inc. VAT) and £900 to £1,800 for a seller. Leasehold sales and purchases add roughly £200–£400 on top.

What is the difference between a solicitor and a licensed conveyancer?

A licensed conveyancer is a specialist regulated by the Council for Licensed Conveyancers (CLC) who focuses solely on property transactions. A solicitor is regulated by the SRA and can handle a wider remit (e.g. probate, divorce). For a standard sale or purchase, both can do the job; conveyancers are often slightly cheaper, solicitors are sometimes preferred for unusual or contentious cases.

Are online conveyancers cheaper?

Yes — typically £200–£500 cheaper than a high-street firm, because they operate at higher volume with digital case management. The trade-off is usually less hand-holding and a more transactional service. For straightforward freehold purchases they're often excellent; for complex chains or unusual properties, weigh the savings against the support you'd want.

When do I pay conveyancing fees?

Most firms split payment: a small deposit (£200–£500) up front for searches, then the balance on completion. Many offer 'no sale, no fee' arrangements — useful if the chain falls through, though you'll usually still owe for searches already ordered.

Does conveyancing include Stamp Duty?

No. Stamp Duty Land Tax (SDLT) is a separate government tax that your conveyancer collects from you on completion and pays to HMRC on your behalf. Calculate yours on the official GOV.UK calculator .

Can I do my own conveyancing?

Technically yes, if you are buying with cash. In practice, almost no mortgage lender will accept a DIY conveyance — they require an SRA-regulated solicitor or CLC-regulated conveyancer on their approved panel. The savings (a few hundred pounds) are also small relative to the risk of getting something wrong on what is usually the largest transaction of your life.

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How much does conveyancing cost in the UK? (2026 guide)

2026 costs · plain-English

Last updated: 2 June 2026

Conveyancing is the legal work of transferring property from one owner to another. For a typical UK transaction in 2026, expect to pay £1,200–£2,500 as a buyer and £900–£1,800 as a seller, all-in. This guide breaks down every line.

Typical total cost

Most quotes you'll see are headline legal fees — the firm's own charge for doing the work. The real total includes searches, Land Registry charges, disbursements and VAT. Here's a representative 2026 breakdown for a standard freehold purchase at around £300,000:

Cost	Typical range	Notes
Legal fees (purchase)	£800–£1,500 + VAT	The firm's fixed fee for handling the transaction.
Local authority search	£150–£350	Reveals planning permissions, road schemes, enforcement notices.
Drainage & water search	£50–£80	Confirms how the property is connected to mains.
Environmental search	£30–£60	Flags flood risk, contaminated land, radon.
Chancel repair indemnity	£20–£50	Insurance against rare ancient church-repair liabilities.
Bankruptcy & priority search	£5–£10	Land Registry checks pre-completion.
Land Registry registration	£20–£455	Banded by property value — £150 is typical for a £200k–£500k home (e-DRS).
Anti-money-laundering / ID	£10–£30	Identity verification, electronic checks.
CHAPS / telegraphic transfer	£25–£50	Same-day bank transfer to send the money on completion.
VAT	20% on legal fees	Applied to the firm's own charges and some disbursements.

Selling is cheaper because there are no searches (the buyer pays for those) and no Land Registry registration. Expect £700–£1,300 in legal fees + VAT, plus around £6 for office-copy entries from the Land Registry. If you're selling leasehold, add £200–£400 for management-pack fees from the freeholder or managing agent.

Buying vs selling

Conveyancing splits down the middle: the buyer's solicitor does most of the heavy lifting (raising enquiries, running searches, drafting the transfer), and the seller's solicitor replies, drafts the contract pack and discharges any existing mortgage. If you're doing both at once — selling one home to buy another — you'll pay both sets of fees, but many firms offer a discount of £100–£200 on the combined instruction.

Solicitor vs licensed conveyancer

Both are regulated and both can complete a standard sale or purchase.

Solicitors are regulated by the Solicitors Regulation Authority (SRA) and can handle the wider legal picture — useful if your move is tangled up with divorce, probate or trust law.
Licensed conveyancers are regulated by the Council for Licensed Conveyancers (CLC) and specialise only in property. They're often a little cheaper and, because property is all they do, frequently more responsive.

