How Much Does House Conveyancing Cost

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For home buyers and sellers, conveyancing represents one of the largest transaction costs alongside agents’ fees, surveys, and removals. The question “How long from searches to completion UK?” depends partly on the affordability of the conveyancing fees. Understanding what dictates these legal costs helps buyers and sellers budget realistically.

This article examines the key factors affecting conveyancing costs for house purchases and sales in the UK. We outline what standard fees include, what extras may arise, and strategies for reducing conveyancing costs without compromising legal rigour. While conveyancing remains a necessary investment, buyers and sellers can control expenses through informed choices.

Overview of Conveyancing Fees

Conveyancing fees cover the legal work involved in transferring property ownership and registering the change of title. This includes:

  • Conducting searches on the property history
  • Checking planning permissions
  • Reviewing title deeds and rights
  • Preparing and negotiating the sale contract
  • Liaising between all parties
  • Facilitating the exchange of contracts
  • Finalising completion and registration

Conveyancers and solicitors charge fees based on this work undertaken before legally completing sales or purchases.

Typical Conveyancing Costs

For a standard transaction between two private individuals, typical conveyancing costs range from £800 to  £1500 or more in some cases, depending on the purchase type.

  • £800 – £1000 for a basic flat purchase
  • £950 – £1200 for a leasehold house purchase
  • £1000 – £1500 for a freehold house purchase

Note: These indicate averages, but prices depend on the firm used and property specifics complicating matters.

What Impacts Conveyancing Costs?

Key factors for raising or lowering fees include:

  • Property type – new builds, leaseholds and shared ownerships cost more.
  • Value – Higher property prices incur greater fees, often on a sliding scale.
  • Location – London and South East firms often charge premium rates.
  • Experience – More complex cases warrant experienced senior conveyancers commanding higher prices.
  • Firm type – Big city practices cost more than rural high-street firms.
  • Chain length – Multi-transaction chains increase legal coordination and costs for each party.
  • Urgency – Asking for expedited turnaround can attract premium time charges.

Scope for negotiation still exists within these ranges subject to the above criteria.

Conveyancing Stages

Conveyancing involves set stages like

  • Initial instructions – Admin, ID checks, statutory notices, estimates
  • Contracts and terms – Drafting, negotiating, advising on conditions
  • Searches – Conducting property searches, enquiries
  • Compliance – Ensuring laws are adhered to, approving mortgage
  • Exchange – Finalising contract
  • Completion – Transfer funds, keys, legal title

Straightforward cases cluster towards lower fee brackets, while complexities increase costs.

What Additional Conveyancing Fees Might Arise?

On top of base fees, parties may face further costs:

  • Telegraphic transfer fee – for electronic funds transfer on completion.
  • Identity checks – for anti-money laundering checks.
  • Land Registry priority fee – for expedited registration.
  • Additional property searches – for full drainage or environmental surveys if issues arise.
  • Supplementary legal work – If complex disputes or claims lengthen work.
  • Property visits – Travel and time costs if attending the site for boundary or access clarification.

Scrutinising fee estimates for ambiguities around what exactly is covered helps avoid surprises.

Strategies for Reducing Conveyancing Fees

While essential, steps buyers and sellers can take to lower conveyancing costs include:

  • Shopping around – Compare multiple quotes from reputable local and online firms.
  • Negotiating – Request discounts from the chosen firm, especially if a cash buyer.
  • Instructing early – Enlist conveyancer as soon as the sale is agreed; delayed instructions incur repeat admin costs.
  • Using a limited scope firm – For a set fee they will handle set aspects, but leave more complex work for specialists as needed.
  • Removing complications – Become informed on title, planning, access etc issues ahead of time to prevent costly legal investigations later.
  • Gathering documentation – Having logbooks, warranties, deeds etc ready immediately to prevent fee-raising delays.
  • Maintaining responsiveness – Reply immediately to conveyancer queries to prevent back-and-forth communications inflating fees.

While conveyancing costs run to thousands, preparation and diligence keep them contained.

Risks of Choosing the Cheapest Conveyancer

While aiming for value, the adage “you get what you pay for” also applies in conveyancing. Going with the absolute lowest-cost conveyancer risks:

  • Inexperience – Junior staff with limited complex case exposure and supervision.
  • Corner-cutting – Rushing processes or missing steps compromises diligence.
  • Limited availability and support – Barebones staffing prevents timely responses when needed.
  • Communication issues – Language barriers or mistranslations from offshore cut-price firms.
  • Errors and omissions – Lack of thoroughness risks mistakes with expensive consequences.
  • Insurance gaps – Firms with poor coverage could leave clients exposed if issues later arise.

Saving a few hundred pounds is a false economy if it jeopardises transactions worth hundreds of thousands.

Is DIY Conveyancing Feasible?

Some consider handling conveyancing themselves to avoid professional fees, but risks include:

  • Overlooking critical legal issues that surface after the transaction.
  • Invalid preparation of contracts leaving sales unenforceable.
  • Inability to conclude complex sales with expertise gaps.
  • Lack of regulatory protection if errors occur.

Attempted savings become a costly false economy if remedial legal work proves necessary. For valid, watertight transactions, professional indemnified conveyancers remain the safest choice.


In summary, while conveyancing costs may seem high, professional fees assure legal diligence to facilitate sales and purchases safely. For buyers and sellers, controlling expenses comes down to shopping around wisely, avoiding unnecessary complications, and maintaining cooperation with conveyancers rather than pursuing risky cut-price options. Factoring conveyancing into property budgets as a necessary investment to transfer ownership and register title smoothly will help ensure transactions are completed securely.

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