Conveyancing Costs 2026: The Real Breakdown

Conveyancing costs are one of the first things sellers ask about — and one of the hardest to get a straight answer on. Quotes vary wildly, fees have confusing names, and the final bill often looks nothing like the original estimate.

This guide breaks down every cost involved in selling a property in 2026, using real figures from current market data. No vague ranges. No hidden surprises.

How much does conveyancing cost for sellers in 2026?

For a straightforward freehold sale, sellers in England and Wales typically pay between £1,500 and £2,200 in total legal costs, including solicitor fees, VAT, and disbursements.

That breaks down roughly as:

• Solicitor or conveyancer fees: £800 to £1,500 plus VAT (£960 to £1,800 including VAT)
• Disbursements: £200 to £350 (Land Registry copies, bank transfers, ID checks)

For a leasehold property, add £300 to £800 for the leasehold management pack and additional solicitor work, bringing the total to £1,800 to £3,000.

These figures do not include estate agent fees, EPC costs, or mortgage redemption charges — all of which are covered later in this guide.

Solicitor and conveyancer fees explained

Your solicitor or licensed conveyancer handles the legal side of selling your home: drafting the contract, answering the buyer's solicitor's enquiries, dealing with your mortgage lender, and managing the transfer of funds on completion day. Their fee is the largest single component of your conveyancing costs. For a detailed look at what solicitors charge and how to compare quotes, see our guide to solicitor fees for selling a house.

Fixed fee vs hourly rate

Most residential conveyancers now charge a fixed fee for the entire transaction. This means you agree a price upfront and that is what you pay (plus disbursements), regardless of how long the sale takes. This is the model recommended by the Solicitors Regulation Authority (SRA), which requires firms to publish their conveyancing fees transparently under the SRA Transparency Rules.

A small number of solicitors still charge by the hour, typically £150 to £350 per hour. Hourly billing can work out cheaper for very simple transactions but carries the risk of a much higher bill if complications arise. For most sellers, a fixed fee is safer and easier to budget for.

Online conveyancers vs high street solicitors

There is a growing market of online-only conveyancing firms offering lower fees by cutting overheads. Here is how they compare:

Both online and high street firms must be regulated by either the Solicitors Regulation Authority (SRA) or the Council for Licensed Conveyancers (CLC). You can check any firm's status on the SRA register or the CLC register.

What is included in conveyancing fees vs what costs extra

A standard conveyancing fee for selling should cover:

• Drafting and negotiating the contract of sale
• Obtaining official title documents from HM Land Registry
• Answering pre-contract enquiries from the buyer's solicitor
• Liaising with your mortgage lender for redemption figures
• Managing exchange of contracts and completion
• Transferring sale proceeds to your bank account

Items that are usually charged as extras:

• Leasehold supplement (£200 to £400 + VAT)
• Help to Buy or shared ownership equity loan repayment (£100 to £300)
• Dealing with a gifted deposit from the buyer side (£50 to £150)
• Acting on a sale and simultaneous purchase (separate fee)
• Urgent or expedited completion (£100 to £250)

Typical solicitor fees by property value

Solicitor fees generally increase with property value because higher-value transactions carry more risk for the firm's professional indemnity insurance. Here are typical ranges:

Source: Based on published fee data from SRA-regulated firms and comparison platforms including Compare My Move and the HomeOwners Alliance. Fees vary significantly by location and firm. Our solicitor fees guide explains what is included in these fees and how to compare quotes.

Disbursements: what they are and what they cost

Disbursements are third-party costs your solicitor pays on your behalf during the transaction. They are charged at cost (no markup) and are separate from the solicitor's own fee.

Land Registry fees

When you sell a property, your buyer's solicitor registers the transfer with HM Land Registry. The registration fee is paid by the buyer, not the seller. However, as a seller, you do pay for official copies of your title register and title plan, which your solicitor needs to draft the contract.

Since December 2024, official copy fees increased from £3 to £7 per document — a 133% rise. Most sellers need at least two copies (title register and title plan), costing £14 total.

For reference, here are the current Scale 2 Land Registry registration fees (paid by the buyer, but useful to understand):

Source: GOV.UK — HM Land Registry: Registration Services fees, effective from 9 December 2024 under the Land Registration Fee Order 2024.

Property search fees

Property searches are usually paid for by the buyer, but an increasing number of sellers are choosing to order searches upfront to speed up the process and reduce the risk of the sale falling through. Whether you are paying as a seller or simply want to understand what your buyer is covering, here are the individual costs:

Local authority search fees vary enormously by council. Some London boroughs charge over £250, while some northern councils charge under £120. The GOV.UK local land charges service is gradually digitising this process, which should bring costs and turnaround times down.

Pine helps sellers order searches at near-trade prices before listing, so they are ready to hand straight to the buyer's solicitor — cutting weeks off the conveyancing timeline.

