How much are the conveyancing fees going to be in 2026?

I. What are Typical Conveyancing Fees to consider?

A. An Introduction to the Average Cost

Think of the "average cost" as a ballpark figure. For a standard freehold property transaction in the UK in 2026, you can generally expect total conveyancing costs to be between £1,100 and £1,600. However, this is just a starting point.

B. The Two Main Components of the Bill

Every conveyancing bill is split into two parts:

1. The Average Legal Fee: This is the conveyancer's charge for their time and expertise. For a standard transaction, a typical legal fee in 2025 ranges from £800 to £1,500 (+VAT).

2. Standard Disbursements: These are fixed, third-party costs that the conveyancer pays on your behalf. These are non-negotiable and include things like property searches and Land Registry fees.

Read more about what you need to know about the conveyancing fees in our Complete Guide to Conveyancing Fees!

C. Key Factors That Determine the Final Cost

The national average can shift significantly based on:

• Property Value: Higher-priced homes mean more risk and higher Land Registry fees, increasing the total cost.

• Location: Fees are often higher in London and the South East compared to other regions like Wales or the North of England.

• Property Type: A leasehold property (like a flat) involves significantly more legal work than a freehold house, which will increase the legal fee.

II. Calculating Conveyancing Cost for Buying a House

A. The Average All-In Cost for Buying a Home

For a standard freehold purchase in 2026, the average all-in conveyancing cost is approximately £1,500 - £1,800, excluding Stamp Duty.

B. Breakdown of a Buyer's Typical Bill:

• Average Legal Fee Range: £800 - £1,500 (+VAT)

• Standard Disbursement Costs:

  • Local Authority, Environmental & Water Searches: Typically £250 - £450 for the complete package.

  • Land Registry Fees: This is a mandatory fee to register you as the new owner. It's tiered by property value, ranging from £20 for properties under £80,000 to £500 for properties over £1 million (for electronic applications).

  • Bank Transfer Fees: A fee of £20 - £45 for sending the purchase funds on completion day.

C. A Note on Stamp Duty Land Tax (SDLT)

While Stamp Duty is often the single biggest expense for a buyer, it's a government tax, not a conveyancing fee. Your solicitor will collect this from you and pay it to HMRC on your behalf, but it is separate from their own charges for legal work.

III. Calculating Conveyancing Cost for Selling a House

A. The Average All-In Cost for Selling a Home

Selling is generally cheaper than buying. The average all-in cost for a standard freehold sale in 2025 is around £1,100 - £1,500.

B. Breakdown of a Seller's Typical Bill:

• Average Legal Fee Range: £800 - £1,500 (+VAT)

• Standard Disbursement Costs:

  • Official Copies of Title Deeds: A small but essential fee of £6 - £15 from the Land Registry to prove you own the property.

  • Bank Transfer Fees: A £20 - £45 fee to securely redeem (pay off) your existing mortgage.

C. The Leasehold Factor

If you are selling a leasehold property, you will need to purchase a Leasehold Management Pack from your freeholder or managing agent. This is a major variable cost and can add £300 to £800+ to your final bill.

IV. Calculating Conveyancing Cost for a Home Mover (Selling and Buying)

A. Calculating the Typical Cost of a Sale and Purchase

For those buying and selling simultaneously, the total average cost in 2026 is typically in the range of £2,500 - £3,500.

B. Is it Cheaper to Use the Same Conveyancer?

Almost always, yes. Most law firms offer a discount on their total legal fee when you instruct them for both your sale and purchase, as it streamlines the process for them.

C. A Combined View of Disbursements

As a mover, you will need to budget for the disbursements on both sides of the transaction: the small costs for your sale and the more substantial search and registration fees for your new purchase.

V. How Special Circumstances Affect the Average

The "average" figures apply to standard transactions. Costs will be higher for:

• Leasehold Properties: Expect an additional legal fee of £250 - £500 due to the extra complexity.

Shared Ownership & New Builds: These also require more extensive legal work and will typically incur a supplemental fee.