How Much Are Solicitors’ Fees For Buying a House?
Estimated reading time 8 minutes
- Approximately £800-£1,500 (legal fees)
- Disbursements add a further £250-£650
- Total costs typically £1,200-£1,800
- Total costs may exceed £2,500 in complex cases
- Location, property type and ownership status can all influence the final total
Buying a house can be expensive. Not only do you have the cost of a mortgage to manage, but you also have a host of additional fees to consider. Perhaps most notable, outside of the mortgage, are the solicitor fees. These cover the legal work carried out by your solicitor or conveyancer. However, they are only one part of the total cost. You will also need to pay additional third-party costs known as disbursements.
What is included in solicitors' fees when you buy a house?
There is often some confusion over what solicitors' fees cover when you buy a house. Some guides largely categorise disbursements and solicitors' fees as the same thing. And, whilst you pay one party, there is a distinctive split between money that goes to the solicitor and money that goes towards third-party costs.
Solicitors' fees, or the legal fees, if you want to give it a clearly defined categorisation, cover:
- Legal work
- Handling contracts
- Liaising with the seller's solicitor
| Service | Expected Cost |
| New build supplement | £360 |
| Shared ownership supplement | £300-£400 |
| Leasehold supplement | £200-£300 |
| Mortgage admin | £60-£200 |
| Engrossment | £145 |
| Gifted deposit checks | £100 |
| Help to Buy ISA/LISA | £50+ |
| Lease extension | £2,000 |
- Management of the property transaction
- Property registration
These fees will vary significantly depending on whether your property is a leasehold or freehold.
- Freehold solicitor fees for buying a house: £800-£1,000
- Leasehold solicitor fees for buying a house: £1,000-£2,000+
There may also be further charges added to your legal fees depending on your circumstances, including those for new builds, shared ownership, and leasehold properties. These are covered in more detail in the sections below. A summary of typical additional charges is included at the end of this guide.
What are disbursements?
Disbursements are separate from solicitor fees, and whilst you will pay the solicitor these costs, they will pay a third party on your behalf. These are essential to completing the property buying process and solicitors cannot profit from them, they are passed on to you at cost.
Disbursements will normally include:
- Property searches
- Land Registry Fees
- Stamp Duty
- Bank transfers
- Anti-money laundering checks*
- Unregistered property supplements*
- Bankruptcy searches
*These may be charged as disbursements or as part of a solicitor’s fees, depending on the solicitor/conveyancer chosen.
How much will disbursements cost?
Disbursements can vary in cost depending on the property price and whether it is leasehold or freehold. Our table below shows the typical charges for the most common disbursements.
| Disbursement | Cost |
| Anti-money laundering checks | £6-£20 |
| Bankruptcy search | £4 |
| Stamp Duty | Varies with the price of the property |
| Bank transfer fee | £25-£45 |
| Property searches | £250-£450 |
| Property fraud check | £10 |
| Land Registry fees | £20-£910 (based on property value; online registration is typically cheaper) |
| Unregistered property supplement | £120-£240 |
Note: Stamp Duty (SDLT) varies depending on property price and buyer status. First-time buyers and purchases under the relevant threshold may pay nothing. Your solicitor will handle the SDLT return on your behalf.
What are the solicitor fees if I buy a leasehold property?
In addition to the regular disbursements and legal fees, leasehold properties incur further charges. This is due to the often complex nature of leases and the work a solicitor may have to complete for you to buy the property. In some cases, not all fees will apply, and it would be advisable to speak to your solicitor in advance to learn what additional costs you may need to cover.
Typical fees when buying a leasehold property include:
| Fee | Cost | What it covers |
| Notice of Charge | £50-£200 | A notice informing the landlord that a mortgage has been used and the lender now has an interest in the property. |
| Deed of Covenant | Up to £500 | A legally binding agreement between buyer and landlord relating to repair work, etc. |
| Notice of Assignment | Up to £300 | A notice informing the landlord that you have taken ownership of the home. |
| Leasehold supplement | £200+ | A fee to cover the additional work of a solicitor when you buy a leasehold property. |
What are solicitor fees for first-time buyers and new build properties?
