Fixed Fee vs Hourly Rate Conveyancing

When you instruct a solicitor or licensed conveyancer to handle your property sale, one of the first things to understand is how they charge. The two main pricing models are a fixed fee (sometimes called a "quoted fee") and an hourly rate. The difference between these two approaches can mean hundreds of pounds on your final bill — and, just as importantly, the difference between knowing what you will pay and being left guessing until completion day.

This guide explains how each fee structure works, what is typically included and excluded, and how to choose the right option for your sale. For a broader view of every cost involved in selling, see our full conveyancing costs breakdown.

How fixed-fee conveyancing works

Under a fixed-fee arrangement, your solicitor quotes a single price for handling your entire sale from instruction through to completion. You agree that figure at the outset, and it does not change regardless of how long the sale takes, how many enquiries the buyer's solicitor raises, or how many phone calls you make to chase progress.

Fixed-fee pricing is now the dominant model for residential conveyancing in England and Wales. It is the approach encouraged by the SRA Transparency Rules, which require regulated firms to publish clear pricing information for services including residential conveyancing. For a typical freehold sale in 2026, fixed fees range from £800 to £1,500 plus VAT, bringing the legal fee to £960 to £1,800 including VAT at 20%.

The key advantage is certainty. You know your legal costs before the process begins, which makes budgeting straightforward and removes the anxiety of a bill that grows every time you pick up the phone. For a detailed look at what these fees cover, see our guide on solicitor fees for selling a house.

How hourly rate conveyancing works

Under an hourly rate arrangement, your solicitor charges for the time they spend on your matter. Rates typically range from £150 to £350 per hour plus VAT, depending on the firm's location, the seniority of the fee earner handling your file, and whether you are using a City firm or a regional practice.

A straightforward freehold sale might take a solicitor between four and eight hours of chargeable time, resulting in a fee of £600 to £2,800 plus VAT before disbursements. The problem is that you will not know the exact total until completion — or, in some cases, until you receive your final bill. If your sale encounters delays, additional enquiries, or a difficult chain, the hours add up quickly and your bill climbs accordingly.

Hourly billing was once the standard approach for all legal work, but it has become increasingly rare for residential conveyancing. Most solicitors who still offer it do so for complex or high-value transactions where the scope of work is genuinely difficult to predict in advance.

Fixed fee vs hourly rate: comparison table

The table below summarises the main differences between fixed-fee and hourly rate conveyancing for a residential property sale.

What is typically included in a fixed fee

A standard fixed fee for a residential property sale should cover all of the core legal work involved in the transaction. This typically includes:

• Obtaining official title documents from HM Land Registry
• Drafting the contract of sale and sending it to the buyer's solicitor
• Helping you complete the property information forms (TA6 and TA10)
• Responding to the buyer's solicitor's pre-contract enquiries
• Liaising with your mortgage lender for a redemption statement
• Preparing the transfer deed (TR1)
• Managing exchange of contracts
• Handling completion day and transferring the net sale proceeds to your bank

What is typically excluded or charged as an extra

Even with a fixed fee, certain items are almost always billed on top. These are the most common extras to watch for:

• Leasehold supplement: £200 to £400 + VAT for the additional work of reviewing the lease and liaising with the freeholder or managing agent
• Help to Buy or shared ownership redemption: £100 to £300 for handling the equity loan repayment
• Expedited completion: £100 to £250 if you need a faster turnaround than normal
• Dealing with unregistered land: Additional fee for first registration work, which is more complex than a standard sale
• Abortive transaction fee: Some firms charge £100 to £300 if the sale falls through even under a no sale no fee arrangement

The lesson is clear: always ask for a complete breakdown before you instruct. A "fixed fee" that excludes common items is not as fixed as it sounds. Our guide on what to ask a solicitor before instructing covers the key questions to raise at the quoting stage.

