Fixed Fee — No Hidden Costs

Exactly What You Will Pay to Buy a House — Before You Commit

Most conveyancing firms advertise a low headline fee and add charges once the work has started. We publish every cost upfront — legal fee, searches, Land Registry, and any supplements — so you can compare properly and decide without pressure.

SRA-regulated. Fixed fee. No completion, no fee in most cases.

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Full Cost Breakdown

House Purchase Fees — All Costs Shown

The table below shows typical total costs for a freehold house purchase. All legal fees include VAT at 20%. Search fees and Land Registry fees are estimates — your written quote will confirm exact figures.

Purchase PriceOur Legal FeeTypical Total
Up to £250,000From £1,140 inc. VATFrom £1,410 + SDLT
£250,001–£500,000From £1,380 inc. VATFrom £1,765 + SDLT
£500,001–£1,000,000From £1,740 inc. VATFrom £2,260 + SDLT
Over £1,000,000From £2,220 inc. VATFrom £3,010 + SDLT

Stamp Duty Land Tax is additional and depends on your circumstances. Use our stamp duty calculator for an instant estimate. Leasehold and new build supplements apply where relevant — we will tell you before you commit.

What our legal fee covers

  • Taking your instructions and advising on the transaction
  • Reviewing title documents and raising enquiries
  • Reviewing and reporting on your mortgage offer
  • Exchanging contracts and completing the purchase
  • Registering your title at Land Registry
  • Submitting your SDLT return to HMRC
  • One named solicitor throughout — no handoffs

What may cost extra

  • Leasehold supplement — from £240 inc. VAT
  • New build supplement — from £240 inc. VAT
  • Shared ownership supplement — from £240 inc. VAT
  • Help to Buy / equity loan supplement — from £240 inc. VAT
  • Indemnity insurance (if required) — insurer's premium
  • Additional work arising from complex title issues

We will always tell you about any additional cost before we incur it. Nothing is added without your agreement.

No Completion, No Fee

If your purchase falls through — for any reason — you will not be charged our legal fee in most cases. Search fees already paid to third parties may still be payable. We explain this clearly before you instruct us so there are no surprises.

Plain-English Answers

Common Questions About Conveyancing Costs

What does "fixed fee conveyancing" actually mean?
It means the legal fee we quote you at the start is the fee you pay — it does not go up because the transaction takes longer or because we need to write more letters. The only things that can change are disbursements (third-party costs like searches and Land Registry fees) if the scope of the transaction changes materially. We explain all of this in writing before you commit.
Are there really no hidden fees?
No hidden fees. We itemise every cost in your written quote: our legal fee, VAT, search fees, Land Registry fee, and any supplements (such as leasehold or new build). If something unexpected arises — for example, a defective title requiring an indemnity policy — we will tell you the cost before we proceed. Nothing is added without your agreement.
What is Stamp Duty Land Tax and how much will I pay?
Stamp Duty Land Tax (SDLT) is a government tax on property purchases in England. The rate depends on the purchase price, whether you are a first-time buyer, and whether you already own property. We include a link to our stamp duty calculator in your quote so you can see the exact figure. SDLT is paid to HMRC — it is not a fee we charge.
What are disbursements?
Disbursements are costs we pay to third parties on your behalf. The main ones for a house purchase are: local authority search (£50–£200 depending on the council), drainage and water search (around £50), environmental search (around £50), Land Registry registration fee (based on purchase price), and electronic money transfer fee (£42 inc. VAT). We list all expected disbursements in your written quote.
How long does conveyancing take when buying a house?
A straightforward freehold purchase typically takes 8–12 weeks from instruction to completion. Leasehold properties, new builds, or complex chains can take longer — sometimes 16–20 weeks. We will give you a realistic estimate for your specific transaction and keep you updated throughout. We do not wait for you to chase us.
What is the difference between freehold and leasehold conveyancing fees?
Leasehold conveyancing involves additional work — reviewing the lease, raising enquiries with the freeholder or managing agent, reviewing service charge accounts, and dealing with notice of assignment. We charge a leasehold supplement of from £240 inc. VAT. We will tell you this upfront if the property is leasehold.
Do I need to visit your office?
No. The vast majority of our conveyancing is handled remotely — by email, phone, and secure online document signing. We are based in Chester but act for buyers across England and Wales. If you prefer to meet in person, we are happy to arrange that.
What happens if the sale falls through?
In most cases, if your purchase does not complete, you will not be charged our legal fee. This is our no-completion, no-fee policy. Disbursements already incurred — such as search fees — may still be payable because those costs have already been paid to third parties on your behalf. We explain this clearly before you instruct us.

Ready to Get a Fixed Quote?

Get an instant online quote or call us. We will confirm your exact costs in writing before any work begins.

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