Bank transfer fees (CHAPS/telegraphic transfer)

Your solicitor will use a CHAPS (Clearing House Automated Payment System) transfer to send the sale proceeds to your bank account on completion day, and a separate one to redeem your mortgage. Each transfer typically costs £35 to £45 including VAT. You may pay for one or two transfers depending on whether you have a mortgage to redeem.

ID verification and anti-money laundering (AML) checks

Under the Money Laundering Regulations 2017, your solicitor is legally required to verify your identity before acting for you. This involves electronic ID verification and anti-money laundering checks, typically costing £10 to £30 per person. If you are selling jointly, each owner is checked separately.

Leasehold conveyancing: why it costs more

If you are selling a leasehold flat or house, expect to pay significantly more than for a freehold sale. The additional costs come from two places:

1. Your solicitor charges a leasehold supplement — typically £200 to £400 plus VAT — because there is substantially more work involved. They need to review the lease terms, check service charge accounts, confirm ground rent payments are up to date, and deal with enquiries about the management company.

2. You must purchase a leasehold management pack from your freeholder or managing agent. This pack — known as the LPE1 (Leasehold Property Enquiries) form — contains details of service charges, ground rent, insurance, planned major works, and any disputes. The Law Society guidance suggests a maximum charge of £200 plus VAT for the LPE1, but in practice many managing agents charge £200 to £500 or more. Some sellers report being charged up to £800 for the full pack, particularly in London.

On top of this, you may face additional charges from the freeholder on completion, including:

• Notice of transfer fee: £100 to £250 — charged by the freeholder to update their records
• Deed of covenant fee: £100 to £200 — if the buyer must enter into a direct covenant with the freeholder
• Certificate of compliance fee: £50 to £100 — to confirm the sale has been completed properly

In total, selling a leasehold property can cost £300 to £800 more than selling an equivalent freehold. These costs are sometimes overlooked when sellers get their initial conveyancing quote.

Estate agent fees: how much do they cost?

Estate agent fees are usually the largest single cost when selling a property, often dwarfing solicitor fees. The average high street estate agent in 2026 charges around 1.2% plus VAT of the sale price (1.42% including VAT), according to the HomeOwners Alliance.

Important: Always confirm whether the quoted fee includes VAT. A quote of "1.2%" from a high street agent will actually cost 1.44% once 20% VAT is added. On a £300,000 property, that is the difference between £3,600 and £4,320.

Estate agent fees are normally deducted from the sale proceeds by your solicitor on completion day, so you do not pay them upfront.

Energy Performance Certificate (EPC) costs

You are legally required to have a valid Energy Performance Certificate before you market your property for sale. This is a legal requirement under the Energy Performance of Buildings Regulations.

An EPC costs between £60 and £120 for a standard residential property. The exact price depends on the size of your home, your location, and the assessor you choose. An EPC is valid for 10 years, so check whether you already have one on the GOV.UK EPC register before paying for a new one.

For a typical three-bedroom semi-detached house, expect to pay around £70 to £90. If you are quoted over £120 for a standard property, it is worth getting a second quote.

Mortgage redemption fees and early repayment charges

If you have an outstanding mortgage, your lender will charge an administrative fee to close the account on completion. This is sometimes called a "mortgage exit fee" or "deeds release fee" and typically costs £50 to £300.

More significantly, if you are still within a fixed-rate or discounted-rate period, you may face an Early Repayment Charge (ERC). ERCs typically range from 1% to 5% of the outstanding mortgage balance, decreasing each year as you get closer to the end of the deal. On a £200,000 mortgage, a 2% ERC would cost £4,000.

Contact your lender for an exact redemption statement before you list. This tells you exactly what you owe, including any ERCs, and helps you calculate your true net proceeds from the sale. Most lenders provide this within five working days.

What does "no sale no fee" conveyancing actually mean?

Many conveyancing firms advertise a "no sale no fee" or "no completion no fee" guarantee. In principle, this means you do not pay their legal fee if the transaction falls through. It sounds like a safety net — and for many sellers, it is. But there are important catches to understand.

What "no sale no fee" usually covers

• The solicitor's own professional fee — the main charge for their legal work

What it usually does not cover

• Disbursements — If your solicitor has already paid for Land Registry copies, search fees, or ID checks, you will typically still owe these costs even if the sale collapses
• Abortive transaction fees — Some firms charge a reduced "abortive fee" of £100 to £300 for work done on a sale that falls through

The trade-off

Firms offering no sale no fee are taking on the risk of doing unpaid work if sales collapse. To compensate, their fees are typically 10% to 25% higher than firms that do not offer this guarantee. Whether that premium is worth it depends on your circumstances — if you are in a long chain or selling a property with complications, the protection can be valuable.

