Buying a home is an exciting milestone, but it’s important to budget for more than just your deposit and mortgage. One of the biggest additional costs you’ll face is solicitor fees, often referred to as conveyancing fees.
Whether you’re buying your first home, purchasing through Shared Ownership, or moving into an affordable home, understanding solicitor fees can help you budget effectively and avoid unexpected costs later in the process.
In this guide, we’ll explain what solicitor fees are, how much they typically cost in the UK in 2026, what affects the price, and how you can keep your conveyancing costs under control.
What are solicitor fees?
Solicitor fees are the legal costs involved in transferring ownership of a property from the seller to the buyer. This legal process is known as conveyancing.
Your solicitor or licensed conveyancer manages the legal side of the purchase, ensuring everything is completed correctly and protecting your interests throughout the transaction.
Their responsibilities typically include:
- Carrying out identity and anti-money laundering (AML) checks
- Reviewing the contract and title deeds
- Ordering property searches
- Raising enquiries with the seller’s solicitor
- Liaising with your mortgage lender
- Exchanging contracts
- Completing the purchase
- Registering your ownership with HM Land Registry
- Submitting any Stamp Duty Land Tax (SDLT) return where required
Without a solicitor or licensed conveyancer, buying a property in England and Wales would be extremely difficult, as they ensure the transaction is legally compliant and that ownership is transferred correctly.
How much are solicitor fees in 2026?
Solicitor fees vary depending on the type of property you’re buying, its value and the complexity of the transaction.
According to Reallymoving’s Conveyancing Costs Index, the average legal fee for a freehold purchase is £860 (including VAT, excluding disbursements), while buyers purchasing a leasehold property pay an average of £1,379. The higher cost of leasehold conveyancing reflects the additional legal work involved, including reviewing lease terms, service charges and management company information. Based on thousands of conveyancing quotes requested through its comparison platform, the index provides an ongoing snapshot of conveyancing costs across England and Wales.
Remember that solicitor fees are separate from your deposit, mortgage fees, survey costs and any Stamp Duty Land Tax (SDLT) you may need to pay.
What’s included in solicitor fees?
When you receive a quotation, you’ll usually see two types of costs.
Legal fees
These cover the solicitor’s own work, including:
- Managing the conveyancing process
- Reviewing contracts
- Communicating with the seller’s solicitor
- Acting for your mortgage lender
- Exchanging contracts
- Completing the purchase
- Registering your ownership
Many solicitors offer fixed-fee conveyancing, while others base their charges on the property’s value or complexity.
Disbursements
Disbursements are costs paid to third parties on your behalf.
Common examples include:
- Local authority searches
- Environmental searches
- Water and drainage searches
- HM Land Registry fees
- Bankruptcy searches (where required by your lender)
- Electronic identity verification
- Bank transfer (telegraphic transfer) fees
Your solicitor should clearly separate these costs from their own legal fees when providing a quote.
What makes solicitor fees more expensive?
Not every property purchase is straightforward, and certain factors can increase your conveyancing costs.
Leasehold properties
Buying a leasehold property usually involves reviewing the lease, checking service charges, ground rent and management company information, resulting in additional legal work.
Shared Ownership purchases
Shared Ownership homes require additional documentation and communication with the housing association, meaning solicitor fees are often slightly higher than for a standard purchase.
New-build homes
Developers often require contracts to be exchanged quickly, and solicitors must also review planning agreements, warranties and developer documentation.
Gifted deposits
If part of your deposit has been gifted by a family member, your solicitor may charge an additional fee to satisfy anti-money laundering regulations and your mortgage lender’s requirements.
Why have conveyancing fees increased?
If you’ve spoken to friends or family who bought a home several years ago, you may notice today’s solicitor fees are higher. Rising regulatory requirements, stricter anti-money laundering checks, higher professional indemnity insurance costs and increased lender compliance have all contributed to the rise.
While higher costs aren’t ideal, they reflect the increasing amount of work required to ensure property transactions are completed safely, securely and legally.
Should first-time buyers expect lower solicitor fees?
Not necessarily. Although first-time buyers may benefit from reduced or no Stamp Duty depending on the purchase price and current thresholds, solicitor fees are generally similar because the legal work involved remains much the same.
However, if you’re using a Lifetime ISA (LISA), buying through Shared Ownership, or purchasing through an affordable housing scheme, your solicitor may charge a small additional fee to complete the specialist paperwork.
