Moving house? We connect you with expert solicitors who handle both your sale and purchase, keeping everything on track from the day your offers are accepted to the day you get your keys.
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Quick facts: sale and purchase conveyancing
- Typical cost: £1,500-£2,500 combined legal fees (sale + purchase)
- Saving vs two separate solicitors: Typically £200-£400
- When to instruct: As soon as you have an accepted offer on both properties
- Average timeline: 8-12 weeks from instruction to completion
- What's included: Full sale and purchase conveyancing handled by the same solicitor
- Our promise: Fixed legal fees with no hidden costs
How much does conveyancing cost when moving house?
Using one solicitor for both your sale and purchase is almost always cheaper than using two separate firms.
Combined legal fees
Sale and purchase fees typically range from £1,500 to £2,500 combined, depending on:
- Value of the property you're selling
- Value of the property you're buying
- Whether either property is leasehold or freehold
- Transaction complexity
What do you pay when moving house?
Cost | Who pays |
Solicitor legal fees (sale + purchase) | You |
Property searches (purchase only) | You |
Stamp duty (purchase only) | You |
Land Registry fees (purchase) | You |
Energy Performance Certificate | You (as seller) |
Estate agent fees | You (as seller) |
Early repayment charges (if applicable) | You (as seller) |
Good news: You only pay searches and stamp duty once, on the property you're buying. These costs don't apply to your sale.
Should I use the same solicitor for buying and selling?
In most cases, yes. Using one solicitor for both transactions has real advantages:
Simpler communication - One point of contact for your entire move. No chasing two firms or worrying about whether both sides are talking to each other.
Better chain coordination - Your solicitor handles both transactions simultaneously, so they can coordinate exchange and completion dates far more effectively. This is especially important if you're in a chain.
Lower cost - Combined fees are typically £200-£400 cheaper than instructing two separate firms.
Faster process - Your solicitor already knows your circumstances, finances and ID from the sale side. No need to repeat everything for the purchase.
The only exception - If there's a conflict of interest (very rare in sale and purchase transactions), you may need separate solicitors. Your conveyancer will flag this if it applies.
What happens on completion day when moving home?
Completion day for a sale and purchase is more complex than a straightforward purchase. Here's what typically happens:
- Your buyer's solicitor transfers the full sale price to your solicitor
- Your solicitor pays off your existing mortgage from the sale proceeds
- Your solicitor transfers the balance (plus your deposit) to the seller's solicitor for your purchase
- The seller's solicitor confirms receipt and releases your new keys
- Your estate agent releases your old keys to your buyer
Timings: This process depends on bank transfer speeds. Most completions happen between 12pm and 2pm. If your sale and purchase are in a longer chain, it can take until late afternoon.
Managing your property chain
Chains are the biggest cause of delays when moving house. Here's what commonly goes wrong and how to reduce the risk:
Common chain problems:
- Mortgage delays or rejections on any property in the chain
- Survey issues causing a buyer to renegotiate or withdraw
- A buyer or seller pulling out
- Missing documents slowing one transaction
- Slow solicitors at either end of the chain
How to reduce chain risk:
- Instruct your solicitor immediately after accepting offers
- Respond to all requests within 24 hours
- Have your mortgage agreed in principle before marketing
- Get your EPC sorted before the property goes on the market
- Be transparent on property information forms
What if exchange and completion can't happen on the same day?
This is one of the most common concerns for people moving house. In most cases, your solicitor will work to synchronise both transactions. But occasionally, a gap between sale and purchase is unavoidable.
If your sale completes before your purchase:
- You'll need temporary accommodation (renting or staying with family)
- Your solicitor holds the sale proceeds until your purchase completes
- Storage may be needed for furniture and belongings
If your purchase completes before your sale:
- You'll need short-term bridging finance to cover the gap
- Bridging loans are expensive and should be a last resort
- Discuss this risk with your solicitor and mortgage broker early
The best approach: Build flexibility into your completion date planning. Don't book removals or hand in notice until exchange of contracts, when the date is legally agreed.
When should I instruct a solicitor when moving house?
Best time: As soon as you have an accepted offer on both your sale and purchase.
However, there are advantages to instructing earlier:
Instructing when your property goes on the market
- Your solicitor can prepare sale documents in advance
- Property information forms completed before the buyer is found
- EPC and title deeds ready to send immediately
Instructing when you make an offer on a new property
- Solicitor already knows your circumstances
- ID checks completed
- Ready to receive contracts the moment your offer is accepted
The earlier you instruct, the faster you can move once both offers are accepted.
Why choose Homeward Legal for moving house?
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 solicitors are regulated under the Solicitors Regulation Authority (SRA) and Council for Licensed Conveyancers (CLC).
Highly recommended
I couldn't be happier with the service so far from Joshua Thomas at Homeward Legal. He was professional, approachable, and made the entire process feel straightforward and stress-free.
Joshua took the time to clearly explain everything in detail, answering my questions and making sure I was comfortable at every stage. It made a huge difference during what can often be a stressful time when buying and selling a property.
I wouldn't hesitate to recommend Joshua and Homeward Legal it's the second time I have used their services.. reliable, knowledgeable, and reasonable legal fees Thank you
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Frequently asked questions about moving house
Can I use the proceeds from my sale as a deposit on my purchase?
Yes, this is standard practice when moving house. Your solicitor holds the sale proceeds and uses them directly toward your purchase on completion day. If the deposit required is higher than what you receive from your sale, you'll need to provide the shortfall separately.
What happens if my buyer pulls out?
Before exchange, both parties can walk away without legal penalty. You'll lose money spent on legal work and EPC, and may lose your purchase if the seller isn't willing to wait. With Homeward Legal's No Completion No Fee guarantee, you won't pay any legal fees if either transaction falls through. After exchange, your buyer is legally committed - if they pull out they lose their deposit and you may be able to claim additional compensation.
Do both exchanges have to happen on the same day?
Yes. You can't exchange on your sale without exchanging on your purchase simultaneously - otherwise you'd be legally committed to move out with nowhere to go. Your solicitor coordinates both exchanges at the same time, usually on the same call with all parties.
Should I extend my lease before selling a leasehold property?
If your lease has fewer than 80 years remaining, it's worth considering. Properties with short leases are harder to sell because most mortgage lenders won't lend on them. Our lease extension solicitors can advise on costs and timing.
What are the most common problems when buying and selling at the same time?
Chain collapses are the biggest risk - one buyer or seller pulling out can delay or derail everyone. Mortgage delays, survey issues and missing documents are also common causes. See our guide on how long conveyancing takes for more on what causes delays.
How do I know if my solicitor is keeping both transactions on track?
At Homeward Legal, our customer support team is available throughout your move to chase progress and liaise with your solicitor on your behalf. We're open six days a week, so you're never left waiting for an update.
