A conveyancing quote is the single most common negotiating mistake UK buyers make. Headline figures are almost always under-stated, and what looks like a £600 saving against another firm is often a £400 loss once mid-transaction charges arrive. This guide breaks down how quotes are structured, the difference between fixed and variable fees, the hidden items to flush out before instructing, and the red flags that should make you walk away.

How a conveyancing quote is structured

Every conveyancing quote has three layers: the legal fee (the firm's own charge for the work), the disbursements (third-party costs the firm pays on your behalf — searches, Land Registry, SDLT), and the VAT applied to the legal fee. A properly structured quote shows each item on its own line so you can see where the money goes.

The trap is that firms move costs between the three layers to flatter the headline. A "£599 legal fee" quote can hide a £200 leasehold supplement under disbursements, a £85 bank transfer charge as an admin fee, and a £150 ID verification cost that should sit inside legal work. By the time you complete, the total is roughly the same as the £899 quote from the firm that itemised everything upfront.

A clean 2026 purchase quote for a £350,000 freehold home in England will typically itemise as follows:

Line item	Cost
Legal fee (purchase)	£1,250
VAT on legal fee (20%)	£250
Local authority search	£180
Drainage and water search	£75
Environmental search	£65
Chancel repair search	£20
Land Registry fee	£135
Bankruptcy search	£4
Bank transfer fee (TT)	£36
ID verification (per buyer)	£15
SDLT submission	included
Subtotal before SDLT	£2,030

Add Stamp Duty Land Tax separately — for that £350,000 home, SDLT is calculated by our SDLT calculator. Disbursements vary modestly by postcode; legal fee variation between firms is where the meaningful price competition sits.

Fixed fee vs variable fee — which to choose

Fixed fee quotes

A fixed-fee conveyancing quote guarantees the legal fee regardless of how complex the transaction turns out to be. The firm absorbs the risk of extra work. Fixed fees are almost always the better choice for first-time buyers and for anyone buying leasehold, new-build, or a flat in a converted house. The known total at the start lets you budget against the moving costs calculator and the home buying cost calculator with confidence.

Most quoted "fixed fees" still have escape clauses. Common carve-outs include: indemnity policies, defect-of-title negotiations, gifted deposit handling, transferring equity mid-transaction, late changes to the buyer or lender, and anything classed by the firm as "exceptional work." Ask for the carve-out list in writing.

Variable fee quotes

A variable fee quote gives an indicative legal fee that starts low and rises as complications appear. The firm bills its own time at an hourly rate (typically £180-£280/hr for qualified solicitors). On a clean freehold sale with a fast chain, a variable fee can come in 15-25% lower than a fixed fee. On a leasehold purchase or a chain-broken transaction, it can come in 40-80% higher.

Variable fees are appropriate when you have unusual experience with the property type — for example, BTL landlords who have run dozens of straightforward purchases, or someone buying an unencumbered freehold off a known seller. Most consumer buyers should default to fixed fee.

Hidden charges to flush out before instructing

The cleanest way to compare quotes is to ask each firm for a fully-itemised written quote covering every item below. Most will provide this; the ones who hesitate or fudge are the ones you avoid.

Bank transfer fees

Every transaction needs at least two bank transfers (TTs) — completion funds to the seller's solicitor, and the net deposit return to you if there's a deposit being handled. Each transfer is £30-£45. A 4-TT transaction with a re-mortgage or chain element can easily hit £140 in transfer fees if not pre-quoted.

Leasehold supplement

Buying a leasehold flat carries a £200-£500 supplement on top of the legal fee because of the additional work reviewing the lease, contacting the freeholder or managing agent, and dealing with the management pack (LPE1 forms, service charge accounts, ground rent statements). Some firms include it; many list it separately. If the property is leasehold, confirm whether it is in the headline number.

New-build supplement

New-build transactions have a £200-£600 supplement reflecting the developer's contract pack, plot-specific enquiries, warranty paperwork (NHBC, Premier Guarantee, LABC), and tighter exchange deadlines (often 28 days). Always itemise.

Mortgage handling fee

Where the firm acts for both you and your lender, there is typically a £100-£250 mortgage handling fee covering drafting the legal charge, processing the certificate of title, and reporting to the lender. Some firms include it in the legal fee; many do not.

Help-to-buy or shared ownership

Help-to-buy equity loan and shared ownership transactions involve a second contract with Homes England or the housing association. Expect a £150-£400 supplement. See our first-time buyer checklist for the wider scheme-specific paperwork.

Gifted deposit handling

If part of your deposit is a gift from family, the solicitor must verify the gifter, document the gift, and satisfy the lender's anti-money-laundering checks. A £75-£200 handling fee applies. Our gifted deposit guide walks through the documentation.

Indemnity policies

Where searches throw up unresolved title issues — missing planning consent, restrictive covenants, chancel repair liability — the cleanest fix is an indemnity policy. The premium is paid as a disbursement (£25-£200 typically) but the firm may charge a £50-£100 administration fee for arranging it.

Expedited completion

Completing inside 3 weeks of instruction usually triggers an expedited fee of £200-£400. Useful to know if you have a tight chain or are buying with a short-fix mortgage offer.

Comparing quotes line-by-line

Build a side-by-side comparison spreadsheet. Most buyers compare on legal fee alone and miss £300-£600 of differences buried in the rest of the quote. Run the conveyancing comparison calculator for an instant total-cost view of two or three quotes side by side.

