Common conveyancing fees explained
When you get a conveyancing quote, your conveyancing fees are rarely just one figure. Alongside your solicitor’s legal fee, you will see a list of smaller charges for searches, checks and admin. If you have never bought a property before, it can be hard to tell what each one is for.
In this guide, the conveyancing team at Versus Law Solicitors explains the most common conveyancing fees in plain English. We cover the standard fees on every purchase and the additional fees that apply to leasehold, new build, company, auction and non-UK resident purchases.
Conveyancing fees at a glance
These are the standard fees you will see on a Versus Law conveyancing quote for a property purchase.
| Fee | What it covers |
|---|---|
| Legal fee | Our fee for handling the legal work, scaled to the property’s value |
| File management fee | Setting up and managing your file |
| Land transaction fee | Preparing and submitting your Stamp Duty Land Tax return |
| Bankruptcy check fee | Checking buyers are not bankrupt, as your lender requires |
| ID checks | Verifying your identity to meet anti-money laundering rules |
| Land Registry search | Protecting your purchase in the weeks before registration |
| TT fee | Sending money safely by same-day bank transfer |
| Office copies | Official copies of the property’s title register and plan |
Our fees
Legal fee
The legal fee is what we charge for doing the conveyancing work on your purchase. It covers reviewing the contract, raising enquiries, reporting to you and your lender, exchanging contracts and completing the purchase.
Our legal fee is scaled according to the value of the property. A higher-value property usually carries more risk and responsibility, so the fee rises with the purchase price. Your quote will show the exact figure for your property, so there are no surprises.
File management fee
The file management fee covers setting up your file when you instruct us. This includes opening your matter on our case management system, issuing your client care documents and organising your file so it runs smoothly from start to finish.
Other standard conveyancing fees
Land transaction fee
Most property purchases in England need a Stamp Duty Land Tax (SDLT) return, even when no tax is due. The land transaction fee covers preparing and submitting this return to HMRC on your behalf. In Wales, the equivalent is a Land Transaction Tax return to the Welsh Revenue Authority. This fee is separate from any stamp duty you owe.
Bankruptcy check fee
Before completion, we carry out a bankruptcy search against each buyer’s name. Mortgage lenders require this check before they release funds. It confirms there are no bankruptcy entries that could affect your purchase.
ID checks
All solicitors must verify their clients’ identity under anti-money laundering regulations. We use electronic ID checks to confirm who you are quickly and securely. Each buyer named on the purchase will usually need their own ID check.
Land Registry search
Just before completion, we carry out a priority search with HM Land Registry. This protects your purchase for a set period, so no one else can register an interest in the property while we register you as the new owner.
TT fee
TT stands for telegraphic transfer. This fee covers sending money by same-day bank transfer, such as paying the seller’s solicitor on completion day. Same-day transfers are the safest and fastest way to move large sums.
Office copies
Office copies are official copies of the property’s title register and title plan from HM Land Registry. They show who owns the property, its boundaries, and any mortgages or restrictions registered against it.
Searches
Property searches uncover issues you cannot see on a viewing. Most mortgage lenders insist on them, and they are strongly recommended for cash buyers too. The fee covers the cost of ordering each search from the relevant authority or search provider. The standard searches are:
- Local authority search: planning history, building control records, road schemes and other council matters
- Water and drainage search: whether the property is connected to the public water supply and sewer
- Environmental search: flood risk, contaminated land and ground stability
- Chancel repair search: whether the property could be liable for repairs to a local church
Depending on the location, we may also recommend extra searches, such as a coal mining search.
Additional conveyancing fees
Some purchases involve extra legal work, so an additional fee may apply. We will always show these clearly on your quote.
Leasehold properties
Buying a leasehold flat or house means reviewing the lease as well as the title. We check the length of the lease, ground rent, service charges and any restrictions. We also deal with the landlord or managing agent, who may charge their own fees for management information packs and for registering your purchase.
New builds
New build purchases involve the developer’s contract, a new title plan and checks on warranties such as NHBC cover. Developers often set strict deadlines for exchange, which means extra work in a shorter time.
Company purchases
When a company buys a property, we need to check the company’s details and verify the identity of its directors and shareholders. Company purchases can also have different tax treatment, which takes extra care to get right.
Auction purchases
At auction, contracts are usually exchanged when the hammer falls, and completion often follows within around 28 days. We review the legal pack before the auction where possible, then work to a tight deadline to complete on time.
Non-UK residents
Buyers who live outside the UK need extra identity and source of funds checks. Non-UK residents may also pay a stamp duty surcharge, which we will factor into your SDLT return.
Conveyancing fees: frequently asked questions
When do I pay conveyancing fees?
You may be asked for a payment on account when you instruct us, to cover early costs such as searches. The balance is usually paid shortly before completion, and we will send you a completion statement showing exactly what is due.
Is VAT added to conveyancing fees?
VAT applies to most solicitors’ fees and to some third-party costs. Your quote will show which figures include VAT.
Is stamp duty included in conveyancing fees?
No. Stamp duty is a tax paid to HMRC and depends on the price of the property and your circumstances. Our land transaction fee covers submitting the return, not the tax itself.
Why do conveyancing quotes vary so much?
Some firms advertise a low headline fee and add charges later. At Versus Law, we set out every fee clearly from the start, so you can compare conveyancing quotes with confidence.
Get a clear, upfront conveyancing quote
Looking for a conveyancing solicitor you can trust? Versus Law Solicitors is a Manchester-based firm helping buyers across England and Wales with residential and commercial conveyancing.
Buying or selling a property? Get a transparent conveyancing quote from Versus Law today, with no hidden fees.
-
Are conveyancing fees based on property value?
-
What does a conveyancing solicitor do during a property purchase?
-
What happens on exchange of contracts?
-
What’s the difference between exchange of contracts and completion?
-
What you need to know about buying a property jointly
-
Why is my conveyancing taking so long? The honest answer
-
Can you use the same conveyancer as the seller?
-
Additional conveyancing fees you might not expect to pay
-
What is a TA13 form? Completion information and requisitions on title explained
-
What is a TA7 leasehold information form?
