What You Actually Pay a Solicitor When You Move
When you buy or sell a home in the UK, the "solicitor's bill" is really two separate things bundled together:
- The legal fee - what the solicitor or licensed conveyancer charges for their time and expertise.
- Disbursements - costs they pay to third parties on your behalf (searches, Land Registry, bank transfers, ID checks).
Most confusion - and most overpaying - happens because cheap quotes show you a low legal fee and stay quiet about the disbursements. This guide ranks your options from cheapest to most expensive, then lists every extra charge so you can compare quotes properly.
Conveyancing Options, Cheapest to Most Expensive
| Option | Typical legal fee (buying) | Best for |
|---|---|---|
| Online "budget" conveyancer | £400 – £700 | Simple, low-value freehold purchases |
| Licensed conveyancer | £700 – £1,100 | Standard freehold or simple leasehold |
| High-street solicitor | £900 – £1,500 | Most buyers who want a local contact |
| Specialist property solicitor | £1,200 – £2,000 | Leasehold, shared ownership, new-build |
| City / premium law firm | £2,000 – £4,000+ | High-value, complex or unusual property |
These are legal fees only. Add disbursements (below) to get your true total.
1. Online "budget" conveyancers - cheapest
Internet-based conveyancing factories handle high volumes at low prices, often £400-£700 in legal fees. They work well for straightforward freehold purchases with no complications.
The trade-off is service: you'll usually deal with a case-handler (not a qualified solicitor), communicate mostly by portal or email, and may wait longer for replies during busy periods. Read the quote carefully - budget firms are the most likely to add separate charges for things other firms include.
2. Licensed conveyancers - low cost, property specialists
A licensed conveyancer is regulated by the Council for Licensed Conveyancers (CLC) and does property work only. Fees typically run £700-£1,100. For a standard purchase or sale they offer most of the value of a solicitor at a slightly lower price, with a named person handling your file.
3. High-street solicitors - mid-range, local and personal
A traditional local solicitor charges around £900-£1,500 for a standard transaction. You get a qualified solicitor, a face-to-face option, and someone who can also help with related legal matters. This is the "safe default" for most movers who value a real point of contact.
4. Specialist property solicitors - more for complex cases
If your purchase is leasehold, shared ownership, a new-build, or has a complication (probate sale, lease extension, unusual title), expect £1,200-£2,000. Leasehold alone often adds £200-£400 because there's extra work reviewing the lease and liaising with the freeholder or managing agent.
5. City and premium firms - most expensive
For high-value homes (typically £1m+) or genuinely complex transactions, a city or premium firm may charge £2,000-£4,000 or more, sometimes billed by the hour. You're paying for senior expertise, capacity to handle tax and structuring questions, and speed under pressure - overkill for an ordinary purchase.
Disbursements: the Costs on Top
Whoever you instruct, these third-party costs are added to the legal fee. They're broadly similar between firms because they're set by others.
When buying
| Disbursement | Typical cost |
|---|---|
| Property searches (local, water, environmental) | £250 – £450 |
| Land Registry registration fee | £20 – £455 (scales with price) |
| Land Registry title/official copies | £3 – £15 |
| Bankruptcy & priority searches | £4 – £8 |
| Bank transfer (CHAPS) fee | £20 – £45 |
| ID / anti-money-laundering checks | £6 – £25 |
| Stamp Duty Land Tax (SDLT) | Varies - use our calculator |
| Leasehold notice / management pack (if applicable) | £100 – £400+ |
When selling
| Disbursement | Typical cost |
|---|---|
| Land Registry title documents | £6 – £15 |
| Bank transfer (CHAPS) fee | £20 – £45 |
| Leasehold management pack (if applicable) | £150 – £400+ |
| Estate agent fee (separate from solicitor) | 0.75% – 3% + VAT |
Note: Stamp Duty is usually the single biggest line on a purchase. It's paid to HMRC, not your solicitor, but your solicitor files the return and pays it on completion. Work out your figure first with our stamp duty calculator.
Hidden Charges That Inflate a "Cheap" Quote
The cheapest headline fee often isn't the cheapest total. Watch for these add-ons:
- Leasehold supplement - extra £200-£400 if the property is leasehold.
- Help to Buy / shared ownership fee - extra work, extra charge.
- Mortgage fee - some firms charge separately for acting for your lender.
- "No completion, no fee" small print - usually covers only the legal fee, not searches already paid.
- Indemnity policy admin - a fee on top of the policy premium.
- Telegraphic transfer fee - the CHAPS charge, sometimes marked up.
- Expedite / chase fees - premiums for rushing a tight chain.
Ask for a full written quote that lists legal fee + every disbursement + VAT, and confirm what happens if the deal falls through.
How to Get the Best Value (Not Just the Cheapest)
- Get 3 written quotes - one online firm, one licensed conveyancer, one local solicitor.
- Compare the total, not the headline legal fee.
- Check VAT is included - legal fees attract 20% VAT.
- Confirm leasehold/extra charges upfront if relevant.
- Ask about communication - portal-only vs a named contact you can call.
- Read recent reviews for responsiveness; slow conveyancing can collapse a chain.
Budget for the Whole Move, Not Just the Solicitor
Legal fees are only one part of moving costs. Once you've chosen a conveyancer, line up the rest of your budget:
- Work out your stamp duty with the stamp duty calculator.
- Estimate your removal costs with our free calculator.
- Plan your packing with the packing boxes calculator.
Get all three numbers early and you'll avoid nasty surprises in the final week before completion.