Watch for these comparison pitfalls:

• Firm A's legal fee includes the mortgage handling fee; Firm B's doesn't.
• Firm A's quote excludes VAT; Firm B's includes it.
• Firm A quotes the local authority search at £80; Firm B at £180. Same council. Ask which is correct.
• Firm A is fixed-fee; Firm B is variable. Match like-for-like before deciding.
• Firm A's quote excludes the leasehold supplement (assuming freehold); Firm B's includes it.

Red flags — when to walk away from a quote

Refusal to itemise

Any firm that resists providing a fully itemised written quote is hiding something. The SRA Transparency Rules require regulated solicitor firms to publish typical conveyancing fees on their website. CLC firms have similar transparency obligations. If they can't itemise, walk away.

Unregulated providers

All UK conveyancing must be done by a regulated professional — a solicitor (SRA), a licensed conveyancer (CLC), or a barrister (BSB). An "online conveyancing service" that turns out to be an unregulated case-management company subcontracting to overseas paralegals is not lawful UK conveyancing. Verify the regulator and SRA/CLC number directly with the regulator's online register.

Legal fee under £700 on a residential purchase

A bona-fide UK conveyancer cannot do a competent residential purchase for under £700 in legal fees in 2026. The work requires 12-25 hours of qualified time. A £499 legal fee either means the firm is using overseas paraprocessing (raising compliance concerns), or that the headline number excludes items that get charged later. Both outcomes are bad for you.

Pressure to instruct immediately

A firm that pressures you to sign their terms in the same call is not a firm acting in your interest. Reputable conveyancers give you 24-72 hours to compare quotes and ask questions. High-pressure tactics correlate with retention-fee structures that lock you in before you've read the full terms.

No professional indemnity insurance details

Every UK conveyancer must hold professional indemnity insurance. The firm's PI insurer and minimum cover level should be on its website. If you can't find it, ask. If they evade, walk away.

Reviews dominated by hidden-charge complaints

Skim 30+ reviews of any firm before instructing. Look specifically for "hidden charges," "fees added at completion," and "different total than quoted." A handful of complaints in a long review history is normal; a pattern is decisive.

Negotiating a quote

Most conveyancing legal fees are negotiable, especially mid-pack online firms. Two effective approaches:

• Price-match — share a competitor's written quote and ask if they can match the legal fee. Most will give 10-20% off to win the instruction.
• Bundle — if you have both a sale and a purchase, ask for the combined-instruction discount. Typical saving is £200-£400 vs instructing each separately.

Don't negotiate disbursements — those are third-party costs the firm passes through and there's no margin to reduce. Negotiate the legal fee only.

Estate agent recommendations — proceed with caution

Estate agents earn referral fees of £200-£500 per conveyancing instruction they pass to a partner firm. That doesn't make the recommendation bad, but it means the recommendation is not impartial. The Property Ombudsman requires agents to disclose the referral fee in writing — most do, but the disclosure is buried in the agent's terms. Get an independent quote alongside any agent recommendation.

What to send for a quote

A good conveyancer can quote accurately from five pieces of information:

1. Property address (or development name for new-build)
2. Purchase price
3. Freehold or leasehold
4. First-time buyer status
5. Mortgage lender or cash purchase

Quotes from firms that ask substantially less than this are usually templates with the fine print waiting to bite.

Once you've instructed — what to expect

The firm sends out a client care letter setting out terms, an ID verification request, and the initial payment request for searches. You sign the letter, send ID, and pay the search money. Then the conveyancer instructs searches and waits for the seller's pack. See how long conveyancing takes for the full timeline.

Frequently asked questions

How much should a conveyancing quote be in 2026?

£900-£1,800 legal fees, plus £300-£500 disbursements on a standard residential purchase. New-build, leasehold, and high-value purchases sit at the upper end. Anything under £700 in legal fees almost always strips items that get charged later.

What's the difference between a fixed-fee and variable-fee quote?

Fixed-fee guarantees one legal fee regardless of complications. Variable-fee starts lower but rises if the matter becomes complex. Fixed-fee is the safer model for first-time buyers and leasehold purchases.

What's usually hidden in a conveyancing quote?

Bank transfer fees, ID verification, AML checks, leasehold supplement, mortgage handling fee, gifted deposit handling, indemnity policy administration, expedited completion. Ask for a full itemised quote before instructing.

Are conveyancing disbursements the same everywhere?

Some are — Land Registry fees and SDLT are fixed. Local authority search fees vary widely by area, from £80 to £350+. Compare legal fee and disbursements separately when shopping quotes.

Should I pay a conveyancing quote upfront?

Most firms ask £200-£400 upfront to fund initial searches and ID checks — this is normal. Avoid firms that demand the full legal fee upfront or that require a separate non-refundable instruction fee.

Can I switch conveyancer mid-transaction?

Yes but it adds 4-8 weeks and costs £500-£900 in abortive fees with the original firm. Only switch if your conveyancer has genuinely failed. Try escalating to the supervising partner first.

What's a no-sale-no-fee guarantee?

If the transaction falls through before exchange, you pay no legal fee. Disbursements already paid are still chargeable. Adds £100-£200 to the headline quote — read the small print for exclusions.

What red flags should I look for?

No SRA/CLC regulation number; legal fee under £700; quotes that won't itemise; pressure to instruct immediately; no PI insurance details; reviews dominated by hidden-charge complaints.

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Last reviewed: 23 June 2026.