Property Law
Conveyancing Solicitor Fees 2026: £800 to £2,500 UK Guide
Updated July 2026. Current average fees, Land Registry tiers, and a full comparison of online vs high street conveyancing costs.
Buying: Full Cost Breakdown
| Cost Item | Low Estimate | High Estimate | Notes |
|---|---|---|---|
| Solicitor/conveyancer fee | £800 | £1,800 | Varies by property price and location |
| Local authority searches | £200 | £350 | Varies by council |
| Land Registry fee | £100 | £500 | Tiered by property price |
| Bank transfer (CHAPS) fee | £40 | £50 | Charged per transfer |
| AML/ID verification | £10 | £25 | Anti-money laundering checks |
| Environmental search | £45 | £80 | Flood risk, contamination checks |
| Drainage search | £50 | £80 | Water and sewerage checks |
| Total (excl. stamp duty) | £1,245 | £2,885 | Before stamp duty land tax |
Land Registry Fees by Property Price (2026)
| Property Price | Electronic Registration | Paper Registration |
|---|---|---|
| Up to £80,000 | £20 | £45 |
| £80,001-£100,000 | £40 | £95 |
| £100,001-£200,000 | £100 | £230 |
| £200,001-£500,000 | £150 | £330 |
| £500,001-£1,000,000 | £295 | £655 |
| Over £1,000,000 | £500 | £1,105 |
Selling: Full Cost Breakdown
| Cost Item | Typical Cost | Notes |
|---|---|---|
| Solicitor/conveyancer fee | £600-£1,200 | Selling is simpler than buying |
| Title deeds from lender | £0-£50 | Some lenders charge for releasing deeds |
| Bank transfer fee | £40-£50 | For transferring proceeds to you |
| Leasehold management pack | £200-£400 | Leasehold properties only |
| Total (typical freehold) | £640-£1,300 | Leasehold add £200-£400 |
Leasehold properties incur additional costs for the freeholder management pack, ground rent checks, and lease extension queries. Properties with short leases (under 80 years) can add significant complexity and cost. Always confirm the total cost with your solicitor upfront before agreeing terms.
Online Conveyancing vs High Street Solicitor
| Factor | Online Conveyancer | High Street Solicitor |
|---|---|---|
| Typical buying fee | £600-£1,000 | £1,000-£1,800 |
| Typical selling fee | £500-£850 | £800-£1,400 |
| Average transaction time | 8-12 weeks | 10-16 weeks |
| Communication | Email / online portal | Phone, email, in-person |
| Best for | Chain-free standard purchases | Complex transactions, chains |
Regional Conveyancing Costs
| Region | Avg Buying Fee | Avg Selling Fee |
|---|---|---|
| London | £1,500-£2,500 | £1,200-£1,800 |
| South East | £1,200-£2,000 | £900-£1,400 |
| Midlands | £900-£1,500 | £750-£1,100 |
| North of England | £800-£1,300 | £600-£950 |
| Wales | £800-£1,400 | £650-£1,000 |
| Scotland | £1,000-£1,600 | £750-£1,100 |
From the regional average to the firms behind it
The bands above are what conveyancing costs across a region. To see who is actually charging them where you are buying, our register lists all 8,850 SRA-authorised firms across 307 local authority districts, 3,450 of which report residential property work to the regulator. Of those, 743 publish a conveyancing price page we have read and verified, so you can compare a real figure against the band above before you contact anyone.
Stamp Duty Land Tax (SDLT) is the biggest additional cost for buyers in England. On a £300,000 purchase the SDLT is £5,000. First-time buyers pay less. Calculate your exact liability at stampdutyrate.com.