How much are the conveyancing fees going to be in 2026?
By Homey
•
26 Sept 2025
One of the most common questions on any home moving journey is: "How much are the conveyancing fees going to be?" or "What are the typical conveyancing fees?" It's a crucial part of your budget, but with so many variables, getting a clear answer can feel like an impossible task. This guide cuts through the confusion, giving you a straightforward look at the typical conveyancing fees in the UK for 2025, whether you're a first-time buyer, a seasoned seller, or juggling both.
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:
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).
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.
VI. Using Tools to Find Your Typical Cost
A. How Online Conveyancing Fee Calculators Work
The best way to get a realistic estimate is to use an online calculator. These tools ask for your specific details (property value, location, leasehold/freehold) and provide a personalised, itemised quote in seconds. This moves you from a vague average to a concrete estimate for your budget.
B. Benchmarking Your Quotes
Once you have a few quotes, compare them against the national and regional averages mentioned in this guide. This will help you identify if a quote is fair, suspiciously cheap, or overly expensive. A good quote will have a legal fee that aligns with the average and will be completely transparent about the cost of all third-party disbursements.
VII. How Homey Can Help You
At Homey, we understand that the conveyancing process can be daunting. That's why we've leveraged technology to make it as smooth and stress-free as possible. Our platform allows you to manage your entire conveyancing journey digitally, from start to finish.
We offer:
Free Consultation: We provide a complimentary consultation where our experts help you understand the conveyancing process, identify your specific needs, and assist you in finding and choosing the right conveyancer for your property type and situation.
Digital Workflow: Our intuitive online portal allows for secure document exchange, real-time updates, and easy communication with your chosen conveyancer, all from the comfort of your home.
Expert Guidance: Beyond just connecting you with a conveyancer, Homey acts as your advocate, guiding you through each step of the process and representing your interests to ensure a transparent and efficient transaction. We're here to answer your questions, clarify complex legal jargon, and keep your purchase on track.
Streamlined Communication: Say goodbye to endless phone tag and email chains. Our platform centralises all communication, making it easy to stay informed and address any queries promptly.
With Homey, you're not just getting a digital service; you're gaining a partner dedicated to making your homeownership dream a reality with confidence and ease.
