No Sale No Fee Conveyancing: What It Really Means
How no sale no fee conveyancing works, what is and is not covered, and whether it offers genuine protection for sellers in England and Wales.
What you need to know
No sale no fee conveyancing means your solicitor waives their professional legal fee if your sale falls through before completion. However, you will usually still owe any third-party disbursements already incurred, and some firms charge an abortive transaction fee of £100 to £300. Firms offering this guarantee typically charge 10% to 25% more than those that do not, to offset the risk of unpaid work on collapsed transactions.
- No sale no fee covers the solicitor’s own professional fee only — disbursements such as Land Registry copies and ID checks are usually still payable if the sale falls through.
- Firms offering this guarantee typically charge 10% to 25% more than standard fixed-fee conveyancers to offset the risk of abortive transactions.
- Some firms charge an abortive transaction fee of £100 to £300 even under a no sale no fee agreement — always check the terms of engagement.
- The guarantee may not apply if you withdraw from the sale voluntarily, depending on the firm’s terms.
- Always confirm in writing exactly what you would owe if the sale collapses before instructing a no sale no fee solicitor.
Pine handles the legal prep so you don't have to.
Check your sale readinessNo sale no fee is one of the most commonly advertised promises in residential conveyancing. On the surface, it sounds like a risk-free guarantee: if your sale falls through, you do not pay. But the reality is more nuanced than the marketing suggests.
This guide explains exactly how no sale no fee conveyancing works for sellers in England and Wales, what it covers, what it does not cover, and how to decide whether it is the right choice for your situation. If you want an overview of all the costs involved in selling, our conveyancing costs breakdown covers everything from solicitor fees to estate agent charges and disbursements.
What does no sale no fee conveyancing mean?
No sale no fee (sometimes called "no completion no fee") is a pricing arrangement where your solicitor or licensed conveyancer agrees not to charge their professional legal fee if your property sale does not complete. The idea is to protect sellers from paying for legal work that ultimately leads nowhere.
In a standard conveyancing arrangement, you would owe your solicitor their fee for the work they have done, even if the buyer pulls out at the last minute. Under a no sale no fee deal, the firm absorbs that cost. This is why it is popular with sellers who are worried about the risk of a sale collapsing, which according to industry data happens in roughly one in three transactions in England and Wales.
However, the guarantee only covers one element of your total legal bill. To understand the full picture, you need to know what is included and, more importantly, what is not.
What is covered under no sale no fee
The no sale no fee guarantee applies to the solicitor's own professional legal fee. This is the main charge for the work they perform on your sale, including:
- Drafting and issuing the contract of sale
- Obtaining title documents from HM Land Registry
- Answering the buyer's solicitor's pre-contract enquiries
- Liaising with your mortgage lender for redemption figures
- Preparing the transfer deed (TR1)
- General correspondence and case management
If the sale falls through before completion, you should not be charged for any of this work. The solicitor bears the cost of the time and expertise they have invested.
What is not covered under no sale no fee
This is where many sellers are caught out. Even with a no sale no fee agreement, you may still owe money if the sale collapses. The key exclusions are:
Disbursements
Disbursements are third-party costs your solicitor pays on your behalf during the transaction. They are separate from the solicitor's own fee and are almost always excluded from the no sale no fee guarantee. Common seller disbursements include:
- Land Registry official copies: £7 per document (usually at least £14 for the title register and title plan)
- Anti-money laundering (AML) ID checks: £10 to £30 per person
- CHAPS bank transfer fees: £35 to £45 per transfer (though these are usually only incurred at completion)
- Indemnity insurance: £20 to £300 if a policy has been arranged before the sale collapsed
For a full explanation of what disbursements cover and how they are calculated, see our guide to disbursements explained. If the sale collapses early, your disbursement liability is typically modest, around £50 to £150. If it collapses late in the process, after searches have been ordered or indemnity policies arranged, it could be higher.
Abortive transaction fees
Some firms charge an "abortive transaction fee" or "abortive administration fee" of £100 to £300 when a sale falls through, even under a no sale no fee arrangement. This is a reduced charge to partially cover the time the firm has spent on the transaction. Not all firms charge this, and those that do should disclose it clearly in their terms of engagement.
