Quick answer
A conveyancing quote is normally made up of the legal fee for the conveyancer's work, any supplements for extra work, disbursements paid to third parties such as search providers and HM Land Registry, and VAT. Stamp duty or Land Transaction Tax is a separate tax that is usually collected by the conveyancer but is not part of their fee.
On this page
Conveyancing quotes can look confusing, with a headline fee followed by a list of smaller items. Once you know how quotes are structured, comparing them becomes much easier, and you are less likely to be caught out by costs you were not expecting.
The four parts of a typical quote
| Part | What it is | VAT? |
|---|---|---|
| Legal fee | The conveyancer's charge for handling the transaction | Yes, at the standard rate |
| Supplements | Extra charges for additional work, such as leasehold or a gifted deposit | Yes |
| Disbursements | Payments to third parties, such as searches and Land Registry | Some do, some do not |
| Taxes | Stamp Duty Land Tax in England, Land Transaction Tax in Wales | No |
The legal fee
This covers the core work: checking the title, reviewing the contract, raising enquiries, reporting to you, dealing with your mortgage lender, exchanging contracts, completing and registering you as owner. Many firms offer a fixed legal fee, so you know the cost upfront provided the transaction turns out as described when you got the quote.
Common supplements
Supplements reflect extra work. A good quote lists them clearly. Typical examples include:
- leasehold properties, which involve reviewing the lease and management information
- new-build purchases
- acting for your mortgage lender
- gifted deposits, which need extra anti-money laundering checks
- preparing and filing the stamp duty or LTT return
- unregistered land
- shared ownership, Help to Buy redemptions or Right to Buy
- electronic money transfers and ID verification
If something is not mentioned in your quote, ask whether it applies to you before you instruct the firm.
Disbursements
Disbursements are costs your conveyancer pays on your behalf to other organisations and passes on to you at cost. They are much the same whichever firm you use, though search pack prices vary a little.
Searches (buying)
Most buyers need a local authority search, a drainage and water search and an environmental search. Depending on location, you may need others such as a mining report or chancel repair search. Mortgage lenders usually insist on searches. See our guide to unusual property searches for those that only apply in some areas.
HM Land Registry fees
Buyers pay a fee to register the transfer. It is set on a scale based on the price. At the time of writing (October 2026), HM Land Registry's Scale 1 fees for a whole-title transfer applied for electronically include:
| Price | Electronic application fee |
|---|---|
| £100,001 to £200,000 | £100 |
| £200,001 to £500,000 | £150 |
| £500,001 to £1,000,000 | £295 |
| Over £1,000,000 | £500 |
Paper applications cost more. There are also small fees for official copies of the title and for pre-completion searches, such as the priority search and the bankruptcy search against buyers.
Other common disbursements
- Leasehold management pack fees (usually paid by the seller) and post-completion notice fees (usually paid by the buyer).
- Indemnity insurance policies, if needed to cover a title issue.
- Bank charges for sending completion money by same-day transfer.
- Official copies of the title, which sellers' conveyancers obtain at the start.
Stamp duty and Land Transaction Tax
In England, Stamp Duty Land Tax applies above certain thresholds, with different rules for first-time buyers, additional properties and non-UK residents. In Wales, Land Transaction Tax applies instead, with its own bands. The rules change from time to time, so check the current SDLT residential rates on GOV.UK or the Welsh Revenue Authority's LTT guidance for your purchase. Your conveyancer will confirm what is due.
Selling and remortgaging
Sellers usually have fewer disbursements: official copies of the title, possibly a leasehold management pack, and bank transfer fees. The legal fee covers preparing the contract pack and redeeming your mortgage. For remortgages, lenders sometimes offer free legal work through their own panel firm, but read the terms. Our remortgage conveyancing page has more.
When do you pay?
Arrangements vary between firms, but a common pattern is:
- At the start – a payment on account for searches and early disbursements, usually requested by buyers' conveyancers when you instruct them.
- Before exchange – your deposit, which is held by your conveyancer and paid to the seller's conveyancer on exchange.
- Before completion – the balance of the price (after your mortgage advance), the remaining legal fee and disbursements, and any stamp duty or LTT. Your conveyancer will send a completion statement setting this out.
Sellers usually have their fees deducted from the sale proceeds on completion, so there is often nothing to pay upfront apart from items such as a leasehold management pack.
Transfers of equity
If you are adding or removing someone from the title rather than buying or selling, the fee structure is similar but simpler: a legal fee, Land Registry fees based on a different scale, and identity checks. Stamp duty may be due in some cases if debt is transferred. See our transfer of equity page.
How to compare quotes fairly
- Compare the total including VAT and disbursements, not just the headline legal fee.
- Check which supplements are included and which might be added later.
- Ask whether the firm offers no-completion-no-fee terms. Many firms do; your quote will say whether it applies.
- Check who will handle your file and how they will update you.
- Look for any referral fee disclosure.
We may receive a fee from the conveyancer we introduce you to. If so, it will be disclosed to you in writing before you instruct them, and it does not change the quote you're given. Our conveyancing costs guide goes into more detail.
How we can help
You can get an itemised, fixed-fee quote with the legal fee, disbursements and VAT shown separately, with no obligation to proceed.
Frequently asked questions
What are disbursements in conveyancing?
Disbursements are payments your conveyancer makes to third parties on your behalf, such as search fees, HM Land Registry fees, official copies and bank transfer charges. They are passed on to you at cost and are usually listed separately from the legal fee in your quote.
Is stamp duty included in conveyancing fees?
No. Stamp Duty Land Tax in England, or Land Transaction Tax in Wales, is a tax, not a fee. Your conveyancer usually files the return and pays the tax on your behalf, so you send them the money, but it is not part of their charges.
Do I pay VAT on conveyancing fees?
VAT is charged on the conveyancer's legal fee and supplements. Some disbursements include VAT and others do not, depending on the supplier. A clear quote shows VAT separately so you can see the full cost.
Why are some conveyancing quotes so much cheaper?
A low headline fee may exclude supplements or disbursements that are added later. Compare the full total, check which supplements apply to your transaction and ask what level of service and updates you will receive before choosing.
This guide is general information about the law in England and Wales as at the date shown above. It is not legal advice. Every property is different, so ask your conveyancer about your own situation. More in Conveyancing costs explained.
