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Quick facts: buyer conveyancing
- Typical cost: Starting from £564 for legal fees (plus searches and disbursements)
- When to instruct: As soon as your offer is accepted
- Average timeline: 8-12 weeks from instruction to completion
- What's included: Contract review, searches, enquiries, exchange and completion
- Our promise: No completion no fee and fixed legal fees with no hidden costs
Conveyancing costs for buyers
The total cost of buying a house includes your solicitor's legal fees and additional payments called disbursements.
Legal fees for buyers
Conveyancing legal fees for buyers typically range from £564 to £1,500 depending on:
- Property value
- Whether it's leasehold or freehold
- Property location
- Transaction complexity
At Homeward Legal, the quote we give you is the price you pay. No hidden fees, no surprises.
What disbursements do buyers pay?
These are third-party costs your solicitor pays on your behalf:
Disbursement | Typical cost | What it covers |
Local authority search | £80-£300 | Planning, building control, highways information |
Drainage and water search | £40-£80 | Sewerage and water supply details |
Environmental search | £40-£80 | Contamination, flood risk, radon gas |
Land Registry fees | £40-£910 | Registration of your ownership (based on property value) |
Stamp Duty Land Tax | £0-£thousands | Government tax on property purchases over £250,000 |
Bankruptcy search | £2 per person | Checks against buyers |
Electronic transfer fee | £30-£50 | Bank transfer of purchase money |
What does a conveyancing solicitor do for buyers?
Your solicitor protects your legal and financial interests throughout the purchase. They handle:
Before exchange:
- Review the contract and verify the seller's legal right to sell
- Order and review property searches
- Raise enquiries about the property's history and any concerns
- Check your mortgage arrangements and report to the lender
Exchange and completion:
- Agree the completion date with all parties
- Exchange contracts (making the sale legally binding)
- Transfer funds and collect your keys on completion day
After completion:
- Pay stamp duty to HMRC
- Register your ownership with Land Registry
- Send you the final title documents
The buyer conveyancing process explained
Here's a quick overview of what happens once your offer is accepted:
Week 1: Instruct your solicitor - Provide ID, proof of address, source of funds and mortgage details. Your solicitor contacts the seller's solicitor to request the contract pack.
Weeks 1-3: Review contract and order searches - Your solicitor reviews the draft contract and property documents, then orders searches from local authorities, water companies and environmental databases.
Weeks 2-4: Raise enquiries - Your solicitor asks detailed questions about the property's history, any concerning search results, lease terms (for leasehold) and building permissions.
Weeks 4-6: Mortgage report and final checks - If buying with a mortgage, your solicitor ensures the property is acceptable security for the lender and prepares their report on title.
Weeks 6-10: Exchange contracts - Once everything is satisfactory, you agree a completion date, pay your deposit (typically 10%) and exchange contracts. You're now legally committed to the purchase.
Weeks 8-12: Completion - On completion day, your solicitor receives the mortgage funds, transfers the balance to the seller's solicitor and keys are released. You can move in.
Weeks 12+: Post-completion - Your solicitor pays stamp duty, registers your ownership with Land Registry and sends you the title documents.
Total average time: 8-12 weeks
Buyer vs seller: who pays what?
Understanding cost responsibilities helps you budget properly:
Cost | Buyer | Seller |
Solicitor legal fees | ✓ | ✓ |
Property searches | ✓ | - |
Stamp duty | ✓ | - |
Land Registry fees | ✓ | - |
Mortgage arrangement fees | ✓ | - |
Survey costs | ✓ | - |
Estate agent fees | - | ✓ |
Energy Performance Certificate | - | ✓ |
Early repayment charges | - | ✓ (if applicable) |
When should I instruct a solicitor?
Best time: As soon as your offer is accepted.
Not sure what to do after your offer is accepted? Read our guide on what happens next after an offer is accepted.
You don't need a solicitor before making an offer, but you should instruct one immediately after the seller accepts. This allows your solicitor to:
- Request the contract pack quickly
- Order searches without delay
- Start the due diligence process
- Keep the transaction moving
Can I instruct before my offer is accepted? Yes, but most solicitors won't start work until you have an accepted offer. You can get quotes and choose your solicitor in advance.
What if I wait too long? Delays in instructing a solicitor slow the entire process. Sellers may become frustrated and accept other offers if you're not ready to proceed.
Leasehold vs freehold: what's the difference for buyers?
Freehold properties
- You own the property and the land it sits on
- No ground rent or service charges
- Complete control over the property (subject to planning laws)
- Typically houses
- Lower conveyancing costs
Leasehold properties
- You own the property for a fixed period (the lease term)
- The freeholder owns the land
- You pay ground rent and service charges
- Restrictions on alterations and subletting
- Typically flats and apartments
- Higher legal costs (typically £200-£400 more)
- Additional conveyancing checks required
Lease length matters: Properties with less than 80 years remaining become harder to mortgage and lose value. If the lease has fewer than 80 years remaining, consider a lease extension after purchase.
What searches reveal about your property
Property searches protect you from nasty surprises. Your solicitor will order several searches to check for:
Local authority search
- Planning applications and permissions
- Building regulation approvals
- Conservation areas and tree preservation orders
- Planned road schemes
Environmental search
- Flood risk
- Ground contamination from former industrial use
- Radon gas levels
- Subsidence risk
Drainage and water search
- Foul and surface water drainage connections
- Water supply infrastructure
- Responsibility for drains maintenance
Other searches (where applicable)
- Coal mining search for subsidence risk
- Chancel repair liability
- Commons registration
Common delays and how to avoid them
Most buyer conveyancing takes 8-12 weeks, but delays can add time:
Main causes of delay:
- Property chains - one delay affects everyone (add 2-4 weeks)
- Slow local authority searches - some councils take 4-6 weeks (add 1-3 weeks)
- Missing documentation - planning permissions or building certificates not available (add 1-2 weeks)
- Mortgage processing - valuation or underwriting delays (add 1-2 weeks)
- Slow responses - yours or the seller's solicitor (add 1-2 weeks)
How to avoid delays:
- Instruct your solicitor immediately after offer acceptance
- Respond to your solicitor within 24 hours
- Get your mortgage agreement in principle before making offers
- Check for building work during viewings and ask about certificates
- Consider chain-free properties like repossession sales
Why choose Homeward Legal for your purchase?
