Key facts: Conveyancing splits into the solicitor's legal fee (typically £800–£1,500 buying; less selling) and disbursements — third-party costs passed through at cost: searches (£250–£500), Land Registry fees (banded by price), and bank transfer fees. Leasehold adds £200–£500+ in extra legal work plus freeholder pack fees. Always compare all-in itemised quotes, never headline fees.
Legal fees vs disbursements
The legal fee pays for the solicitor's work: contracts, enquiries, reporting to you and your lender, exchanging and completing. Disbursements are costs they incur on your behalf — searches, Land Registry registration, ID checks, transfer fees. A quote that looks cheap on the legal fee and vague on disbursements usually ends up ordinary or worse once itemised; the comparison that matters is the projected total for your transaction type.
What the searches are for
Three standard searches protect you and satisfy the lender: local authority (planning history, enforcement, road schemes), drainage and water (connections and sewer locations), and environmental (contamination, flooding, ground stability). Location can add more — mining searches in former coalfield areas, chancel liability in some parishes. Cash buyers can technically skip searches; mortgage lenders won't let you.
The leasehold premium
Leasehold purchases involve reviewing the lease itself — term remaining, ground rent terms, service charges — plus a management pack from the freeholder that they charge for (£100–£500, at their discretion) and often notice fees after completion. That's why leasehold quotes run higher, and why a lease under roughly 80 years should ring alarm bells before you commit: extension costs escalate as terms shorten.
Comparing quotes properly
Ask every firm the same three questions: is the quote fixed or hourly; what disbursements are included and itemised; and is there a no-completion protection (no legal fee if the purchase falls through). Cheapest-headline conveyancing factories can cost more in delays than they save in fees — responsiveness is worth paying a little for, because conveyancing sets the pace of the entire purchase.
Slotting it into the bigger picture
Conveyancing is one line in the full moving budget — see our true cost of moving house guide. Your broker can usually recommend conveyancers who move at the pace your purchase needs. Get matched with a mortgage broker through Nesto — free, no obligation.
Frequently asked questions
How much does conveyancing cost?
Typically £800–£1,500 in legal fees for a purchase, plus £250–£500 in searches and Land Registry fees banded by price. Leasehold adds more.
Why is leasehold conveyancing more expensive?
Extra lease review, a freeholder's management pack (charged at their discretion) and post-completion notices all add work and cost.
Can I do my own conveyancing?
Legally possible when cash-buying, practically inadvisable — and mortgage lenders require a qualified conveyancer on their panel.
What is no-completion protection?
An arrangement where the legal fee is waived if the transaction falls through — worth having in chains, where roughly a quarter of purchases collapse.