Hidden extras that catch sellers out

Whether you choose a fixed fee or an hourly rate, certain costs can come as a surprise if you are not prepared for them. These are not necessarily hidden in a dishonest sense — they are usually set out in the terms of engagement — but they are easy to overlook when you are focused on the headline fee.

• Additional enquiry rounds: Some fixed-fee quotes include only one or two rounds of pre-contract enquiries. If the buyer's solicitor raises further questions, a supplement may apply.
• Management pack costs: If you are selling a leasehold, the management pack (LPE1 form) from your freeholder can cost £200 to £500 — and this is a disbursement, not part of the solicitor's fee.
• Mortgage redemption complications: If you have multiple mortgages, a Help to Buy equity loan, or a second charge on the property, additional legal work may be needed.
• Indemnity insurance: If your property has a minor title defect — such as a missing building regulations certificate — your solicitor may need to arrange an indemnity policy at £20 to £300.
• ID verification and AML checks: £10 to £30 per person. If you are selling jointly, each owner pays separately.

For a full breakdown of every cost involved, see our conveyancing costs breakdown guide.

The SRA Transparency Rules and what they mean for you

Since 2018, the SRA Transparency Rules have required all SRA-regulated firms to publish clear pricing information for certain services, including residential conveyancing. Firms must display on their websites:

• The total cost of the service, or the basis on which charges are calculated
• A description of the key stages of the work and services included in the price
• Details of likely disbursements and other costs not included in the fee
• Whether VAT is included or excluded
• Information about the experience and qualifications of the people who will do the work

These rules were introduced after research by the Legal Services Board found that consumers struggled to compare legal fees and often felt unsure about what they were paying for. The rules have made it significantly easier to shop around for conveyancing, particularly when comparing fixed-fee quotes. However, they do not prevent firms from billing on an hourly basis — they simply require transparency about the charging method used.

Licensed conveyancers regulated by the Council for Licensed Conveyancers (CLC) are subject to similar transparency requirements under CLC regulatory arrangements.

When a fixed fee is the better choice

For the vast majority of residential property sales, a fixed fee is the better option. It is particularly well suited if:

• You are selling a standard freehold property with a straightforward title and no unusual legal issues
• You want to budget accurately and know your total legal costs before the process begins
• You are comparing multiple quotes — fixed fees are far easier to compare on a like-for-like basis
• You want a no sale no fee guarantee — these are almost exclusively offered alongside fixed-fee pricing
• Your sale may take longer than average — perhaps because you are in a chain. Under a fixed fee, delays do not increase your bill

If you are looking for ways to keep costs down under a fixed-fee arrangement, our guide on how to reduce conveyancing costs offers practical tips.

When an hourly rate might make sense

Hourly billing is not inherently bad — it is simply a poor fit for most residential sales. There are a small number of situations where it might be the more appropriate option:

• Very complex transactions: If your sale involves unregistered land, a defective title, boundary disputes, or other unusual legal issues, the scope of work is genuinely hard to predict. A solicitor may be unwilling to offer a fixed fee at all, or the fixed fee they quote may include a large contingency to cover the risk.
• High-value properties: Sales above £1 million often involve more complex arrangements, stricter anti-money laundering checks, and higher stakes. Some specialist firms prefer hourly billing for this work.
• Where the solicitor also handles related legal matters: If you need advice on tax implications, a trust, or a family arrangement connected to the sale, an hourly rate for the broader advisory work may be combined with the conveyancing.

If you do opt for an hourly rate, always ask the solicitor to provide a realistic time estimate and agree a fee cap in writing. This gives you a ceiling on costs while still allowing the solicitor to bill for the time actually spent. Without a cap, you have no protection against an unexpectedly high bill.

