Solicitor Fees for Selling a House: What to Expect

Solicitor fees are one of the unavoidable costs of selling a property. Yet the range of quotes you receive can be bewildering — from under £600 to well over £2,000 for what appears to be the same work. The difference usually comes down to what is included, how the firm structures its pricing, and whether you are comparing like with like.

This guide explains exactly what solicitor fees cover when selling a house in England and Wales, how pricing works, and how to compare quotes properly so you get a fair deal without sacrificing quality. If you want a broader view of every cost involved in selling, our conveyancing costs breakdown covers estate agent fees, EPC costs, and disbursements alongside solicitor charges.

How much do solicitors charge for selling a house in 2026?

For a straightforward freehold sale in England or Wales, solicitor fees in 2026 typically range from £800 to £1,500 plus VAT. Including VAT at 20%, that means £960 to £1,800 for the legal fee alone.

On top of this, you will pay disbursements — third-party costs your solicitor incurs on your behalf — totalling £150 to £350. This brings the total legal cost for a typical freehold sale to between £1,100 and £2,150.

These figures are 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, property value, and individual firm.

Solicitor fees by property value

Solicitor fees generally increase with the value of the property being sold. This is because higher-value transactions carry greater risk for the firm's professional indemnity insurance and often involve more complex arrangements. Here is how fees typically scale:

These ranges cover freehold sales with a standard mortgage redemption. If you are selling a leasehold property, add the leasehold supplement and management pack costs discussed below.

Fixed fee vs hourly rate: which is better?

The vast majority of residential conveyancing firms now charge a fixed fee for the entire sale transaction. This means you agree a price at the outset and that is what you pay, regardless of how long the sale takes or how many enquiries the buyer's solicitor raises.

Fixed-fee pricing is the model encouraged by the SRA Transparency Rules, which require firms to publish clear pricing information for residential conveyancing. It gives sellers cost certainty and makes comparing quotes straightforward.

A small number of solicitors still charge by the hour, typically at £150 to £350 per hour depending on the firm's location and seniority of the fee earner. Here is how the two models compare:

For the vast majority of sellers, a fixed fee is the better option. If a firm quotes you on an hourly basis, ask them to estimate the total cost and cap it in writing. Otherwise, a straightforward sale that hits a snag could see your bill climb well beyond what a fixed-fee firm would have charged.

What is included in your solicitor's fee?

When comparing quotes, it is essential to understand what the solicitor's fee actually covers. A standard conveyancing fee for a property sale should include all of the following. For a deeper look at each task, see our guide on what your solicitor actually does when you sell.

• Obtaining official title documents from HM Land Registry
• Drafting and negotiating the contract of sale
• Helping you complete your property information forms (TA6, TA10, TA7 for leasehold)
• 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 charged as an extra

Some items are almost always billed on top of the standard fee. Watch for these when comparing quotes:

• Leasehold supplement: £200 to £400 + VAT for the additional work on a leasehold sale
• Help to Buy or shared ownership redemption: £100 to £300 for handling the equity loan repayment
• Expedited or urgent completion: £100 to £250 if you need a faster than normal turnaround
• Acting on a simultaneous purchase: A separate fee (usually discounted) if you are buying and selling at the same time

Disbursements: the costs on top of the legal fee

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 charged at cost with no markup. For sellers, the main disbursements are:

• Land Registry official copies: £7 per document. Most sellers need at least two (title register and title plan), costing a minimum of £14.
• CHAPS bank transfer fee: £35 to £45 including VAT per transfer. You may need one transfer to send the sale proceeds to your bank and a second to redeem your mortgage.
• Anti-money laundering (AML) ID checks: £10 to £30 per person. If you are selling jointly, each owner is checked separately.
• Indemnity insurance (if needed): £20 to £300 if there is a minor title defect that needs to be insured rather than resolved.

In total, disbursements for a seller typically add up to £150 to £350. They should be itemised clearly in your quote and on your completion statement.

Leasehold sales: why they cost more

Selling a leasehold property costs more than selling a freehold for two reasons. First, your solicitor charges a leasehold supplement of £200 to £400 plus VAT to cover the extra legal work: reviewing the lease, checking service charges and ground rent, and liaising with the freeholder or managing agent.

Second, you must purchase a leasehold management pack (also called the LPE1 form) from your freeholder or managing agent. This pack contains details of service charges, ground rent, building insurance, planned major works, and any disputes. The Law Society suggests a maximum of £200 plus VAT, but in practice many managing agents charge £200 to £500 or more. Some London managing agents charge up to £800 for the full pack.

In total, selling a leasehold property typically costs £300 to £800 more than an equivalent freehold. Make sure any quote you receive specifies the leasehold supplement separately so you can see the true cost.

Online conveyancers vs high street solicitors

There is a growing market of online-only conveyancing firms that offer lower fees by operating without high street offices. These firms handle everything by email, phone, and online portal. For a more detailed comparison, see our guide on online conveyancing: pros and cons.

