Conveyancing Fees 2026: How Much Does Conveyancing Cost?
Quick answer: The average conveyancing bill in 2026 is about £1,509 when buying, £929 when selling and £2,438 for buying and selling together, including disbursements and VAT (Reallymoving Conveyancing Costs Index, Q2 2026). Expect around £300 more for a leasehold property. The bill is made up of the solicitor’s or conveyancer’s legal fee plus disbursements such as local searches (often £250 to £450) and the HM Land Registry fee (£20 to £500 depending on the price, when filed online).
Average conveyancing fees in 2026
| Transaction | Average cost (incl. disbursements and VAT) |
|---|---|
| Buying | £1,509 |
| Selling | £929 |
| Buying and selling | £2,438 |
| Leasehold purchase | Add about £300 |
These averages come from around 34,000 quotes in the Reallymoving Conveyancing Costs Index for Q2 2026, reported by the HomeOwners Alliance. London quotes tend to be higher than the national average. Fees have been broadly flat over the past year.
What makes up a conveyancing bill?
A quote has two parts. The legal fee is what the solicitor or licensed conveyancer charges for their work, plus 20% VAT. Disbursements are third-party costs they pay on your behalf and pass on to you.
| Disbursement (buying) | Typical cost |
|---|---|
| Local authority and other searches | £250 to £450 |
| HM Land Registry registration fee | £20 to £500 online (see table below) |
| Anti-money laundering / ID checks | £6 to £20 per person |
| Bankruptcy search | About £4 per buyer |
| Land Registry title checks and fraud check | About £10 |
| Bank transfer (CHAPS) fee | £20 to £30 |
| Gifted deposit paperwork | £50 to £100 |
| Lifetime ISA paperwork | About £60 |
| Leasehold supplement | About £300 |
Stamp duty is paid through your conveyancer too, but it is a tax, not a fee. Check what you will owe with our stamp duty calculator.
HM Land Registry fees (Scale 1)
When you buy, your conveyancer registers you as the new owner. The official fee depends on the price. Filing online through the portal is cheaper than by post. These fees have applied since 9 December 2024.
| Price paid | Online (portal) | By post |
|---|---|---|
| Up to £80,000 | £20 | £45 |
| £80,001 to £100,000 | £40 | £95 |
| £100,001 to £200,000 | £100 | £230 |
| £200,001 to £500,000 | £150 | £330 |
| £500,001 to £1,000,000 | £295 | £655 |
| Over £1,000,000 | £500 | £1,105 |
Why leasehold costs more
With a leasehold flat your conveyancer must also check the lease, ground rent, service charges and planned major works, and deal with the freeholder or managing agent. That extra work is why leasehold quotes are usually around £300 higher, and the seller often pays £300 to £800 for a management pack. Read leasehold vs freehold before buying a flat.
Fixed fee, no completion no fee, or hourly?
- Fixed fee: the most common for home purchases. Check exactly what is included and what counts as “extra work”.
- No completion, no fee: you do not pay the legal fee if the purchase falls through, but disbursements already spent (such as searches) are usually still charged, and the fee may be a little higher.
- Hourly rate: unusual for standard purchases; can be expensive if problems come up.
How to compare conveyancing quotes
- Get at least three quotes and compare the total including VAT and disbursements, not just the legal fee.
- Check the firm is on your mortgage lender’s panel, otherwise you may pay for a separate lender’s solicitor.
- Ask about supplements: leasehold, new build, Help to Buy or Lifetime ISA, gifted deposits, shared ownership.
- Check reviews and who will handle your file day to day.
- Be wary of very cheap quotes from referral sites; low fees can mean slow service.
Conveyancing is only one of the upfront costs. A house survey adds a few hundred pounds more, and our moving house checklist covers the rest.
Frequently asked questions
How much are conveyancing fees when buying a house in 2026?
About £1,509 on average including disbursements and VAT (Reallymoving Conveyancing Costs Index, Q2 2026). Leasehold purchases usually cost around £300 more.
How much does conveyancing cost to sell a house?
About £929 on average in 2026, or £2,438 if you are buying and selling at the same time.
What are disbursements in conveyancing?
Third-party costs your conveyancer pays for you, such as local searches, the HM Land Registry fee, ID checks and bank transfer fees.
How much is the Land Registry fee when buying a house?
It depends on the price. Filed online it is £20 up to £80,000, £150 for £200,001 to £500,000, £295 for £500,001 to £1 million and £500 above £1 million. Paper applications cost more.
Is a solicitor or licensed conveyancer cheaper?
Licensed conveyancers are often a little cheaper, but both are regulated. Compare total quotes including VAT and disbursements, and check the firm is on your lender’s panel.
Sources
- HomeOwners Alliance: How much does conveyancing cost (Reallymoving Conveyancing Costs Index Q2 2026)
- GOV.UK: HM Land Registry registration services fees
- GOV.UK: Stamp Duty Land Tax
Figures checked on 1 November 2026. This article is general information, not legal or financial advice.