Can I choose my own solicitor?
Yes. Estate agents and mortgage brokers often recommend a solicitor, but you’re under no obligation to use their preferred firm.
Before instructing anyone, compare conveyancing solicitors quotes and check:
- Is the fee fixed?
- Does the quote include VAT?
- Are search fees included?
- Are there additional charges for leasehold or Shared Ownership?
- Do they offer a No Move, No Fee guarantee?
- Are there any administration fees hidden in the small print?
Choosing purely on price isn’t always the best option. A responsive solicitor who communicates well can make the home-buying process considerably less stressful.
Hidden solicitor fees to look out for
Always read your quotation carefully. Some firms advertise low headline prices but charge additional fees for services that many buyers will need. These can include:
- Mortgage lender administration fees
- Gifted deposit fees
- Electronic ID checks
- Telegraphic transfer fees
- Leasehold supplements
- Shared Ownership supplements
- SDLT return completion
- Acting for your mortgage lender
A transparent quote should explain every potential charge before you commit.
How can you reduce conveyancing costs?
While you shouldn’t choose a solicitor based solely on price, there are several ways to keep costs manageable.
- Compare several fixed-fee quotations.
- Check whether VAT is included.
- Understand exactly what’s covered.
- Ask whether search fees are included.
- Clarify any additional fees for leasehold or Shared Ownership purchases.
- Return paperwork promptly to avoid delays.
- Read reviews to ensure you’re choosing a reputable solicitor rather than simply the cheapest.
How long does conveyancing take?
Buying a home isn’t just about finding the right property, it also requires patience. A straightforward property purchase typically takes around 12 to 16 weeks to complete, although timescales vary depending on factors such as the property chain, mortgage approval, search turnaround times and how quickly enquiries are resolved.
The UK government has acknowledged that the home buying and selling process currently takes an average of around 120 days (almost four months) to complete, prompting reforms aimed at reducing delays through greater digitisation, upfront property information and improved data sharing between conveyancers and lenders.
Choosing an experienced solicitor, responding quickly to requests for information and having your finances in place before making an offer can all help keep your purchase moving.
Did you know that around one in four property sales fall through?
Unfortunately, not every accepted offer results in a completed purchase.
Property transactions can still fall through before completion, creating delays and additional costs for buyers and sellers. Research cited by HM Land Registry found that failed transactions cost sellers around £400 million a year across England and Wales, highlighting the impact of delays, uncertainty and problems that arise during the buying process. The government has introduced reforms aimed at reducing the number of sales that collapse by improving upfront information, digitising the process and creating greater certainty for buyers and sellers.
For this reason, it’s worth asking prospective solicitors whether they offer a ‘No Move, No Fee’ service. While you’ll usually still need to pay for any searches or third-party costs already incurred, these schemes can reduce the financial impact if your purchase doesn’t go ahead.
Frequently Asked Questions
Are solicitor fees included in my mortgage?
No. Solicitor fees are separate from your mortgage and usually need to be paid directly to your solicitor during the buying process.
Do I pay solicitor fees if the purchase falls through?
It depends on the solicitor. Some firms offer No Move, No Fee services, while others charge for work already completed or for any disbursements, such as searches, that have already been paid.
Are solicitor fees different for Shared Ownership?
Yes. Shared Ownership purchases usually involve additional legal work with the housing association and specialist documentation, so solicitor fees are often slightly higher.
Are solicitor fees negotiable?
Some firms may match a competitor’s quote, but it’s important to compare what’s included rather than choosing the cheapest option.
Final thoughts
Solicitor fees are an essential part of buying a home, but they don’t have to come as a surprise. By understanding what’s included, comparing quotes carefully and budgeting for both legal fees and disbursements, you’ll be in a much stronger position to complete your purchase with confidence.
Whether you’re buying your first home, moving into a Shared Ownership property or purchasing your next family home, planning for these costs early can help make the journey smoother.
At MovingSoon, we’re here to support you every step of the way. Explore our growing collection of home-buying guides, affordable housing advice and practical resources, including our Moving House Checklist, designed to help you stay organised from accepted offer right through to moving day.
Disclaimer: The information in this guide is intended for general guidance only and does not constitute legal, financial or property advice. Conveyancing fees, disbursements and other buying costs vary depending on your circumstances, location, property type and the professionals you choose. Always obtain up-to-date quotes and seek independent advice where needed before making financial decisions.
