Solicitor fees on a house purchase are the costs buyers most often underestimate. The headline quote from an online comparison site rarely matches what you actually pay on completion day. Here is what the bill looks like in 2026 and where the genuine variation is.
The two parts of the bill
Every conveyancer bills two distinct things:
- Legal fees: the firm's time. Quoted as a fixed fee in 2026 by nearly all firms.
- Disbursements: payments the conveyancer makes to third parties on your behalf. Same for every firm at the same property.
Typical legal fees in 2026
| Purchase price | Online firm | High-street firm |
|---|---|---|
| Up to £200,000 | £900 - £1,300 | £1,200 - £1,800 |
| £200,000 to £400,000 | £1,100 - £1,600 | £1,500 - £2,200 |
| £400,000 to £700,000 | £1,400 - £1,900 | £1,800 - £2,500 |
| £700,000+ | £1,800 - £2,400 | £2,200 - £3,500+ |
Disbursements (paid to third parties)
- Land Registry fee: £150 to £540 depending on purchase price. Sliding scale set by HM Land Registry.
- Local authority search: £80 to £250 depending on council.
- Drainage and water search: £40 to £80.
- Environmental search: £40 to £80.
- Chancel repair search: £20 to £40.
- Bankruptcy search: £2 per buyer.
- Telegraphic transfer fee: £20 to £50 to send mortgage funds.
- ID verification fee: £5 to £20 per person.
- Anti-money-laundering check: included or £15 to £40.
Total disbursements: £400 to £700 for typical purchases.
The extras that surprise buyers
- Leasehold supplement: £200 to £400 for the extra work on leasehold paperwork (Landlord's Pack, leasehold information, stamp on transfer).
- New build supplement: £200 to £350 for additional builder paperwork.
- Help to Buy administration fee: £150 to £250.
- Shared ownership supplement: £200 to £400.
- Stamp duty fee: most firms charge £80 to £150 to file the SDLT return.
- Mortgage lender administration fee: £150 to £350 if your mortgage lender requires the conveyancer to act for them too. Many lenders insist on this.
Online vs high-street: the real difference
Online conveyancers typically cost 20 to 35% less. The trade-offs:
- Communication: online firms communicate via portal and email; some are slow to respond to phone calls or queries. High-street firms typically assign a dedicated solicitor you can call.
- Throughput: online firms handle high volume; individual cases can stall. High-street firms have lighter caseloads per solicitor.
- Lender panels: not all lenders use all conveyancers. Check your lender accepts the firm before instructing.
- Quality of advice on edge cases: leasehold complexities, boundary issues, restrictive covenants often need a more senior solicitor than the online “case handler” model provides.
Fixed-fee vs hourly
Almost all UK residential conveyancers in 2026 quote a fixed fee. Hourly billing is rare outside of complex transactions. The fixed fee typically does not cover:
- Aborted transaction (often capped at 50% of the original fee).
- Major complications (boundary issue requiring statutory declaration, defective title needing indemnity insurance, restrictive covenant disputes).
- Negotiated lease extensions or variations.
Ask for the firm's full fee schedule before instructing.
No-completion-no-fee
Some online conveyancers advertise “no completion, no fee”. The legal fee is waived if the transaction falls through, but disbursements already paid (searches especially) are still owed. The protection is real but partial; expect to pay £200 to £400 even on a failed transaction.
Practical comparison process
- Get 3 fixed-fee quotes for your specific property type and price.
- Confirm each quote includes the leasehold or new build supplement if applicable.
- Check your mortgage lender's panel.
- Read Trustpilot and Google reviews; look for communication speed feedback.
- Pick the firm that offers the right balance, not the cheapest.
Budget the full move, not just the deposit
A PropertyReportUK report shows the property type (leasehold supplement applies), council tax band (you pay from completion), and EPC (running costs). Pair it with these legal fee estimates for a realistic move budget. Get a report.