Always read the terms carefully. Ask specifically: "If the sale falls through, what do I actually pay?"

Hidden costs and surprises to watch for

Even with a detailed quote, some costs catch sellers off guard. Watch out for:

• Indemnity insurance policies: If there is a minor defect in your title (e.g. a missing building regulations certificate for old work), your solicitor may recommend an indemnity policy costing £20 to £300. This is often cheaper and faster than fixing the underlying issue.
• Additional enquiries: If the buyer's solicitor raises complex or unusual enquiries, your solicitor may charge extra for the time spent responding. Always ask upfront whether your fee includes a reasonable number of enquiries. This is one area where completing your TA6 form thoroughly can save you money — fewer gaps mean fewer follow-up questions.
• Delayed completion penalties: If completion is delayed beyond the contractually agreed date, the party at fault may be liable for penalties — typically calculated as interest on the purchase price.
• Storage and retrieval fees: If your solicitor holds your title deeds, some charge a nominal fee (£20 to £50) to retrieve them.
• Post-completion work: Some solicitors charge for dealing with outstanding matters after completion, such as managing final mortgage redemption confirmations. Check whether your quote includes post-completion administration.

How to compare conveyancing quotes

The cheapest conveyancing quote is rarely the cheapest once you add everything up. Here is how to compare properly:

1. Ask for a total cost breakdown including VAT. A quote that says "£600 plus VAT plus disbursements" could easily become £1,200+ once everything is added. Get the full figure in writing.
2. Check what is included. Does the fee cover dealing with your mortgage lender? What about leasehold work? How many sets of enquiries? Make sure you are comparing like with like.
3. Ask about the no sale no fee terms. If a firm offers this guarantee, confirm exactly what you would still pay if the sale fell through.
4. Check the firm's reviews and caseload. A conveyancer who is £200 cheaper but takes three weeks to reply to emails will cost you far more in delays, stress, and potential fall-throughs. The Law Society's Find a Solicitor tool can help you verify credentials.
5. Get at least three quotes. The Law Society recommends comparing a minimum of three conveyancing quotes before instructing. This gives you a fair benchmark.

If you want to speed things up regardless of which solicitor you choose, preparing your property information forms and ordering searches before listing can significantly reduce your overall timeline. This is exactly what Pine helps sellers do.

Complete cost breakdown table for selling a house in 2026

Here is the full picture — every cost a seller may face, who pays it, and when it is due:

Worked example: Selling a freehold house worth £300,000 with a high street estate agent and a £150,000 mortgage outside of the fixed-rate period:

If you were selling a leasehold property, add roughly £500 to £800 for the leasehold supplement and management pack. If you are within a fixed-rate mortgage period, an ERC could add thousands more.

How to reduce your conveyancing costs

While you cannot avoid solicitor fees entirely, there are legitimate ways to keep costs down:

• Get multiple quotes — Prices vary significantly between firms for identical work. Three quotes is the minimum.
• Choose the right type of firm — If your sale is straightforward, an online conveyancer can save you £300 to £600 compared to a high street firm.
• Complete your TA6 form thoroughly — Fewer follow-up enquiries means less time (and potentially lower extra charges) from your solicitor. Our guide to the TA6 form walks you through every section.
• Prepare before you list — Getting your legal paperwork together before finding a buyer reduces the risk of delays and fall-throughs, which means less wasted money on aborted transactions.
• Negotiate your estate agent fee — Agent fees are not fixed. If you are selling a desirable property, you have leverage to negotiate down from the standard rate.
• Check your EPC — If you already have a valid one (less than 10 years old), you do not need a new one. Check the GOV.UK register before booking an assessor.
• Check your mortgage terms — If your fixed rate ends within a few months, waiting to sell could save you thousands in early repayment charges.

Sources and further reading

• HM Land Registry — Registration Services Fees (GOV.UK, updated 2024)
• SRA Transparency Rules — Price and Service Information (Solicitors Regulation Authority)
• The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 (legislation.gov.uk)
• Energy Performance Certificates when selling a home (GOV.UK)
• Estate Agent Fees — How Much Should You Pay? (HomeOwners Alliance, 2026)
• Conveyancing Fees: What to Expect (HomeOwners Alliance, 2026)
• Find a Solicitor (Law Society)
• The Land Registration Fee Order 2024 (legislation.gov.uk)

Related guides

• Executor Tax Obligations When Selling Property: UK Guide
• Estate Agent Fees in Manchester: What to Expect in 2026
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• Average Moving Costs in the UK
• Do You Pay Your Solicitor If the Sale Falls Through?
• Tree Survey Cost When Selling Your Property
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• Average Conveyancing Costs by Property Price
• How Much Does an EPC Cost in 2026?
• Legal Pack Cost for Auction Sellers
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Frequently asked questions