Voluntary withdrawal
If you choose to withdraw from the sale yourself, some firms will charge their full fee or an abortive fee, even under a no sale no fee deal. The guarantee is often designed to protect you from circumstances outside your control, such as the buyer pulling out, not from your own decision to stop selling. This is a critical term to check before instructing. Our guide on why house sales fall through covers the most common reasons transactions collapse and which party typically bears responsibility.
No sale no fee vs standard fixed fee: a comparison
To understand whether no sale no fee is worth the premium, it helps to compare the two pricing models side by side. For a deeper look at how solicitor fees for selling are structured, see our dedicated guide.
| Factor | No sale no fee | Standard fixed fee |
|---|---|---|
| Typical solicitor fee (ex. VAT) | £900 to £1,700 | £800 to £1,500 |
| Fee premium | 10% to 25% higher | Baseline |
| Protection if sale collapses | Legal fee waived (disbursements still owed) | Full legal fee still owed |
| Abortive transaction fee | £0 to £300 (varies by firm) | Full fee or negotiated reduction |
| Disbursements if sale collapses | Still payable (£50 to £150 typical) | Still payable (£50 to £150 typical) |
| Best suited to | Sales with chain risk or uncertain buyers | Straightforward sales with proceedable buyers |
| Availability | Common with online/national firms | Universal |
The premium for no sale no fee is essentially an insurance cost. On a solicitor fee of £1,000 plus VAT, you might pay an additional £100 to £250 for the guarantee. Whether that is worthwhile depends on the probability of your sale falling through, which in turn depends on factors such as chain length, buyer position, and property type.
When no sale no fee makes sense for sellers
No sale no fee is not the right choice for every seller. It offers the most value in situations where the risk of a sale collapsing is above average:
- You are in a long property chain. The more links in the chain, the higher the probability that one transaction fails and brings down the rest. Chains of four or more parties have a significantly higher fall-through rate.
- Your buyer is not yet proceedable. If the buyer has not sold their own property, has not secured a mortgage offer, or is relying on a sale that has not yet exchanged, the risk of them pulling out is elevated.
- You are selling a property with known complications. Leasehold issues, planning concerns,boundary disputes, or title defects can all cause buyers to withdraw during the conveyancing process.
- You have previously had a sale fall through. If you are relisting a property after a collapsed sale, the emotional and financial cost of paying solicitor fees twice is a real concern. No sale no fee removes that specific risk.
When no sale no fee is not worth it
Conversely, there are situations where a standard fixed fee is the better option:
- You have a cash buyer with no chain. The risk of a fall-through is minimal, so the premium offers little value.
- You are selling a straightforward freehold property. Simple transactions with no complications are less likely to collapse during conveyancing.
- You have already prepared your legal pack. Sellers who have their property information forms completed and searches ready are far less likely to experience delays or fall-throughs. This is exactly what Pine helps sellers do: get sale-ready before a buyer is found, reducing the risk that makes no sale no fee attractive in the first place.
- You are price-sensitive. If the 10% to 25% premium is a concern, and your sale is low-risk, a standard fixed fee will save you money in the vast majority of cases.
How to evaluate a no sale no fee offer
Not all no sale no fee arrangements are equal. Before instructing a firm on this basis, ask the following questions and get the answers in writing. For a broader guide to the instruction process, see our article on how to instruct a solicitor for selling.
- What exactly is waived if the sale falls through? Confirm that the full professional legal fee is waived, not just a portion of it.
- Which disbursements would I still owe? Ask for a list of every disbursement that falls outside the guarantee, and the estimated cost of each.
- Is there an abortive transaction fee? If so, how much is it and when does it apply?
- Does the guarantee apply if I withdraw voluntarily? Some firms only waive their fee if the buyer pulls out. If you decide not to sell, you may still be charged.
- How does the fee compare to the same firm's standard rate? If the firm also offers a non-no sale no fee option, compare the two. The difference is the true cost of the guarantee.
- Are there any time limits? Some firms limit the no sale no fee guarantee to a period such as 12 months. If the sale has not completed within that window, you may lose the protection.