Online conveyancers typically charge £500 to £900 plus VAT for a sale, compared to £800 to £1,500 plus VAT for a high street solicitor. The saving can be significant — potentially £300 to £600 — but there are trade-offs. Online firms often carry higher caseloads per fee earner, face-to-face meetings are rarely available, and communication can be slower during busy periods.

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 verify any firm's regulatory status on the SRA register or the CLC register. For more on regulation, see our guide to CQS accreditation and what it means.

How to compare solicitor quotes properly

The cheapest headline fee is often not the cheapest once you add VAT, disbursements, and supplements. Here is how to compare quotes on a fair basis. For a step-by-step walkthrough of the instruction process, see our guide on how to instruct a solicitor for selling.

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 before you commit.
2. Check what is included. Does the fee cover mortgage redemption liaison? What about dealing with additional enquiries from the buyer's solicitor? Is there a cap on the number of enquiry rounds? 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 owe if the sale fell through. Some firms charge an abortive transaction fee of £100 to £300 even under a "no sale no fee" arrangement.
4. Check reviews and caseload. A conveyancer who is £200 cheaper but takes three weeks to answer emails will cost you far more in delays, stress, and potential fall-throughs. Check independent reviews on Google, Trustpilot, and the Law Society's Find a Solicitor tool.
5. Get at least three quotes. The Law Society recommends comparing a minimum of three conveyancing quotes. This gives you a reliable benchmark for what is reasonable in your area and for your property type.

Solicitor vs licensed conveyancer: does it matter?

When sellers say "solicitor fees," they often mean the cost of conveyancing generally — whether the work is done by a solicitor or a licensed conveyancer. Both are legally qualified to handle your property sale, but they are regulated differently and offer slightly different strengths.

A solicitor is a fully qualified lawyer regulated by the SRA. They can handle conveyancing as part of a wider legal practice, which means they can advise on related issues like boundary disputes, inheritance, or tax implications that may affect your sale.

A licensed conveyancer is a property law specialist regulated by the CLC. They focus exclusively on conveyancing and are often slightly cheaper as a result. For a straightforward freehold sale, there is usually little practical difference in the service you receive.

For a detailed comparison, see our guide on solicitor vs conveyancer: which should you choose.

How to reduce your solicitor fees

While solicitor fees are a necessary cost of selling, there are legitimate ways to keep them as low as possible:

• Get multiple quotes. Prices vary significantly between firms for identical work. Three quotes is the absolute 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 solicitor.
• Prepare your paperwork early. Completing your property information forms (TA6 and TA10) thoroughly before you instruct means fewer follow-up enquiries and less time billed. Pine helps sellers do exactly this — getting your legal preparation done before a buyer is even found.
• Avoid estate agent referrals. Solicitors recommended by your estate agent often pay a referral fee of £150 to £300 for the introduction. That cost is typically passed on to you through higher fees. Choose your own solicitor independently.
• Bundle the sale and purchase. If you are buying and selling at the same time, most solicitors offer a discount for handling both transactions. The combined fee is usually 20% to 30% less than instructing separately.
• Check for CQS accreditation. The Law Society's Conveyancing Quality Scheme is a mark of quality that can help you identify reliable firms. CQS-accredited firms meet strict standards for client service, which often means fewer delays and a smoother sale.

When to instruct your solicitor

Many sellers wait until they have accepted an offer before looking for a solicitor. This is a common mistake that adds weeks to the conveyancing timeline. Your solicitor cannot begin the legal work until they are formally instructed, and finding the right firm takes time.

Ideally, you should instruct your solicitor before you put the property on the market, or at the very latest when you accept an offer. Having a solicitor in place means the legal process can begin immediately, reducing the gap between accepting an offer and exchanging contracts.

Some sellers go further and prepare their legal pack — including property information forms and property searches — before listing. This is sometimes called "upfront information" or "seller-ready conveyancing." It can cut weeks off the total timeline and significantly reduce the risk of the sale falling through. Pine is designed to help sellers do exactly this.

Red flags when choosing a solicitor

Not all solicitors offer the same quality of service. Watch out for these warning signs:

• No clear fee breakdown. If a firm cannot give you a transparent total cost including VAT and disbursements, move on. The SRA Transparency Rules require regulated firms to publish their conveyancing fees clearly.
• Very high caseloads. Ask how many transactions each fee earner handles at any one time. If the answer is 100 or more, expect slower communication and longer delays.
• No CQS or CLC accreditation. While not mandatory, accreditation schemes like the Law Society's CQS demonstrate a commitment to quality standards in conveyancing.
• Pressure to instruct immediately. A reputable firm will give you time to compare quotes and consider your options.
• Estate agent pressure to use their referral. Your agent may push a particular solicitor because they receive a referral fee. You are always free to choose your own.

Sources and further reading

• SRA Transparency Rules — Price and Service Information (Solicitors Regulation Authority)
• Find a Solicitor (Law Society)
• Solicitor Fees When Selling a House (Compare My Move)
• Conveyancing Fees: What to Expect (HomeOwners Alliance)
• HM Land Registry — Registration Services Fees (GOV.UK)
• Conveyancing Quality Scheme (CQS) (Law Society)

Related guides

• Average Conveyancing Costs by Property Price

Frequently asked questions