Stamp Duty CalculatorConveyancing Fees Calculator
What you'll actually pay your solicitor — fees, searches and disbursements
Conveyancing splits into two parts: the solicitor's legal fee (what they charge for their time) and disbursements (money they pay out on your behalf — searches, Land Registry, ID checks, bank transfers). This calculator estimates both based on the property price and the structure of your purchase.
Breakdown
| Item | Type | Amount |
|---|
How the estimate is built up
The legal fee is the biggest variable. We use a price-tiered scale that mirrors how most solicitors quote: a flat base fee plus an uplift on properties above £500k and above £1m, plus surcharges for leasehold (extra paperwork around the lease, ground rent and service charges) and new build (developer template contracts plus reservation deadlines). Sale-side conveyancing, if you're in a chain, adds roughly 80% of the purchase fee.
Disbursements are more predictable. Local authority, water/drainage and environmental searches together cost around £250–£400. Land Registry fees follow a published scale (e.g. £150 for £300k–£500k purchases on paper applications, less for online). Bank transfer fees, ID checks and SDLT submission usually total £30–£60. Leasehold purchases add a management pack fee (£200–£400) from the freeholder or managing agent.
Typical UK conveyancing fee ranges (2026)
| Property price | Legal fee (freehold) | Legal fee (leasehold) | Disbursements |
|---|---|---|---|
| Up to £250,000 | £700–£1,200 | £950–£1,500 | £300–£500 |
| £250,000–£500,000 | £900–£1,500 | £1,200–£1,900 | £350–£600 |
| £500,000–£1m | £1,300–£2,200 | £1,600–£2,600 | £400–£700 |
| £1m–£2m | £2,000–£4,000 | £2,500–£4,500 | £500–£900 |
Source: composite of published price guides from CILEX-regulated firms, SRA-regulated solicitors, and online conveyancers (Q1 2026). Online-only firms typically sit at the lower end of each range.
What's not in this estimate
- Stamp Duty Land Tax (SDLT) — handled separately. Use the SDLT calculator.
- Survey — separate from the solicitor. RICS Level 2: £400–£700. Level 3 (full structural): £700–£1,500.
- Mortgage valuation fee — often included by the lender, sometimes £100–£500 added.
- Indemnity insurance — used to cover specific title risks. Usually £20–£200 per policy.
- Lease extension or enfranchisement work — extra service if the lease has < 80 years remaining.
How to keep conveyancing costs down
- Compare quotes early — once you've had an offer accepted, get 2–3 quotes within 48 hours. Prices vary by £400+ for the same work.
- Online vs high street — online conveyancers are cheaper and use case management portals, but communication is digital-first. High-street firms cost more but you get a named solicitor you can call.
- Fixed-fee, no-completion-no-fee — most reputable firms now offer this. Only pay disbursements if the sale falls through.
- Avoid mortgage-lender recommended solicitors if they're significantly more expensive — you don't have to use them.
- Provide ID and documents fast — the slowest part of conveyancing is often the buyer. Anti-money-laundering checks and signed paperwork delivered same-day shorten the whole timeline.
Related calculators
- Stamp Duty calculator — calculate SDLT separately
- Moving costs calculator — everything: SDLT, conveyancing, removals, survey
- Affordability calculator — how much you can borrow
- Deposit savings calculator — when will you be ready
Sources
Fee ranges last reviewed: 18 May 2026.