How Much Does Conveyancing Cost in 2026?
Buying or selling a home comes with more costs than most people expect, and the legal bill is one you can plan for from day one. At Ally Randall Solicitors, a firm of conveyancing solicitors in Northwood Hills, we believe you should know what you will pay before you instruct anyone. This guide explains conveyancing fees in 2026, what disbursements are, how stamp duty fits in and how to get an accurate conveyancing quote.
Quick answer: Conveyancing costs have three parts: legal fees, disbursements and, if you are buying, Stamp Duty Land Tax. Our published legal fees start from £1,305 plus VAT for a sale or purchase of a property up to £499,999, and from £695 plus VAT for a remortgage. Disbursements and tax are charged on top. Any figure in this guide that is not a confirmed published fee or official rate is marked as an estimate.
What Are Conveyancing Fees?
Conveyancing fees are the professional charges a solicitor makes for the legal work on your property transaction. That work includes checking the title, reviewing the contract, raising enquiries, dealing with your mortgage lender, transferring money and registering the change of ownership with HM Land Registry.
Your total bill is made up of three parts:
- Legal fees: the solicitor’s charge for the work and advice
- Disbursements: third-party costs your solicitor pays on your behalf
- Taxes: mainly Stamp Duty Land Tax (SDLT) when you buy
Understanding this split helps you compare solicitor fees for buying a house fairly. A low headline fee can look attractive until disbursements and extras are added.
Our Conveyancing Fees at Ally Randall Solicitors
Our residential conveyancing solicitors publish their fees so you know where you stand from the start. The figures below are taken from the fee table on our residential conveyancing page and exclude VAT.
| Property value | Sale or purchase (from, excluding VAT) | Remortgage (from, excluding VAT) |
| Up to £250,000 | £1,305 | £695 |
| £250,000 to £499,999 | £1,305 | £795 |
| £500,000 to £749,999 | £1,350 | £895 |
| £750,000 to £999,999 | £1,550 | £995 |
| £1 million to £5 million and above | Subject to consultation | Subject to consultation |
VAT is charged at the standard rate of 20%, so a fee of £1,305 plus VAT comes to £1,566 in total. These are starting prices. Fees may vary depending on the property value, transaction type, title complexity, lender requirements, leasehold documents and any additional legal work required. To see a figure based on your own circumstances, request a conveyancing quote.
What Are Disbursements in Conveyancing?
Disbursements are costs your solicitor pays to other organisations for you and passes on to you. They are separate from legal fees. When you buy a property they usually include the items below. Amounts marked as estimates vary between firms and areas, so your written quote is the only source of exact figures.
- Property searches: local authority, drainage and water, and environmental searches. Estimated at a few hundred pounds in total, depending on the area.
- HM Land Registry fees: for registering you as the new owner. HM Land Registry sets these on a published scale based on the price paid, so the fee rises with the value of the property. Check the current scale on GOV.UK.
- Electronic ID and anti-money laundering checks: some firms charge for these, so ask whether your quote includes them.
- Bank transfer fee: some firms charge for sending funds on completion day. Estimated at tens of pounds.
- Stamp Duty Land Tax: paid to HMRC, covered in the next section.
Leasehold purchases usually add costs for the lease and management pack, plus notice and certificate fees charged by the landlord or managing agent. These amounts vary widely and are estimates until the landlord or agent confirms them, so ask early.
Stamp Duty Land Tax and Your Conveyancing Costs
Stamp duty is often the largest single cost of buying a home. You pay it on slices of the purchase price, not on the whole amount. These are the standard residential rates for England, as published on GOV.UK in October 2026:
| Portion of the price | Rate |
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1.5 million | 10% |
| Above £1.5 million | 12% |
Other rules that can change your bill:
- First-time buyers: no SDLT up to £300,000 and 5% on the portion from £300,001 to £500,000. If the price is over £500,000, you cannot claim first-time buyer relief.
- Additional properties: you usually pay 5% on top of the standard rates if buying leaves you owning more than one residential property. You will not pay the extra 5% if the new property replaces your main residence and you sold your previous main residence within 36 months of completing the new purchase.
- Non-UK residents: you will usually pay a 2% surcharge on residential purchases in England or Northern Ireland.
Here is how that looks on a £400,000 purchase, using the rates above:
| Buyer type | Stamp duty on £400,000 |
| Standard buyer (only home) | £10,000 |
| First-time buyer | £5,000 |
| Buying an additional property | £30,000 |
Rates and thresholds can change, so check the HMRC calculator before you finalise your budget. Your solicitor usually files the SDLT return and pays HMRC on completion day, then adds the tax to their fees. The return must reach HMRC within 14 days of completion.
