Understand your solicitors conveyancing quote.

When choosing a conveyancing solicitor, it is sensible to compare more than one quote. Price matters, but it should not be the only factor. The cheapest quote may not provide the best service, and some low headline prices can increase once additional charges are added.

A good conveyancing quote should explain what work is included, what is excluded, what disbursements are payable, whether VAT is included, and whether extra fees may apply if the transaction becomes more complicated.

What Is Conveyancing?

Conveyancing is the legal process of transferring ownership of property. It can include buying, selling, remortgaging, transferring equity, lease extensions, new-build purchases, shared ownership, buy-to-let purchases and leasehold transactions.

The work usually involves checking title, reviewing contracts, raising enquiries, dealing with searches, reporting to the client and lender, exchanging contracts, completing the transaction and registering ownership at HM Land Registry.

Legal Fees

Legal fees are the solicitor's or conveyancer's own charges for carrying out the work. Many residential conveyancing firms charge a fixed fee based on the property value, transaction type and complexity.

Some firms may charge more for leasehold property, new-build property, shared ownership, Help to Buy or Lifetime ISA work, gifted deposits, unregistered land, bridging finance, company purchases, auction purchases or urgent deadlines.

Fixed Fee or Hourly Rate?

Most residential conveyancing is quoted on a fixed-fee basis. This gives buyers and sellers more certainty about cost.

An hourly-rate arrangement may be less predictable. If a quote is not fixed, ask for a clear estimate of what could increase the cost, and how you will be told before further charges are incurred.

Check What Is Included

Not all conveyancing quotes are presented in the same way. Some firms include most routine work in one legal fee. Others show a lower base fee and add separate charges for tasks such as acting for the lender, bank transfers, identity checks, completing Stamp Duty forms, leasehold supplements, file storage or electronic onboarding.

Before instructing a solicitor, ask whether the quote is the total legal fee for a standard transaction and what circumstances could lead to extra charges.

Common Additional Legal Charges

Additional charges may apply for bank transfers, ID verification, acting for a mortgage lender, leasehold work, management pack review, gifted deposits, declarations of trust, unregistered title, new-build contracts, shared ownership, Help to Buy redemption, Lifetime ISA withdrawals, expedited completion, or dealing with title defects.

These charges are not necessarily unreasonable, but they should be clearly disclosed so that quotes can be compared fairly.

No Move, No Fee

Some firms offer a "no move, no fee" arrangement. This usually means the firm will not charge some or all of its legal fees if the transaction falls through.

Check the details carefully. Disbursements already paid, such as searches, may still be payable. The arrangement may also exclude certain types of transactions or work already completed.

Disbursements

Disbursements are payments made to third parties as part of the transaction. These are usually passed on to the client.

Common disbursements include search fees, Land Registry fees, bankruptcy searches, Land Registry priority searches, management pack fees, notice fees, deed of covenant fees, certificate of compliance fees and Stamp Duty Land Tax where payable.

Searches

Searches help identify risks affecting the property. A standard purchase will often include a local authority search, drainage and water search and environmental search.

Depending on the property location, additional searches may be needed, such as mining, flood, chancel repair, commons registration, planning, highways, coal, tin, brine or other location-specific searches.

Why Searches Matter

Searches are designed to identify issues that may affect value, mortgageability or future use of the property. They can reveal planning matters, building regulation records, road adoption, drainage, flood risk, contamination, mining risk and other local issues.

If you are buying with a mortgage, the lender will usually require searches or acceptable search insurance. Cash buyers should still consider searches carefully before deciding to proceed without them.

Land Registry Fees

When a property is bought or transferred, the change of ownership usually needs to be registered at HM Land Registry. The fee depends on the type of application, value of the property and whether the application is submitted electronically or by post.

HM Land Registry publishes current registration fees online. Buyers should check that the correct fee scale has been used in the quote.

Stamp Duty Land Tax

Stamp Duty Land Tax, known as SDLT, may be payable when buying property in England or Northern Ireland. Different property taxes apply in Scotland and Wales.

For residential property in England and Northern Ireland, SDLT is charged in bands. This means different rates apply to different portions of the purchase price. The rules can also differ for first-time buyers, additional properties, companies, non-UK residents and mixed-use property.

