Conveyancing Cost Calculator
Get an estimated breakdown of conveyancing costs when buying or selling a UK property. All figures are indicative — solicitor quotes vary.
Reviewed by Richard Ross · Last updated April 2026
How Conveyancing Cost Calculator works
What is conveyancing?
Conveyancing is the legal process of transferring property ownership. It covers title searches, draft contracts, enquiries, exchange of contracts, and completion. A solicitor or licensed conveyancer handles this.
Solicitor fees
Legal fees vary significantly by firm, location, and property type. Online/comparison conveyancers may charge £500–800 + VAT for a simple freehold purchase; local solicitors typically charge £900–1,800 + VAT. Leasehold properties, new builds, and higher prices increase fees.
Land Registry fees
HMLR charges a graduated fee to register the transfer of ownership. Online registration is discounted. The fee is based on property value and applies to buyers. Remortgages require a charge registration at a lower fee.
Searches
Searches are conducted by the buyer's solicitor: local authority search (planning, roads), environmental search (flooding, contamination), water and drainage search, and sometimes a chancel repair liability search. Total cost is typically £250–450.
Survey costs — separate from conveyancing
A survey is distinct from conveyancing and is arranged separately by the buyer. RICS-regulated surveys come in three levels: a mortgage valuation (lender-commissioned, not for the buyer's benefit, £150–500); a RICS Home Survey Level 2 (HomeBuyer Report, £400–900); and a RICS Home Survey Level 3 (full building survey, £600–1,500+). Older properties, unusual construction, or properties requiring work warrant a Level 3. Survey costs are not included in this calculator's estimates.
Leasehold conveyancing — additional complexity
Leasehold purchases involve significantly more legal work: the solicitor must review the lease (often hundreds of pages), obtain a management pack from the freeholder or managing agent (£200–400), check service charges and ground rent history, and report on any lease restrictions. Ground rent review clauses and short leases (under 80 years) require specialist advice and can affect mortgage eligibility. Properties with ground rents that double more frequently than every 20 years have been unsaleable with most lenders since 2019 — always check lease terms carefully.
Source: HM Land Registry — fees and charges, GOV.UK (gov.uk/registering-land-or-property-with-land-registry). Law Society — buying or selling a home guidance.
Frequently asked questions
How much does conveyancing cost when buying a house?
Typically £1,500–2,500 all-in for a straightforward freehold purchase: solicitor fee (£900–1,500 + VAT), searches (£300–450), Land Registry fee (£100–295), and transfer fee (£30). Leasehold and new builds cost more.
Do I need a solicitor to sell a house?
Yes — you need a solicitor or licensed conveyancer to handle the legal aspects of the sale, including drafting the contract and responding to buyer enquiries. Costs are typically £750–1,500 + VAT for a standard sale.
How long does conveyancing take?
Typically 8–12 weeks for a straightforward freehold purchase. Leasehold transactions, complex chains, and new builds take longer — sometimes 3–6 months. Remortgages are typically 4–8 weeks.
Can I do my own conveyancing?
Technically yes for a cash purchase, but mortgage lenders require a solicitor or licensed conveyancer. DIY conveyancing is rarely practical and a single mistake can be costly. Always use a qualified professional.
What is a management pack and why does it cost extra?
A management pack is a set of documents requested from the freeholder or managing agent of a leasehold property. It includes service charge accounts, building insurance details, details of any planned major works, and ground rent history. Costs are typically £200–400, charged by the freeholder. They are required for leasehold purchases and can take 2–6 weeks to arrive, often causing delays.
What type of survey do I need?
For a standard modern freehold property in good condition, a RICS Level 2 HomeBuyer Report (£400–900) is usually sufficient. For older properties (pre-1930), properties with extensions, unusual construction, or visible defects, a RICS Level 3 full building survey (£600–1,500+) is recommended. A mortgage valuation is carried out for the lender — it is not a structural survey and should not be relied upon by the buyer.
What is the difference between freehold and leasehold conveyancing?
Freehold conveyancing involves buying full ownership of the property and land. Leasehold conveyancing is more complex — the solicitor must review the lease terms, service charge history, ground rent clauses, and any ongoing disputes with the freeholder. Leasehold transactions typically cost more in legal fees and take longer. Leases with fewer than 80 years remaining may also require a lease extension, which adds significant cost and complexity.
Can I speed up conveyancing?
Conveyancing speed depends largely on the chain. You can help by: completing your mortgage application promptly, providing ID documents quickly, having funds ready to transfer at exchange, and choosing a solicitor with a good case management system. Difficult elements — local authority searches (4-8 weeks in some areas), complex lease reviews, or problems found in surveys — often determine the timeline regardless of how responsive you are.
What is the difference between a property survey and a valuation?
A lender's valuation confirms the property is worth what you are paying — it protects the lender, not you. It does not assess the condition of the property. A RICS Homebuyer Report (Level 2) or Building Survey (Level 3) assesses the physical condition and identifies defects. Many buyers skip a building survey to save money, then face unexpected repair bills. For older properties, unusual construction types, or anything above £300,000, a Level 3 survey is generally recommended.
What is a property information form?
The TA6 Property Information Form is completed by the seller and discloses information about the property including: boundaries and disputes with neighbours, any alterations or extensions (with building regulations approval), guarantees and warranties, any notices from local authorities, and details about utilities. Your solicitor will review this carefully and raise enquiries if anything is unclear. Inaccurate disclosures can be grounds for a legal claim against the seller after completion.
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