Buying a Property

How Much Does Conveyancing Cost in 2026?

Conveyancing costs are one of the largest unavoidable expenses in a property purchase, but most buyers have little idea what they should expect to pay. This guide breaks down every fee and shows you how to use our calculator to get an accurate estimate.

Published: 1 Jan 2026 · Updated: 1 Mar 2026 · 7 min read

What Is Conveyancing and Why Does It Cost What It Does?

Conveyancing is the legal process of transferring ownership of property from one person to another. It sounds straightforward but involves a significant amount of complex legal work: reviewing contracts, conducting property searches, checking title at HM Land Registry, raising enquiries with the seller's solicitor, dealing with the mortgage lender's requirements, and ensuring the transaction completes cleanly on the agreed date.

In 2026, total conveyancing costs for a typical freehold purchase typically range from **£1,800 to £3,500**, including VAT and searches. Leasehold properties, new builds, and higher-value purchases cost more. Our [conveyancing calculator](/conveyancing-calculator) gives you a personalised estimate based on your specific transaction.

Breaking Down the Costs

Conveyancing fees consist of two distinct elements: the solicitor's legal fee and disbursements.

The Solicitor's Legal Fee

This is the charge for the professional time and service. In 2026, typical legal fees for a straightforward freehold purchase are:

**Below £200,000:** £700–£1,100 plus VAT
**£200,000–£400,000:** £900–£1,500 plus VAT
**£400,000–£600,000:** £1,200–£2,000 plus VAT
**£600,000+:** £1,500–£3,000 plus VAT (often more for complex high-value transactions)

These figures vary between firms. Online conveyancers tend to be at the lower end; traditional high-street solicitors at the higher end. Note that fees are typically quoted plus VAT — add 20% to all the figures above for the total you pay.

Disbursements

Disbursements are third-party costs that your solicitor pays on your behalf and passes on to you. The main ones are:

**Search fees:** Your solicitor orders a pack of property searches to check for issues that would not be revealed by a physical inspection. Standard searches include:

**Local authority search:** Checks for planning permissions, enforcement notices, road adoption. Cost: £60–£250 depending on the council (some councils charge much more than others).
**Water and drainage search:** Confirms the property is connected to mains water and sewer and checks for nearby infrastructure. Cost: £30–£50.
**Environmental search:** Checks for flood risk, ground contamination, radon, subsidence. Cost: £30–£50.
**Drainage and chancel repair search:** Less common but sometimes required. Cost: £15–£30.

Total search costs typically run to £200–£400 for a standard freehold property.

**HM Land Registry fees:** The official government fee to register the change of ownership. In 2026, registration fees for residential property are:

Purchase price	Registration fee
Up to £80,000	£20
£80,001–£100,000	£40
£100,001–£200,000	£100
£200,001–£500,000	£150
£500,001–£1,000,000	£295
Above £1,000,000	£500

**Bank transfer fee (CHAPS):** Your solicitor sends the purchase funds electronically on completion day. Most firms charge £25–£40 for this.

**ID verification:** Anti-money laundering checks require identity verification. Online services typically cost £10–£20 per person.

**Stamp Duty Land Tax:** Technically a disbursement (your solicitor collects and remits it to HMRC), but usually shown separately as it can be the largest single cost in the purchase.

Example: Total Costs for a £320,000 Freehold Purchase (First-Time Buyer)

Item	Cost
Solicitor's legal fee	£1,200
VAT on legal fee	£240
Local authority search	£120
Water and drainage search	£45
Environmental search	£35
Land Registry fee	£150
CHAPS fee	£35
ID verification (2 buyers)	£30
Subtotal (ex-SDLT)	£1,855
SDLT (first-time buyer: £1,000)	£1,000
Total	£2,855

Costs If You Are Selling Simultaneously

If you are selling a property at the same time as buying, your conveyancer handles both transactions but usually charges a combined fee lower than two separate instructions. A combined buy-and-sell instruction typically costs £1,800–£3,000 in legal fees plus disbursements on both transactions.

Use our [conveyancing calculator](/conveyancing-calculator) to get a tailored cost estimate for your specific purchase price, property type, and whether you are simultaneously selling.

How to Get the Best Value

**Get at least three quotes.** Conveyancing is a competitive market. Use comparison sites but also ask for referrals from your estate agent and mortgage broker (though bear in mind they may receive referral fees).
**Fixed-fee quotes are preferable.** They give certainty and protect you if the transaction becomes complicated.
**Check what is included.** Some low headline quotes exclude searches, ID verification, or CHAPS fees. Always ask for a full breakdown.
**Do not choose solely on price.** A conveyancer who is hard to contact, slow to respond, or unfamiliar with your property type can cost you significantly more in stress and delayed completion than you save on fees.