All posts by Janice Freeman

Solicitors fees for house buying: Things you need to know

solicitors fees for house buyingSolicitors fees are a part of the conveyancing quote that you get from conveyancing firms that offer legal assistance during your purchase of a house. When you are buying a house, you will most likely refer to a residential conveyancing firm with good experience in the area you are moving to. Solicitors fees for house buying can range from around £500 in areas like London and lower in other towns and borough in England or Wales. Fixed solicitor fees over tasks based rates are most recommended because there is much less chance you’ll be additionally charged. Look for these things on conveyancing quotes while choosing a solicitor.

“No completion, no fee” incentive

Most solicitors who offer “fixed conveyancing fees” also offer “no completion, no fee” incentive which means if the purchase of the house doesn’t go through, the legal fee is withdrawn and you don’t have to pay for the service. While this is a great incentive for the buyer, it also makes the solicitor work carefully to make sure the purchase goes through. The work is much more dedicated as if the conveyancing isn’t successful, they will not get paid.

Conveyancing comparison sites

Conveyancing solicitor’s fees differ from firm to firm. As you look through different conveyancing comparison sites, you’ll get multiple rates through different conveyancing firms willing to help you with the case. Most often the conveyancing quote from these firm distinctly includes basic solicitor’s fee. The basic solicitor fee may or may not include the additional VAT. Then there are the disbursement fees to be paid for tasks like Land Registry Office copies, Telegraphic transfers, searches and others.

Low cost or Experienced

Choosing a cost effective solicitor is often what people look for. But making sure the service is regarded well by past clients make those solicitors a better choice. You have to choose experience, and quality over the lowest solicitor’s fee while looking through conveyancing quotes. You would not want to be misguided to choosing a solicitor just based on the lowest fees.

Having years of experience with working with a local authority, lenders, and brokers. These will help increase the speed of conveyancing in the lowest time possible. While using an online conveyancing solicitor may reduce solicitor fees and other extra costs, having a dedicated conveyancer will only make it more convenient and easy.

Advertised rates Vs real rates

You also have to be careful with advertised conveyancing quotes and their solicitor’s fees as they may not include a few charges to make it seem like a bargain for the visitor. Things like legal work dealing with the mortgage may not be included in the advertised online quote. Also, often solicitors without accreditation from the Conveyancing Quality Scheme (CQS) by the Law Society tend to charge low solicitor fees. But CQS accreditation means they work with higher standards for the benefit of the client. This can be verified from the Law Society’s official site.

You may be surprised to know that there is often no correlation between expensive solicitor fees and quality service. So it’s vital to carry out your own research and look for reviews from previous clients online and offline to make sure you get a good quality conveyancing solicitor for buying your new house.

Conveyancing solicitor buying house fees and extras

Solicitor buying house feesBuying a house involves a ton of paperwork, verifying the ownership, transfer of legal documents, filling out tax and land registry request forms. This all makes buying a house much more stressful than say selling a house or a property. When you’d buy a home you’d want to make sure your investment is going to a right cause and you wouldn’t have to regret it later. Most of the residential conveyancing in England and Wales are performed by solicitors or licensed conveyancers. When you use a solicitor buying house fees may be slightly higher than rates offered by licensed conveyancers. Solicitors can offer your legal advice and support while licensed conveyancers merely follow standard procedures of conveyancing.

While looking into conveyancing of buying a house, you have to look into the complexity of the case. If the house you’re buying is owned by a single or multiple owners and if the house is freehold or leasehold. If you are obtaining a mortgage to buy the home and other factors. These add up to the complexity of the conveyancing and solicitors charge additional fees for extra services they have to complete during the conveyancing process.

Here is a list of fees you are likely to find on a conveyancing quote:

Basic Solicitor service Fee:

This amounts to the basic service charge for the solicitor for their professional help. This depends on the complexity of the case and also according to the company you work with.

Land Registry fees:

The fee is also referred as Land Registry Office copies which are required for the validation of the ownership of the house by the seller. Also called priority searches performed before completion of the conveyancing.

Local authority searches:

Before signing the contract for completion, a various number of searches are performed on the house to check its status and integrity. Local authority searches charges defer from place to place in England. While some conveyancing quote gives an estimation, you should look for conveyancing quote which asks for a zip code for accurate rates.

Other searches:

These searches depend on the requirement while they may be optional they are performed to make sure that the house is free from any surprises for the buyer. They include drainage search, Chancel repair liability search, environmental search and location specific searches

Land Registration Fees:

Once you’ve acquired the house, you need to pay for the Land Registration fee which is a set fee scale based on the agreed price of the house you’re buying.

Telegraphic Transfer Fee:

The cost the bank charges you to send money to the seller’s conveyancer after the completion of the conveyancing.

Stamp duty tax:

As a new owner of the house, you’ll now have to pay tax for your house and property. It’s also on a set scale based on the price of the house.

While you skim through the conveyancing quotes, you have to look out for these items. Some conveyancer will not include them with the solicitor house buying fees and will charge you additionally later. This will create a lot of stress during the conveyancing. So it’s a good choice to personally contact them before you start instructing a solicitor.

