Your conveyancing costs, itemised in seconds
Our calculator gives you an instant, fixed-fee quote for buying, selling, or buying and selling together. It shows our legal fee, the VAT on it and every third-party cost we expect to pay on your behalf, so you can see exactly what makes up the total before you decide anything.
The figures below are the same ones the calculator uses. Our legal fee for buying a home starts at £900 + VAT and for selling at £835 + VAT, and rises in steps with the price of the property. We act for buyers and sellers across England and Wales, with offices in Scunthorpe and Goole.
Our legal fees by property price
The legal fee covers all the legal work: checking the title and contract, the searches and enquiries, your mortgage paperwork, exchange and completion, then registering the property and dealing with the Stamp Duty return. It is fixed for a standard transaction, and if something unusual comes up we discuss any change with you before doing the extra work.
| Property price | Legal fee | Inc. VAT |
|---|---|---|
| Up to £125,000 | £900 | £1,080 |
| £125,001 to £200,000 | £950 | £1,140 |
| £200,001 to £350,000 | £1,050 | £1,260 |
| £350,001 to £500,000 | £1,250 | £1,500 |
| £500,001 to £700,000 | £1,400 | £1,680 |
| £700,001 to £850,000 | £1,500 | £1,800 |
| £850,001 to £1,000,000 | £1,700 | £2,040 |
| Over £1,000,000 | 0.15% of the price + VAT | |
| Sale price | Legal fee | Inc. VAT |
|---|---|---|
| Up to £125,000 | £835 | £1,002 |
| £125,001 to £200,000 | £890 | £1,068 |
| £200,001 to £350,000 | £990 | £1,188 |
| £350,001 to £500,000 | £1,115 | £1,338 |
| £500,001 to £700,000 | £1,215 | £1,458 |
| £700,001 to £850,000 | £1,310 | £1,572 |
| £850,001 to £1,000,000 | £1,405 | £1,686 |
| Over £1,000,000 | 0.15% of the price + VAT | |
Supplements for leasehold, new build and schemes
Some properties need extra legal work, and the calculator adds it automatically when you choose the property type:
- Leasehold: £250 + VAT, for checking the lease, ground rent, service charge and the management information.
- New build: £250 + VAT, for the developer’s contract pack, warranties and estate roads and drainage.
- Shared ownership: a legal fee of £1,200 + VAT (£1,500 + VAT for a new build) in place of the price bands.
- First Homes Scheme: a legal fee of £1,500 + VAT in place of the price bands.
What else is in a conveyancing quote
Disbursements are the costs we pay to other organisations on your behalf. When you buy, the calculator includes:
- Property searches, £182.86: the local authority search, water and drainage search and environmental search.
- Onboarding and ID checks, £16.80 per person: the identity and anti money laundering checks every regulated firm must carry out.
- Bankruptcy search, £7.80 per person: required by mortgage lenders.
- Land charges search, £8.80.
- Same day bank transfer, £42: sending the purchase money on completion day.
- HM Land Registry fee: set by HM Land Registry on a scale. For an existing freehold home it runs from £20 to £500 depending on the price, and the calculator adds the right one for your property.
- Stamp Duty Land Tax: set by HMRC and paid by us on your behalf. The calculator works it out from your price and circumstances.
When you sell, the third-party costs are much smaller: ID and bankruptcy checks for each seller, official copies of the title (£17.60 for a freehold, £44 for a leasehold) and the bank transfer fee. Full details, including charges that apply only in some transactions, are on our price information pages.
Stamp Duty and first-time buyer relief
Stamp Duty Land Tax is charged in slices of the price. For most home buyers in England the rates are 0% up to £125,000, 2% from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5 million and 12% above that.
First-time buyers pay nothing on the first £300,000 and 5% on the part from £300,001 to £500,000, as long as the price is no more than £500,000. Above £500,000 the normal rates apply. If you will own more than one home, a higher rate surcharge is added. Your quote shows the figure for your purchase, and you can check it on HMRC’s Stamp Duty calculator.
Worked examples from our calculator
These are real outputs using our current figures. Your own quote will depend on the price, the property and your circumstances.
| Our legal fee | £950 |
| VAT at 20% | £190 |
| HM Land Registry fee | £100 |
| Stamp Duty Land Tax (first-time buyer relief) | £0 |
| Onboarding and ID check (1 person) | £16.80 |
| Bankruptcy search (1 person) | £7.80 |
| Property search pack | £182.86 |
| Land charges search | £8.80 |
| Same day bank transfer | £42 |
| Total | £1,498.26 |
| Our legal fee | £1,050 |
| VAT at 20% | £210 |
| HM Land Registry fee | £150 |
| Stamp Duty Land Tax | £2,500 |
| Onboarding and ID check (2 people) | £33.60 |
| Bankruptcy search (2 people) | £15.60 |
| Property search pack | £182.86 |
| Land charges search | £8.80 |
| Same day bank transfer | £42 |
| Total | £4,192.86 |
| Our legal fee | £950 |
| VAT at 20% | £240 |
| Leasehold supplement | £250 |
| HM Land Registry fee | £230 |
| Stamp Duty Land Tax (first-time buyer relief) | £0 |
| Onboarding and ID check (1 person) | £16.80 |
| Bankruptcy search (1 person) | £7.80 |
| Property search pack | £182.86 |
| Land charges search | £8.80 |
| Same day bank transfer | £42 |
| Total | £1,928.26 |
| Our legal fee | £890 |
| VAT at 20% | £178 |
| ID check (2 people) | £33.60 |
| Bankruptcy search (2 people) | £15.60 |
| Office copy register and plan | £17.60 |
| Same day bank transfer | £42 |
| Total | £1,176.80 |
How to compare conveyancing quotes
Conveyancing quotes are easy to compare badly. Before you choose, check that each one includes VAT, the searches, the Land Registry fee and any supplements for leasehold or new build, and that the legal fee is fixed rather than an estimate. Ask who will actually handle your file and whether you can speak to them directly. A firm regulated by the Solicitors Regulation Authority, with Lexcel and the Conveyancing Quality Scheme, has been independently checked on how it looks after clients.
Our quote shows every item separately, so you can line it up against any other quote item by item.
Remortgaging or buying and selling together
If you are moving, the calculator can quote for your sale and purchase together, with each legal fee and its costs shown separately. For a remortgage our fixed fee is £600 + VAT, set out on our remortgage price information page, and our team can quote for a transfer of equity if you are adding or removing someone from the title.