Disbursements are the same either way

Regardless of whether your solicitor charges a fixed fee or an hourly rate, you will pay the same disbursements. These are third-party costs incurred on your behalf during the transaction and are charged at cost with no markup. For sellers, the main disbursements include:

• Land Registry official copies: £7 per document (most sellers need two or three)
• CHAPS bank transfer fee: £35 to £45 including VAT per transfer
• Anti-money laundering ID checks: £10 to £30 per person
• Indemnity insurance (if needed): £20 to £300 depending on the issue being covered

In total, seller disbursements typically add £150 to £350 on top of the solicitor's fee. They should be itemised clearly in your initial quote and on your final completion statement. For more detail, see our guide on average conveyancing costs by property price.

How to compare conveyancing quotes properly

Whether the quotes you receive are fixed fees, hourly rates, or a mixture, these steps will help you compare them on a fair basis:

1. Ask for the total cost including VAT and all disbursements. A quote that reads "£600 plus VAT plus disbursements" could easily become £1,100 or more once everything is added. Get the full figure in writing.
2. Check what is included in the fixed fee. Does it cover mortgage redemption liaison? Is there a cap on enquiry rounds? What about dealing with a chain? The cheapest headline fee often excludes items that other firms include as standard.
3. If quoted hourly, ask for an estimate and a cap. A reputable solicitor should be able to give you a realistic time estimate for your specific transaction and agree a maximum fee in writing.
4. Clarify the no sale no fee terms. If a firm offers this guarantee, confirm exactly what you would still owe if the sale fell through. Some firms charge an abortive fee of £100 to £300 even under a "no sale no fee" arrangement.
5. Get at least three quotes. The Law Society recommends comparing a minimum of three conveyancing quotes. This gives you a reliable benchmark for your area and property type.

What happens if your sale is complex

Certain factors can take a property sale outside the scope of a standard fixed fee. If any of the following apply to your transaction, make sure you discuss them with your solicitor at the quoting stage:

• Leasehold property: Expect a leasehold supplement of £200 to £400 plus VAT, plus the management pack cost of £200 to £500 from your freeholder
• Unregistered land: Properties that have never been registered with HM Land Registry require first registration work, which is more time-consuming and costly
• Defective title or missing documents: Issues such as missing building regulations certificates, absent planning permissions, or unclear boundaries may require indemnity insurance or additional legal investigation
• Help to Buy or shared ownership: Repaying an equity loan or dealing with a housing association adds extra steps and usually a separate fee
• Multiple owners or trustees: Selling a property held in trust or with more than two owners can add complexity to the title work and transfer documents

In these situations, a solicitor may still offer a fixed fee but with a higher price to reflect the additional work. Alternatively, they may suggest hourly billing for the complex element while fixing the fee for the standard conveyancing. Either way, transparency at the outset is essential.

Avoiding bill shock: a practical checklist

Regardless of which fee model you choose, these steps will help you avoid unexpected costs:

1. Get the total cost in writing before you instruct, including the legal fee, VAT, all anticipated disbursements, and any potential supplements
2. Read the terms of engagement carefully — this is where additional charges are set out
3. Ask specifically whether the quote includes dealing with a chain, multiple enquiry rounds, and mortgage redemption
4. If quoted hourly, insist on a written fee cap
5. Prepare your paperwork early — completing your property information forms (TA6 and TA10) thoroughly before instructing reduces follow-up enquiries and billable time
6. Compare at least three quotes and look at the total figure, not just the headline fee
7. Check the firm's regulatory status on the SRA register or the CLC register

Pine helps sellers prepare their legal documentation before instructing a solicitor, which can reduce the amount of billable work required and give you a stronger position when negotiating fees.

Sources and further reading

• SRA Transparency Rules — Price and Service Information (Solicitors Regulation Authority)
• Find a Solicitor (Law Society)
• Legal Services Board (Independent oversight regulator for legal services in England and Wales)
• Council for Licensed Conveyancers (CLC)
• Conveyancing Fees: What to Expect (HomeOwners Alliance)
• Solicitor Fees When Selling a House (Compare My Move)

Frequently asked questions