For a vanilla freehold purchase, the choice barely matters. For anything unusual — restricted-title properties, contentious neighbour issues, leasehold extensions running in parallel — a solicitor is the safer pick.

Online vs high-street

Online conveyancers run higher volumes through digital case-management software and pass some of the saving on — expect to pay £200–£500 less than a comparable high-street firm. The trade-off is usually communication: less hand-holding, more email, and the partner you signed up with may not be the case-handler you actually speak to.

For first-time buyers or anyone who wants reassurance through every step, a local firm you can walk into is worth the extra spend. For experienced movers buying a standard freehold, online firms are often genuinely excellent value.

Hidden costs to watch for

Tiered legal fees. Some firms quote a base fee that scales with the property price — fine at the bottom of the market, painful at the top. Always ask for a single all-in price.
"Extra" disbursements bolted on later. Indemnity policies, leasehold management packs, expedition fees. Reputable firms list these up front; cheaper online quotes sometimes hide them.
Mortgage admin fees. Some firms charge £75–£150 for "acting for the lender" on top of their main fee — even though both parties usually use the same firm.
Help-to-Buy or shared-ownership supplements. Common for new-build, often £200–£300 extra. Worth budgeting.
"No sale, no fee" caveats. Usually genuine for legal fees, but you'll still owe for any searches already ordered (£200–£400 if you've gone past that stage).

How to save money on conveyancing

Get at least three quotes. Quote-comparison services can save 30%+ in a few minutes by putting firms in competition. Look at the all-in total, not just the legal-fees line.
Ask for "fixed fee, no hidden extras" in writing. Any reputable firm will commit to this.
Bundle buying and selling. Most firms discount £100–£200 if you instruct both sides with them.
Decline the chancel-repair indemnity if the property isn't near a medieval parish church — the risk is microscopic and it's a pure upsell in most cases.
Ask about "no sale, no fee". If your chain looks fragile, this is worth having even at a slightly higher headline fee.

Frequently asked questions

How much does conveyancing cost in the UK in 2026?: For a standard freehold transaction, total conveyancing costs typically fall between £1,200 and £2,500 for a buyer (legal fees, searches, Land Registry fees and disbursements, inc. VAT) and £900 to £1,800 for a seller. Leasehold sales and purchases add roughly £200–£400 on top.
What is the difference between a solicitor and a licensed conveyancer?: A licensed conveyancer is a specialist regulated by the Council for Licensed Conveyancers (CLC) who focuses solely on property transactions. A solicitor is regulated by the SRA and can handle a wider remit (e.g. probate, divorce). For a standard sale or purchase, both can do the job; conveyancers are often slightly cheaper, solicitors are sometimes preferred for unusual or contentious cases.
Are online conveyancers cheaper?: Yes — typically £200–£500 cheaper than a high-street firm, because they operate at higher volume with digital case management. The trade-off is usually less hand-holding and a more transactional service. For straightforward freehold purchases they're often excellent; for complex chains or unusual properties, weigh the savings against the support you'd want.
When do I pay conveyancing fees?: Most firms split payment: a small deposit (£200–£500) up front for searches, then the balance on completion. Many offer 'no sale, no fee' arrangements — useful if the chain falls through, though you'll usually still owe for searches already ordered.
Does conveyancing include Stamp Duty?: No. Stamp Duty Land Tax (SDLT) is a separate government tax that your conveyancer collects from you on completion and pays to HMRC on your behalf. Calculate yours on the official GOV.UK calculator.
Can I do my own conveyancing?: Technically yes, if you are buying with cash. In practice, almost no mortgage lender will accept a DIY conveyance — they require an SRA-regulated solicitor or CLC-regulated conveyancer on their approved panel. The savings (a few hundred pounds) are also small relative to the risk of getting something wrong on what is usually the largest transaction of your life.

Sources & further reading

Land Registry fees (Schedule 1, Land Registration Fee Order): gov.uk
Stamp Duty Land Tax calculator: tax.service.gov.uk
Solicitors Regulation Authority — find a solicitor: sra.org.uk
Council for Licensed Conveyancers — find a CLC firm: clc-uk.org
Our companion guides: house survey costs · cost of moving home (full overview)

This guide is general information, not legal or financial advice. Conveyancing fees vary by firm, region and property; always get a written quote before instructing. Figures reflect typical 2026 market ranges and are reviewed periodically.