Property Passport UK

Conveyancing Cost Calculator 2026

Estimate solicitor fees, Land Registry fees, and search costs for buying or selling a property in England and Wales. Covers freehold, leasehold, new builds, and mortgage transactions.

Conveyancing Cost Estimator

£

Budget approximately

£2,055

for conveyancing

Estimates exclude VAT (20%). Actual fees vary by solicitor.

Buying costs

Solicitor legal fee£1,050
Mortgage legal fee£300
Searches pack (local authority, drainage, environmental)£350
Land Registry fee£270
Electronic transfer fee£35
ID/AML checks£50
Total buying costs£2,055

What is conveyancing?

Conveyancing is the legal process of transferring ownership of a property from seller to buyer. A solicitor or licensed conveyancer carries out the legal work: reviewing the title, raising enquiries, organising searches, exchanging contracts, and completing the transaction. In England and Wales, you must use a qualified legal professional.

The process typically takes 8–12 weeks for a straightforward chain, though leasehold and new build transactions often take longer.

Typical conveyancing costs breakdown

Conveyancing costs fall into two categories: legal fees (charged by the solicitor) and disbursements (third-party costs paid on your behalf). Disbursements include Land Registry fees, search fees, electronic transfer fees, and ID checks. Most solicitors quote these separately, so always ask for a full breakdown including VAT.

Frequently asked questions

How much does conveyancing cost in the UK?
Conveyancing typically costs between £800 and £2,000 in legal fees for a straightforward freehold purchase in England and Wales. On top of legal fees, you will also pay for property searches (around £350), the Land Registry fee (£45–£910 depending on price), an electronic transfer fee (£35), and ID checks (£50). Leasehold properties and new builds attract supplements of £200–£400. All figures exclude VAT at 20%.
What searches do I need when buying a property?
The standard searches pack includes three core searches: a local authority search (planning permissions, road schemes, enforcement notices), a drainage and water search (whether the property is connected to mains water and sewers), and an environmental search (flood risk, contaminated land, subsidence). Your solicitor may also recommend additional searches such as a chancel repair search or a mining search depending on the location.
What is the Land Registry fee?
The Land Registry fee is paid to HM Land Registry to register your ownership of the property after completion. It is tiered by purchase price: £45 for properties up to £80,000, £95 up to £100,000, £135 up to £200,000, £270 up to £500,000, £540 up to £1 million, and £910 for properties over £1 million. Your solicitor normally handles this payment on your behalf.
Do I pay VAT on conveyancing fees?
Yes. Solicitor and conveyancer legal fees are subject to VAT at the standard rate of 20%. This calculator shows estimates excluding VAT — add 20% to the legal fee figures to get the full inclusive amount. Disbursements such as Land Registry fees and search fees are usually charged at cost without additional VAT.
Can I use the same solicitor for buying and selling?
Yes, using the same solicitor for both buying and selling is common and can save money. Many firms offer a combined rate that is lower than engaging two separate solicitors. It also simplifies communication and can speed up the chain, as your solicitor already holds your ID and AML checks from the first transaction.

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