How Much Are Solicitor’s Fees When Buying A House?

Understanding Solicitors’ Fees in UK Property Transactions

When buying a house in the UK, one inevitable part of the process is engaging the services of a solicitor or a licensed conveyancer. These professionals are essential in ensuring the legal transfer of property ownership goes smoothly. However, their services come with associated costs, often referred to as ‘solicitor’s fees’ or ‘conveyancing fees’.

Role of a Solicitor in a Property Purchase

A solicitor’s role in a property purchase is multifaceted. They conduct crucial searches, handle contracts, offer legal advice, liaise with the seller’s solicitor, and handle the transfer of funds. These tasks are all part of the conveyancing process, a necessary legal procedure in property transactions.

The Components of Solicitor’s Fees

Solicitors’ fees can vary significantly depending on a variety of factors such as the property’s location, its price, and the complexity of the transaction. Generally, solicitor’s fees consist of two key components: legal fees and disbursements.
Solicitor’s Fees for Buying A House

Legal Fees

The legal fee is what the solicitor charges for their professional time and expertise. It typically ranges from £500 to £1,500 plus VAT at 20%, though this can be higher for more complicated transactions.


Disbursements are costs that the solicitor incurs on your behalf during the conveyancing process. These include charges for property searches, Land Registry fees, and bank transfer fees.

Property Searches and Associated Costs

Property searches are essential in revealing important information about the property that may affect your decision to buy or the price you’re willing to pay. The cost of these searches is passed onto you as part of the disbursements.

Local Authority Searches

Local authority searches give detailed information about the property and the surrounding area. These can include planning permissions, building control history, and restrictions on land use. Costs for these searches can range from £100 to £200.

Water and Drainage Search

A water and drainage search reveals the property’s water source and whether it has any public sewers within its boundaries. The cost for this search is usually around £50 to £75.

Environmental Search

An environmental search looks into the property’s risk of flooding, subsidence, and land contamination. The cost of this search can range from £30 to £35.

Additional Searches

Depending on the property’s location, other searches may be required, such as a coal mining search or a chancel repair search. The cost of these can vary widely.

Remember, all these costs are estimates and can vary depending on the specific property and local authority area. Always ask your solicitor for a detailed breakdown of the costs.

Land Registry Fees

When buying a property, you need to register the change of ownership with the Land Registry. The associated fees depend on the value of the property, with costs ranging from £20 for properties valued under £80,000, up to £455 for properties valued at over £1,000,000.

Electronic and Postal Applications

Land Registry fees are reduced if the application is made electronically. For example, for properties priced between £100,001 and £200,000, the fee is £95 if submitted online, but it is £135 for postal applications.

Additional Legal Costs

There may be additional costs associated with the conveyancing process, depending on the complexity of the transaction.

Leasehold Properties

If the property you’re buying is leasehold, expect to pay more in solicitor’s fees. Leasehold properties involve more complex legal work, and the fees can be around £100 to £300 higher.

Gifted Deposit

If you’re receiving a gifted deposit, your solicitor may charge extra for drafting a gifted deposit letter. This typically costs around £50 to £100 plus VAT.

Expedited Transactions

If you need to expedite the property transaction, you might incur an additional ‘quick completion’ fee. This reflects the extra work the solicitor must undertake in a shorter period.

Bank Transfer Fee

Your solicitor will also charge a bank transfer fee to cover the cost of transferring the purchase funds on completion day. This is generally around £20 to £30 plus VAT.

Selecting a Solicitor: Fixed Fee vs Hourly Rate

When choosing a solicitor, it’s important to understand their fee structure. Some solicitors offer a fixed fee, while others charge an hourly rate.

Fixed Fee

A fixed fee is a set amount that you’ll pay for the entire conveyancing process. This is often the preferred option as it allows you to budget accurately for your solicitor’s costs.

Hourly Rate

Some solicitors charge an hourly rate. This can sometimes end up being more expensive, particularly if complications arise during the process, leading to more hours of work.

Obtaining Quotes

Before settling on a solicitor, it’s recommended to obtain several quotes. This will give you a sense of the average cost for your specific transaction. When reviewing quotes, be sure to look out for any hidden charges. You can compare quotes from several solicitors using online comparison sites like reallymoving.

How Much Are Solicitor’s Fees

Understanding ‘No Move, No Fee’ Guarantees

Some solicitors offer a ‘No Move, No Fee’ guarantee. This means that if the property purchase falls through for reasons beyond your control, you won’t have to pay the solicitor’s legal fees.

Terms and Conditions

While a ‘No Move, No Fee’ guarantee can provide peace of mind, it’s important to understand the terms and conditions. The guarantee typically only covers the solicitor’s legal fees. You may still be liable for certain disbursements, such as the cost of property searches.

Protecting Your Interests

When buying a house, it’s essential to protect your interests. A good solicitor can provide invaluable assistance, offering expert advice, and handling complex legal tasks.

Conveyancing Quality Scheme

Look for solicitors who are accredited by the Law Society’s Conveyancing Quality Scheme (CQS). This provides a recognised quality standard for residential conveyancing practices, ensuring your solicitor meets high standards of service and professionalism.


The cost of solicitor’s fees when buying a house in the UK is a necessary consideration in your overall budget. These fees cover essential work carried out by a solicitor or conveyancer, from conducting property searches to handling contracts and legal advice. By understanding the components of these fees and being diligent when choosing a solicitor, you can manage these costs effectively and navigate the conveyancing process with confidence.

Remember, cheapest is not always the best. Your focus should be on the solicitor’s experience, reputation, and level of service. After all, this is likely one of the most significant investments you’ll ever make, and the role of the solicitor is pivotal in ensuring the legalities are correctly managed.