First-Time Buyers

First-time buyer relief may reduce the SDLT payable. Under the current GOV.UK guidance: eligible first-time buyers pay no SDLT on the first £300,000, and 5% on the portion from £300,001 to £500,000. If the purchase price is over £500,000, first-time buyer relief cannot be claimed.

Buyers should check eligibility carefully, especially where buying jointly, previously owning property abroad, using a trust, or buying with someone who is not a first-time buyer.

Additional Properties

Higher SDLT rates may apply when buying an additional residential property, such as a second home or buy-to-let property.

These rules can be complex, particularly where spouses, civil partners, replacement main residences, inherited interests, overseas property or company ownership are involved. Advice should be taken before exchange if there is any doubt.

Leasehold Purchases

Leasehold conveyancing is usually more complex than freehold conveyancing. The solicitor must review the lease, ground rent, service charges, management company, insurance, repair obligations, restrictions, reserve funds, planned works and lease length.

Leasehold quotes may include extra legal fees and additional disbursements, such as management pack fees, notice of transfer fees, notice of charge fees, deed of covenant fees or certificate of compliance fees.

New-Build Purchases

New-build purchases often involve tight reservation deadlines, developer contracts, planning documents, building warranties, roads and sewers agreements, estate rentcharges, management companies and long-stop completion dates.

Because new-build contracts can be more complex, conveyancing quotes may be higher than for a standard freehold purchase.

Mortgage Lender Requirements

If you are buying with a mortgage, the solicitor will usually also act for the lender. The lender may require specific searches, title checks, reports and undertakings before funds are released.

Check that the solicitor is on your lender's panel. If they are not, the lender may appoint a separate solicitor, which can increase cost and delay.

Transparency Rules

SRA-regulated firms that publish residential conveyancing services must provide price and service information in accordance with transparency rules. This should help clients understand likely costs and compare firms more easily.

Price information should still be checked carefully because every transaction is different, and online examples may not cover complications specific to your property.

Service, Communication and Timescales

Cost is important, but service matters. Ask who will handle your file, whether they are a solicitor, licensed conveyancer, legal executive or case handler, how often you will receive updates, and how you can contact them.

Poor communication can cause delay and frustration. A slightly higher quote may be worthwhile if the firm offers clearer service, experienced staff and better case management.

Estate Agent Recommendations

Estate agents often recommend conveyancers, but buyers and sellers are free to choose their own solicitor. Some recommendations may involve referral fees.

A referral fee does not automatically mean the solicitor is unsuitable, but you should still compare service, cost, independence and experience before instructing.

Questions to Ask Before Instructing

Ask whether the quote is fixed, whether VAT is included, what disbursements are expected, what extra fees may apply, whether the firm is on your lender's panel, who will handle the file, how updates are provided, and what happens if the transaction falls through.

For a leasehold, new-build, shared ownership, or buy-to-let property, ask whether the quote includes the additional work required for that type of transaction.

When Legal Advice May Be Needed

Legal advice may be particularly important where the property is leasehold, unregistered, newly built, affected by restrictive covenants, subject to a flying freehold, bought at auction, purchased with gifted funds, bought through a company, or affected by title defects, planning issues, boundary disputes or building safety concerns.

A conveyancing solicitor can advise on title, contracts, searches, mortgage conditions, lease terms, enquiries, SDLT, completion, registration and risks before exchange of contracts.

Current Position

When comparing conveyancing quotes, look at the total cost rather than the headline legal fee. Check legal fees, VAT, disbursements, SDLT, Land Registry fees, search costs and possible extras.

Price is important, but it should be balanced against experience, communication, lender panel status, transaction type and the quality of the advice provided before you commit to a purchase or sale.

Disclaimer

Solicitors.com is not a firm of solicitors and does not provide legal advice, conveyancing services or tax advice. The information on this page is for general guidance only. It should not be relied upon as a substitute for advice from a regulated solicitor, licensed conveyancer, tax adviser or other qualified professional. Conveyancing law, SDLT rates, Land Registry fees and professional rules can change, and how the law applies will depend on the facts of each case.

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