Everything you need to know about Conveyancing Fees
By Homey
•
26 Sept 2025
Navigating the world of property law can be daunting, and one of the biggest sources of confusion is often the cost. A "conveyancing quote" can seem like a complex puzzle of unfamiliar terms and figures. This guide is designed to demystify conveyancing fees, breaking down exactly what you're paying for, what influences the final bill, and how to compare quotes like a pro. Whether you're buying, selling, or moving, understanding the costs involved is the first step towards a transparent and stress-free transaction.
Part 1: The Fundamentals of Conveyancing Costs
I. Understanding a Conveyancing Quote
A. What Are Conveyancing Fees?
In simple terms, conveyancing fees are the total costs you pay to a legal professional to handle all the administrative and legal work involved in transferring property ownership from one person to another.
B. The Anatomy of Your Conveyancing Quote: Two Key Parts
Every conveyancing quote, and your final bill, is made up of two distinct parts:
The Legal Fee: This is what the solicitor or conveyancer charges for their professional time, expertise, and the work they do on your file. This is their fee for service.
Disbursements: These are third-party costs that your conveyancer must pay out to other organisations as a necessary part of the process. They are paying these on your behalf and will pass the cost directly on to you. Think of them as necessary expenses, like conveyancing search costs or Land Registry fees.
Understanding the difference between legal fees vs disbursements is the key to accurately comparing quotes.
C. Common Conveyancing Fee Structures Explained
Fixed Fee Conveyancing: This is the most common and popular model. The conveyancer quotes a single, fixed legal fee for the entire transaction. This gives you certainty and helps you budget effectively. Always check the terms to see what is included and what might be considered an "extra" if unforeseen complications arise.
No Sale, No Fee / No Move, No Fee: This is a guarantee offered by many firms. No sale, no fee conveyancing means that if your property transaction falls through for any reason before the exchange of contracts, you will not have to pay the conveyancer's legal fee. It's important to remember that you will still be liable for any disbursements that have already been paid out, such as the cost of property searches.
II. Factors That Influence Your Final Bill
The average conveyancing costs can vary significantly based on several factors:
A. Property Price and Value
Higher value properties often involve more risk and a greater level of indemnity insurance for the law firm, which can sometimes be reflected in a higher legal fee. Furthermore, Stamp Duty Land Tax and Land Registry fees are calculated based on the property's value.
B. Leasehold vs. Freehold
Selling or buying a leasehold property (like a flat, where you do not own the land it's on) is more complex than a freehold (like a house, where you own the land it’s built on). It involves extra legal work, such as reviewing the lease, liaising with a managing agent, and examining service charge accounts. This additional work means leasehold conveyancing fees are almost always higher than for a comparable freehold property.
C. Transaction Complexity
Issues like being in a long property chain, dealing with a shared ownership scheme, buying a new build property from a developer, or resolving a title defect will all require extra legal work, which can increase the overall cost.
Part 2: Tailored Cost Breakdowns for Your Situation
III. For the Home Buyer: A Checklist of Potential Costs
The conveyancing fees for buyers include the legal fee plus a number of significant disbursements.
A. Buyer's Legal Fee
B. Common Buyer Disbursements:
Property Searches: Essential checks with the Local Authority, Water & Drainage companies, and for environmental risks.
Stamp Duty Land Tax (SDLT): A government tax on property purchases. This is often the largest single cost for a buyer.
Land Registry Fees: A fee paid to the government to register you as the new legal owner of the property.
Bank Transfer (CHAPS) Fees: A fee charged by the bank (usually £25-£40) for securely sending the purchase money to the seller's conveyancer on completion day.
Additional Fees: Expect supplements for Help to Buy ISAs, gifted deposits, or the extra work involved in a leasehold purchase.
IV. For the Home Seller: A Checklist of Potential Costs
The conveyancing fees for sellers are typically lower as there are fewer disbursements.
A. Seller's Legal Fee
B. Common Seller Disbursements:
Official Copies of the Title Register & Plan: Proof of ownership obtained from the Land Registry (usually around £3-£6).
Bank Transfer (CHAPS) Fees: For sending the funds to redeem (pay off) your existing mortgage.
Leasehold Management Pack: If you are selling a leasehold property, you must purchase this pack of information from your landlord or managing agent. The cost can vary dramatically, from £150 to over £500.
Supplements: If there are issues with the property title that need to be resolved.
V. For the Home Mover (Buying & Selling): Understanding the Combined Costs
A. How Fees are Structured for a Linked Transaction:
When looking at conveyancing fees for moving house, most firms will provide a quote that details the costs for both the sale and the purchase. Many will offer a discount on their total legal fee for handling both transactions.B. A Combined View of Disbursements:
Your quote will list all the disbursements for both your sale (e.g., Title Copies) and your purchase (e.g., Searches, Land Registry fees), giving you a clear picture of the total third-party costs you will need to budget for.
Part 3: How to Be a Savvy Client
VI. Comparing Quotes and Avoiding Pitfalls
A. How to Compare Conveyancing Quotes Like-for-Like
To truly compare conveyancing quotes, you must insist on a fully itemised breakdown from each firm. Don't just look at the headline number. Compare the legal fee directly, and then check that the quoted costs for disbursements are similar.
B. Warning Signs: How to Spot Hidden Fees
Be wary of quotes that seem too good to be true. Look out for hidden conveyancing fees disguised as vague "admin charges," "postage fees," or extra charges for standard tasks like completing the Stamp Duty return. A transparent quote will have a comprehensive list with no surprises.
C. Why the Cheapest Quote Isn't Always the Best Value
The cheapest conveyancer is often overworked, leading to poor communication, frustrating delays, and a higher risk of your transaction falling through. Paying a fair price for an experienced, proactive, and communicative conveyancer is one of the best investments you can make for a smooth move.
VII. The Payment Timeline
A. Upfront Costs
You will typically be asked to pay a portion of the money up front. This is usually around £250-£400 to cover the cost of the property searches for a purchase, or simply as an "on account" payment to open your file.
B. Paying the Balance
The final bill, including the legal fee and all disbursements, is settled on the day of completion. Your conveyancer will provide a completion statement showing a full financial breakdown. For a buyer, this is paid from your mortgage advance and deposit. For a seller, it is deducted from the sale proceeds before the balance is sent to you.
VI. 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.