The true cost of a sale falling through
To put the no sale no fee premium in perspective, it helps to understand what a collapsed sale actually costs a seller. The financial impact goes beyond just solicitor fees:
| Cost item | Typical range | Covered by no sale no fee? |
|---|---|---|
| Solicitor legal fee (work done) | £500 to £1,500 + VAT | Yes (waived) |
| Disbursements incurred | £50 to £300 | No (still payable) |
| Continued mortgage payments | Varies (months of delay) | No |
| Relisting and remarketing costs | £0 to £500 | No |
| Potential property value decline | Unpredictable | No |
| Stress and lost time | Significant but unquantifiable | No |
As the table shows, no sale no fee protects you against the solicitor's fee specifically, but not against the broader costs of a collapsed sale. The best protection against fall-throughs is not a fee arrangement but a well-prepared sale: thorough property information forms, searches ordered in advance, and a proceedable buyer. Our guide on why house sales fall through covers the most effective ways to reduce your risk.
Who offers no sale no fee conveyancing?
No sale no fee is most commonly offered by online and national conveyancing firms that handle large volumes of transactions. Their business model allows them to absorb the cost of abortive sales across a large portfolio of clients, spreading the risk.
Smaller high street solicitors are less likely to offer this arrangement because each aborted transaction represents a more significant loss relative to their overall turnover. However, some high street firms do offer it as an option at a higher fee.
Whichever type of firm you choose, verify their regulatory status before instructing. Every solicitor must be registered with the Solicitors Regulation Authority (SRA), and every licensed conveyancer must be registered with the Council for Licensed Conveyancers (CLC). Look for additional quality markers such as the Law Society's Conveyancing Quality Scheme (CQS) accreditation.
Common misconceptions about no sale no fee
Several myths persist around no sale no fee conveyancing. Here are the most common:
- "I will not pay anything if the sale falls through." This is the biggest misconception. You will almost certainly still owe disbursements, and possibly an abortive transaction fee. The guarantee covers the solicitor's own fee only.
- "No sale no fee solicitors are lower quality." This is not necessarily true. Many reputable, well-regulated firms offer this arrangement. The quality of the service depends on the firm, not on their fee structure. Always check reviews, caseload per fee earner, and regulatory accreditation.
- "The higher fee is never worth it." For sellers in high-risk situations, such as long chains or properties with complications, the premium can easily pay for itself if the sale collapses. The average saving from a no sale no fee waiver on an aborted sale is £800 to £1,500 in solicitor fees alone.
- "All no sale no fee terms are the same." They vary significantly between firms. Some have no abortive fee at all, while others charge £300. Some cover voluntary withdrawal, others do not. Always compare the specific terms, not just the headline promise.
How to reduce your risk without paying a premium
No sale no fee is a reactive measure: it protects you financially after a sale has already collapsed. A more effective approach is to reduce the likelihood of a fall-through in the first place. Key strategies include:
- Prepare your legal paperwork early. Complete your property information forms (TA6 and TA10) thoroughly before you accept an offer. Gaps or inconsistencies in these forms are one of the leading causes of delays and buyer withdrawals. Pine helps sellers complete these forms with AI-guided support before a buyer is even found.
- Order property searches upfront. Having search results ready when a buyer is found can cut weeks off the conveyancing timeline, reducing the window in which a sale can fall through.
- Vet your buyer's position carefully. Ask your estate agent to confirm whether the buyer has a mortgage agreement in principle, whether they are in a chain, and whether their own sale (if applicable) has exchanged.
- Instruct your solicitor before you list. This means the legal process can begin immediately when a buyer is found, rather than losing weeks to onboarding and setup. See our guide on how to instruct a solicitor for selling for the step-by-step process.
- Keep communication proactive. Chase your solicitor, your buyer's solicitor, and your estate agent regularly. Sales that stall due to poor communication are more likely to collapse entirely.
Sources and further reading
- SRA Transparency Rules — Price and Service Information (Solicitors Regulation Authority)
- Conveyancing Quality Scheme (CQS) (Law Society)
- Find a Solicitor (Law Society)
- Conveyancing Fees: What to Expect (HomeOwners Alliance)
- Solicitor Fees When Selling a House (Compare My Move)
- HM Land Registry — Registration Services Fees (GOV.UK)
Frequently asked questions
What does no sale no fee conveyancing actually mean?
No sale no fee conveyancing means your solicitor or licensed conveyancer waives their professional legal fee if your property sale falls through before completion. The guarantee covers the firm's own charges for legal work such as drafting the contract, answering enquiries, and liaising with the buyer's solicitor. It does not typically cover third-party disbursements already incurred, such as Land Registry copies, ID verification checks, or bank transfer fees. Always ask for the exact terms in writing before you instruct.