What Affects the Cost of Conveyancing?
Two transactions at the same price can cost different amounts in legal fees. The factors that can change the fee on a residential matter are:
- Property value: higher value properties carry higher fees in our fee table
- Transaction type: sales, purchases, remortgages, transfers of equity, new builds, auctions, Right to Buy and Islamic mortgage purchases each involve their own legal work
- Title complexity: problems with the title take extra time to resolve
- Lender requirements: a mortgage adds reporting and security steps
- Leasehold documents: leasehold matters involve the lease and related paperwork
- Additional legal work: anything outside the standard process
Commercial property is priced differently from homes. If you are buying a shop, office or investment unit, our commercial conveyancing team can advise on the specifics of your deal.
Conveyancing Costs When You Are Selling
Sellers do not pay stamp duty, because the buyer pays it, but they still have costs. Expect your solicitor’s legal fee, a bank transfer fee if your firm charges one, and any mortgage redemption fee if your lender charges one. If you sell a leasehold property, you may also need to pay for the management pack from your landlord or managing agent. The estate agent’s fee is separate from your legal costs.
Other Costs to Budget For
Conveyancing is only part of the cost of moving. Plan for these as well:
- A survey, estimated at anywhere from around £300 to £1,500 depending on the type of survey
- Mortgage valuation and arrangement fees, which depend on your lender
- Buildings insurance, which you need from exchange of contracts
- Removal costs
- Estate agent fees when you sell
How to Compare Solicitor Fees When Buying a House
The cheapest quote is not always the best value. A delayed completion or a missed legal issue can cost far more than a small difference in fees. When you compare firms, ask:
- Is the quote a fixed fee or based on time spent?
- Does the figure include VAT?
- Which disbursements are included, and are they confirmed or estimated?
- What extra charges apply for leasehold, a mortgage or a gifted deposit?
- What happens to the fee if the transaction does not go ahead?
- Is the firm regulated? Ally Randall Solicitors is authorised and regulated by the Solicitors Regulation Authority, number 8004119.
- Who will handle your matter, and how will they keep you updated?
How to Get an Accurate Conveyancing Quote
A quote is only as accurate as the details behind it. Before you ask, gather the property address, the price, whether it is freehold or leasehold, how you are paying and whether you are also selling. Tell us if the property is a new build, being bought at auction or involves an Islamic mortgage. You can speak to our conveyancing team with those details to get a quote for your transaction. You can also meet the people who would handle your case on our team page.
We act for clients across Northwood Hills, Northwood, Pinner, Ruislip, Eastcote, Harrow and Watford, and we offer a wider range of legal support through our legal services.
This article is general information, not legal advice. Our fees are as published on our residential conveyancing page and tax rates are as published on GOV.UK at the date of writing. Both can change. Figures marked as estimates are approximate.
Get a Clear Conveyancing Quote
If you are planning a move, call us on 020 8152 8737 or contact Ally Randall Solicitors for a personalised conveyancing quote.
Frequently Asked Questions
How much does conveyancing cost in 2026?
The cost depends on the property value, the type of transaction and the complexity of the matter. Our published legal fees start from £1,305 plus VAT for a sale or purchase up to £499,999 and from £695 plus VAT for a remortgage. Disbursements and stamp duty are charged in addition where they apply.
What is the difference between legal fees and disbursements?
Legal fees pay for your solicitor’s work and advice. Disbursements are third-party costs, such as property searches and HM Land Registry fees, which your solicitor pays on your behalf and passes on to you.
Is VAT charged on conveyancing fees?
Yes. Our published fees exclude VAT, which is charged at the standard rate of 20%. Stamp Duty Land Tax and HM Land Registry fees are not subject to VAT.
Do I pay conveyancing fees if the sale falls through?
It depends on the terms set out by your solicitor and how much work has been done. Check your quote and client care letter before you instruct a firm, and ask what is charged if the transaction does not proceed.
Who pays stamp duty, the buyer or the seller?
The buyer pays Stamp Duty Land Tax. Sellers do not pay it. Your solicitor usually files the return and pays HMRC on completion day, then adds the tax to their fees.
How can I get a conveyancing quote?
Contact Ally Randall Solicitors with the property address, the price, whether it is freehold or leasehold, how you are funding the purchase and whether you are also selling. We will give you a quote for your transaction.