We've established an excellent reputation you can trust and helped over 34,000 customers in the past 15 years.
Fixed Legal Fee policy
No hidden costs - the legal fee you get quoted is definitive.
No-Completion, No-Fee policy
You won't pay any legal fees if your move falls through for any reason.
Search & survey protection
You won't pay for your next search and survey if your transaction falls through.
Complete support
Dedicated customer service from start to finish. We are open 6 days a week.
Local knowledge
Solicitors with offices across England and Wales.
Simple & straightforward
No confusion with legal jargon - just plain and simple English.
Our conveyancing solicitors are regulated under the Solicitors Regulation Authority (SRA) and Council for Licensed Conveyancers (CLC).
I couldnt be happier with the service
I couldn't be happier with the service Joshua Thomas provided. From start to finish, he was absolutely brilliant. He was professional, approachable, and made the entire process feel straightforward and stress-free.
Different types of property purchase
Different purchase types require different legal approaches:
First-time buyers
- Stamp duty relief eligibility
- Help to Buy schemes
- Shared ownership options
- First Homes Scheme discounts
Learn more: Shared ownership | First-time buyer conveyancing | First Homes Scheme
New build purchases
- NHBC warranty checks
- Snagging period considerations
- Build warranty reviews
- Developer contract negotiations
Learn more: New build conveyancing
Auction properties
- Pre-auction legal pack review
- 28-day completion deadlines
- 10% deposit on auction day
- No mortgage contingencies
Learn more: Auction conveyancing
Right to Buy purchases
- Council discount calculations
- Restrictions on resale
- Specific council forms and processes
- Valuation challenges
Learn more: Right to Buy conveyancing
Repossession properties
- Often chain-free
- May be sold as-is
- Faster completion possible
- Potential for lower prices
Learn more: Repossession conveyancing
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Frequently asked questions about conveyancing for buyers
Do I need a solicitor to buy a house?
Yes. In England and Wales, you legally need a solicitor or licensed conveyancer to transfer property ownership. They register your purchase with Land Registry and ensure the transaction is legally valid.
Can I use the same solicitor as the seller?
No. This creates a conflict of interest. Your solicitor represents your interests, the seller's solicitor represents theirs. They need to negotiate independently.
Should I use a local conveyancing solicitor?
Not necessarily. Modern technology means your solicitor doesn't need to be local. However, local solicitors can have valuable knowledge about area-specific issues like flood risk, mining subsidence or local planning regulations. Choose based on reputation, price and service quality rather than location alone.
When do I pay my solicitor's fees?
Most solicitors request payment on completion day. You'll typically pay:
- Small upfront fee or deposit when instructing (£100-£300)
- Search fees when searches are ordered (£250-£400)
- Balance of legal fees and remaining disbursements on completion
What if the seller's solicitor is slow?
Your solicitor can chase them, but they can't force faster responses. Persistent delays may indicate problems with the property or the seller's commitment. If it becomes unreasonable, you can withdraw from the purchase.
Can I change solicitor midway through?
Yes, but it causes delays and may cost more. Your new solicitor needs to review all work completed. Only change if your current solicitor provides genuinely poor service.
What's the difference between exchange and completion?
Exchange: Contracts become legally binding. Both parties commit to the sale. You pay your deposit (usually 10%).
Completion: Money and ownership transfer. The seller's solicitor receives full payment and releases keys. You can move in.
These often happen on different dates, typically 1-2 weeks apart. Read our guide to exchanging contracts or our guide on what happens on completion day for full details.
Do I need a survey before instructing a solicitor?
No. You can instruct a solicitor as soon as your offer is accepted. However, arrange a property survey quickly. Not sure which type you need? Read our guide on choosing the right survey level. If it reveals major problems, you may want to renegotiate or withdraw before spending money on conveyancing.
What happens if my mortgage is declined?
If you haven't exchanged contracts, you can withdraw without penalty (though you lose any money spent on searches and legal work). If you've exchanged and can't complete, you breach the contract and may lose your deposit plus face legal action.
What if I find a problem after completion?
Depends on the issue:
- Structural defects: May have recourse against the seller if they deliberately concealed problems
- Undisclosed legal issues: Your solicitor's professional indemnity insurance may cover losses
- Issues revealed in searches: You accepted these when you completed
Always raise concerns before exchange when you can still withdraw.
Are there any additional costs as a buyer I should budget for?
Beyond legal fees and disbursements, budget for:
- Removal company (£300-£1,500)
- Buildings insurance (required from exchange)
- Survey (£400-£1,500 depending on type)
- Mortgage arrangement fee (0.5-1% of loan)
- Mortgage broker fee (if used)
- Decoration and repairs
- New furniture and appliances
What are enquiries and why do they matter?
Enquiries are detailed questions your solicitor sends to the seller's solicitor. They cover anything unclear from the contract or concerning from searches. Good enquiries protect you from:
- Boundary disputes
- Unapproved building work
- Service charge disputes (leasehold)
- Neighbour issues
- Planned developments
Your solicitor uses experience to ask relevant questions, but you should raise any concerns from viewings.