First-time buyers and those purchasing new-build homes may face slightly different solicitor fees due to the nature of the transaction.
First-time buyers
When buying your first home, solicitor fees are generally the same as they are with standard property purchases; however, additional costs may apply, especially if you use Government schemes or have financial help.
These could include:
- Help to Buy ISA or Lifetime ISA (LISA) fees: £50+
- Gifted deposit checks: £100+
New build homes
New builds can often involve significant extra legal work. This may include:
- Review of developer contracts
- Checks on building regulations and planning permission
- Working to deadlines set by developers
The typical solicitor fees for new-build purchasers can see an additional £300-£400 added to your total legal fees.
Summary of additional charges
Depending on your circumstances, the following additional charges may apply on top of standard legal fees:
| Service | Expected Cost |
| New build supplement | £360 |
| Shared ownership supplement | £300-£400 |
| Leasehold supplement | £200-£300 |
| Mortgage admin | £60-£200 |
| Engrossment | £145 |
| Gifted deposit checks | £100 |
| Help to Buy ISA/LISA | £50+ |
| Lease extension | £2,000 |
When are solicitor fees due when buying a house?
In most cases, your solicitor will ask for an up-front payment to cover certain costs associated with buying a house. These may include anti-money laundering checks and the cost of property searches.
Costs vary, but this can mean you will need to pay up to £500 before conveyancing is completed. Any remaining costs are paid once everything is done.
Are solicitor fees refunded if you buy a house and it falls through?
This can be a bit of a grey area. Some conveyancing firms offer a no-fee service if your purchase collapses, but as disbursements are third-party expenses, you’ll likely still need to cover those if any charges have already been incurred. An option worth considering to protect you from loss is Home Buyers Protection Insurance. A successful claim could see some or all of your solicitor's fees reimbursed.
How can I reduce my solicitor fees when buying a house?
With potentially thousands of pounds covering legal costs, it’s beneficial to investigate ways you can still secure a new home without quite as much expense.
Obtain 3-5 quotes and compare them
Speak to a range of local conveyancers or solicitors to understand their fees and terms. You can then compare and see what aligns with your budget and objectives. You can also use online conveyancing comparison tools to quickly gather and compare quotes in one place.
Check the fine print
Disbursements can soon mount up. Investigate whether your quote includes all disbursements or whether exclusions apply.
See if you can get a fixed fee
Fixed-fee conveyancing solicitors are a good way to avoid some extra expense. It’s important to remember that the fixed fee applies to the legal work, not disbursements. This is because disbursements are third-party costs and not determined by the solicitor.
Get a no-sale, no-fee guarantee
If your solicitor offers a no-sale, no-fee service. This can help you keep costs low; however, checking the small print is essential, as some costs you may expect to be waived may still require paying.
Consider a conveyancer over a solicitor
Licensed conveyancers are specialists in property transactions and are often a cheaper option. This is because solicitors offer expertise in a broad range of legal matters and therefore can charge you more for their capabilities. However, the extra cost of a solicitor is highly recommended if your property purchase is likely to be complex.
Can I do conveyancing myself to keep solicitor fees down?
While it is technically possible in some circumstances, DIY conveyancing carries significant risks and is not recommended for most buyers. The entire process is complex and can take considerable time. Perhaps most importantly, if you are using a mortgage to buy your home, your lender will almost certainly require professional conveyancing to be in place before they will release funds.
If you are on the lookout for a new property, but are deterred by the costly fees, Bettermove can help. We enable you to sell your house fast, without charging you a penny. This means you bank more from your sale, allowing you to cover the solicitor fees when you buy, without dipping into additional funds. With two streamlined routes to a guaranteed sale, you can benefit from our network of cash house buyers, or allow us to buy your home directly. Contact us today to get your expedited sale on your terms.
