Buying or selling a home is the largest financial transaction most people will ever make. Yet far too many buyers look for the cheapest conveyancer they can find, treating the legal process as a commodity. It is not. The right conveyancer protects your purchase; the wrong one can cost you thousands, delay your move by weeks, and in the worst cases cause a transaction to collapse entirely. This guide explains how to choose wisely.
What Is Conveyancing?
Conveyancing is the legal process of transferring ownership of property from one person to another. It covers title investigation, local authority and environmental searches, drafting and exchanging contracts, managing the transfer of funds, and registering the new ownership at HM Land Registry. It sounds straightforward. In practice, it involves dozens of interdependent deadlines, third-party queries, and legal obligations — all of which have to resolve correctly before you can exchange.
Licensed Conveyancer vs Solicitor: What's the Difference?
You have two regulated options. A solicitor is regulated by the Solicitors Regulation Authority (SRA) and holds a general legal qualification; conveyancing may be one of many practice areas. A licensed conveyancer holds a specialist property qualification and is regulated by the Council for Licensed Conveyancers (CLC). Both are legally qualified to handle residential property transactions.
In practice, licensed conveyancers often charge slightly less (5–10% on average) because their overhead is lower. Solicitors are preferable for transactions with legal complexity — contentious boundary disputes, probate sales, complex leasehold structures, or purchases involving trusts and company ownership. For a standard freehold purchase, either will serve you well provided you choose on quality, not price.
The Hidden Extras Trap
Most conveyancing quotes you see online are professional fees only. The total cost includes disbursements — third-party costs the conveyancer passes on to you. Failing to ask for a fully itemised quote is one of the most common first-time buyer mistakes.
| Item | Typical Cost |
|---|---|
| Local authority search | £70–£250 |
| Drainage and water search | £40–£80 |
| Environmental search | £35–£55 |
| Land Registry title register | £3–£7 per document |
| Land Registry registration fee | £20–£910 (scale based on purchase price) |
| SDLT (Stamp Duty) filing | Included or £50–£100 |
| Electronic ID verification | £10–£30 per person |
| Telegraphic transfer (CHAPS) fee | £20–£40 per transfer |
| Total disbursements (typical purchase) | £250–£450 |
Always ask: "Please provide a fully itemised quote including all disbursements and any additional charges that could arise." A reputable firm will do this without hesitation. One that cannot is a red flag. For a full explanation of what each search covers and how much they cost, see our conveyancing searches explained guide.
Freehold vs Leasehold: Cost Comparison
Leasehold conveyancing is materially more complex and more expensive than freehold. If you are buying a leasehold flat, factor this in — and read our buying leasehold flat checklist before you instruct anyone.
| Transaction Type | Professional Fees (Typical Range) | Additional Work |
|---|---|---|
| Freehold purchase (standard) | £850–£1,500 | Title investigation, searches, transfer |
| Leasehold purchase | £1,100–£2,000 | Lease review, managing agent enquiries, ground rent/service charge review, notice of assignment |
| Re-mortgage (freehold) | £400–£800 | Title check, lender requirements, Land Registry |
| Re-mortgage (leasehold) | £550–£1,000 | As above plus lease review for lender |
| Transfer of equity | £500–£900 | Varies with complexity |
Quality Signals Worth Paying For
CQS accreditation. The Law Society's Conveyancing Quality Scheme (CQS) is a mark of professional standard. Not every good conveyancer holds it, but it signals commitment to process quality, staff training, and client care. Start your search here if you are unsure.
Reviews. Read Google, Trustpilot, and Feefo reviews specifically for the conveyancing team, not the firm generally. Look for patterns: are reviewers praising communication and proactive updates, or complaining about unreturned calls and missed deadlines?
Local vs online conveyancers. Online conveyancers are often cheaper and can be perfectly competent for simple transactions. Local firms have the advantage of knowing local authorities, local search quirks, and — occasionally — personal relationships with estate agents that smooth communication. For complex transactions, local almost always wins.
The 4 Questions to Ask Before You Instruct
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How many cases does my fee-earner handle at once? Industry average is 80–120 active files per fee-earner. Above 150, you are very likely to get slow responses and missed deadlines. Some volume factories run 200+ files per person. Ask directly.
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Will I have a named contact throughout? Some firms operate a team model where calls and emails are handled by whoever picks up. This is fine if it is fast and responsive. Others assign a named fee-earner. Either can work — but you need to know which model you are buying into.
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What is your primary communication channel? Email-only firms can feel slow. Firms with case management portals (where you can track progress and upload documents) are increasingly common and genuinely better for fast-moving chains. Establish what updates you will receive and when.
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What is your realistic estimate for completion from exchange? The national average from instruction to exchange is 12–16 weeks, though this varies significantly by chain length and local authority search turnaround times. A firm that gives you a vague "it depends" answer without context has not managed your expectations properly.
Re-Mortgage Conveyancing
If you are re-mortgaging rather than buying, the process is shorter and less expensive. Your new lender instructs a conveyancer (often on a panel — you may not choose freely). That conveyancer checks your title, satisfies the lender's requirements, and registers the new charge. You typically pay £400–£800 for a freehold re-mortgage; some lenders offer this free as an incentive. Leasehold re-mortgages add £100–£200 for the additional lease review work required by the lender.
When to Change Conveyancer Mid-Transaction
Switching conveyancers mid-transaction is disruptive but sometimes necessary — if your original firm is unreachable, has made serious errors, or is clearly not progressing the file. The cost is typically £300–£600 in wasted professional fees and duplication of work. You cannot recover this from the original firm unless you can prove negligence. Before switching, write a formal complaint to the firm's client care partner and escalate to the Legal Ombudsman if needed — sometimes the threat alone resolves communication problems. If you do switch, your new conveyancer will need the complete file; factor in 2–3 weeks of restart time.
Getting It Right First Time
The cost difference between a competent mid-range conveyancer and the cheapest online option is typically £200–£400. Against the backdrop of a £300,000 purchase, that is 0.1%. The cost of a transaction that collapses due to a missed deadline, an overlooked title defect, or a leasehold clause that should have been flagged — measured in lost deposits, bridging finance, removal van rebooking, and stress — can run to thousands. Choose on quality, ask the right questions, and get the full itemised quote in writing before you instruct.
For a detailed breakdown of how long each stage takes and what typically causes delays — from slow local authority searches to leasehold management packs — see our conveyancing timeline guide.