Do I still have to pay disbursements if the sale falls through under a no sale no fee agreement?
In most cases, yes. Disbursements are third-party costs your solicitor pays on your behalf, and most no sale no fee agreements exclude them from the guarantee. If your solicitor has already paid for Land Registry official copies, anti-money laundering ID checks, or other searches, you will usually be asked to reimburse those costs even if the sale collapses. The total disbursement liability for a seller on an aborted sale is typically between £50 and £150, but you should confirm the exact figure with your firm upfront.
Is no sale no fee conveyancing more expensive than standard conveyancing?
Yes, typically by 10% to 25%. Firms offering no sale no fee pricing build the risk of abortive transactions into their fees. If their standard fee would be £1,000 plus VAT, a no sale no fee arrangement might cost £1,100 to £1,250 plus VAT instead. This premium covers the cost of work the firm performs on sales that never complete. Whether the extra cost is worth it depends on your circumstances, particularly if you are in a long chain or selling a property that may attract buyers who are not yet in a proceedable position.
What is an abortive transaction fee in no sale no fee conveyancing?
An abortive transaction fee is a reduced charge that some firms apply when a sale falls through, even under a no sale no fee arrangement. It typically ranges from £100 to £300 and is meant to cover a portion of the administrative work already completed. Not all no sale no fee firms charge this, so it is a crucial detail to check before instructing. If a firm does charge an abortive fee, ask for the exact amount in writing and make sure it is included in the terms of engagement letter.
Can I switch solicitors if my sale falls through under a no sale no fee deal?
Yes. If your sale collapses, you are free to instruct a different solicitor for any future sale of the same property. Under a no sale no fee arrangement, you should not owe the original firm their professional legal fee, though you may still need to settle any disbursements. Some firms may retain your file for a period and offer to act again at a reduced rate if you relist. Always request a copy of your file and any documents they hold so you can pass them to a new firm without delay.
Is no sale no fee the same as no completion no fee?
The two phrases are used interchangeably by most conveyancing firms and mean the same thing in practice: you do not pay the firm's professional legal fee unless the sale reaches completion. However, it is worth checking the precise wording in your terms of engagement. A very small number of firms define 'sale' as exchange of contracts rather than completion, which would leave you liable for fees if the transaction fails between exchange and completion, although this is rare because exchange creates a binding contract.
Should I choose a no sale no fee solicitor or a cheaper fixed-fee solicitor?
It depends on your risk profile. If your sale is straightforward, you have a proceedable buyer with no chain, and you are confident the transaction will complete, a standard fixed-fee solicitor will usually be cheaper. If there is a meaningful risk of the sale falling through, such as a long chain, a buyer who has not yet sold their own property, or a property with known complications, the no sale no fee premium can be a sensible form of insurance. Compare the total cost difference and weigh it against the likelihood of the sale collapsing.
Do all conveyancing firms offer no sale no fee?
No. Many high street solicitors do not offer no sale no fee terms because they prefer to charge for work done regardless of the outcome. The arrangement is more commonly offered by online and national conveyancing firms that handle high volumes of transactions. According to comparison platforms such as Compare My Move and Reallymoving, roughly half of online conveyancers advertise a no sale no fee guarantee, while it is less common among smaller local practices.
Does no sale no fee cover me if I withdraw from the sale myself?
This varies by firm and is one of the most important terms to check. Some no sale no fee agreements only apply if the sale collapses due to circumstances outside your control, such as the buyer pulling out or failing to secure a mortgage. If you withdraw voluntarily, some firms will still charge their full fee or an abortive transaction fee. Others apply the guarantee regardless of who causes the sale to fail. Read the terms of engagement carefully and ask your solicitor to clarify this point before you instruct them.
How do I check whether a no sale no fee solicitor is legitimate and regulated?
Every solicitor in England and Wales must be regulated by the Solicitors Regulation Authority (SRA), and every licensed conveyancer must be regulated by the Council for Licensed Conveyancers (CLC). You can verify any firm's status on the SRA register at sra.org.uk or the CLC register at clc-uk.org. Look for firms with Law Society Conveyancing Quality Scheme (CQS) accreditation as an additional quality marker. Avoid any firm that cannot provide a valid SRA or CLC registration number.
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