Buying a house? Solicitor’s fees average in England

Buying a house solicitors fees averageWhen you are buying a house, it’s often very important that you choose a proper solicitor to reduce the stress related to buying a house. But while solicitors are a great way to handle conveyancing, they have a cost for using their time and legal expertise on the subject. While you’re buying a house, solicitors fees average anywhere from £300 to £500 or more depending on which location you buying a house in England and Wales.

They are likely a few factors that affect the solicitor fees when you are buying a house:

Agreed Purchase price:

The solicitor charges are related to the price of the property that you are buying. This is the first factor that affects the solicitor’s fees in conveyancing. For an average estimate, for a freehold property on Liverpool Road, London with an asking price of £100,000, a solicitor may ask around £500 excluding the disbursement fees. That is if you are buying the house without any mortgage. But London is an expensive place so the solicitor fees are quite expensive as well. For a similar house in Nottingham, it can be around £300.

Tenure of the house (Freehold/Leasehold):

When the owner completely owns the house and is free to sell it if he chooses, it’s a freehold property. Here the conveyancing solicitor doesn’t have to go through a lot of documents to validate the ownership so the fees will also be less. When the house or the property is on leasehold, there are different requirements that the solicitor has to work through. This increases the complexity of the conveyancing process increasing the cost of the solicitor fees.

Obtaining a mortgage?

If you are obtaining a mortgage from a bank or any other financial institution, then this creates more steps to go through. The bank may evaluate the house you are buying or your current assets to check if you can pay back the mortgage. If you are unable to pay the mortgage in time, the house can be repossessed.

Shared ownership of the property

There are times when the house you are going to acquire is a family property and or is a building with shared ownership. This means there’s more work needed to be done for the transfer of the legal ownership by the conveyancing solicitor. That means more tedious work for the solicitor and that resolves to additional solicitor fees. A few conveyancing comparison site allow you to enter the ownership detail to give you a more accurate conveyancing quotes from the firms.<

The above-listed factors most often are the ones that affect solicitor’s fees while buying a house. Other factors include “if you are a first-time buyer”, “new or old build property”, “if the house is being bought with Government’s Right to Buy scheme”.

With all things considered you have to make sure that every service is accounted for including the solicitor fee before you start instructing. Some solicitor may charge additional “Professional indemnity” charges which are optional and should have already been included in the basic solicitor fee. Getting a fixed rate conveyancing quote is very recommended so that additional fees don’t add up further into conveyancing process.

Conveyancing Fees – Intelligent Approach Can Save Money

Conveyancing Fees
Move house easier

Do you want to transfer the title ownership of your property? You want to execute the task as fast as possible but you are reluctant to start the process as it involves a large amount of money. There is no point in denying the fact that property conveyancing involves a lump sum amount of money and the rates of the lawyers are not the same always. Lawyers form an indispensable part of the entire conveyancing process and it is not possible to execute the task without taking their assistance. However, if you want to save your money you need to find a lawyer intelligently.

When you are looking for the conveyancing lawyers for your property, you need to note one very simple yet important fact that there is nothing called assistance at a cheaper price. You can find different law firms claiming on the internet that they offer the complete legal assistance at a cheaper price. Do not go for them blindly. Conveyancing is not an easy job and the legal practitioners will never charge a meager sum for the job. Therefore, when someone is claiming to provide you the complete assistance at a cheaper rate, he is playing some tricks on you.

In most of the cases, the sites that promise assistance at a cheaper rate often have several hidden clauses and someone who overlooks the hidden clauses will end up paying a huge sum of money for the task. Whenever you find any site claiming to execute the legal proceedings at a cheaper rate, you should rejecting their assistance and opting for some other one. However, in some cases you might find some legal firms’ websites where the entire cost is actually much lower than the other law firms. In that case, you can take the assistance of those firms.

Sometimes the new and inexperienced lawyers offer lower rate for their consultation. In many cases, you can also find lawyers with a poor a track record who offer complete legal assistance at a cheaper rate. If you opt for them, you might initially be happy for saving a good sum of money. However, in the end, you will understand that you have taken a wrong decision for saving few dollars and then you might have to pay more for changing the solicitor for conveyancing the property.

When you are considering about the conveyancing fees of the solicitors, you should make the decision intelligently. You should never jump for an apparently lucrative deal without verifying complete information about it. Transferring the ownership of a property is not a matter of joke. Whether you are transferring the ownership of a free property or a leased property, you should ensure that you have appointed a lawyer, who can execute the entire task in a flawless manner. Always remember, a little mistake can spoil your entire effort.

How to calculate overall Conveyancing fees for buying a house

conveyancing fees for buying a house
Choose a worthy Conveyancer

Houses are sold at higher prices in the UK, especially if you want to buy stand-alone houses. Freehold properties are sold at a higher price than leasehold properties. Buying a house in the UK might cost you £125,000 or it might cost you £500,000, it depends on your money-power, i.e. how far you can go for buying a home in the UK. Banks also provide home loans or mortgage to the people who desire to live in their own properties, but didn’t have the money enough to pay the entire price for buying the home in the UK. Beside mortgage and deposits, there are other merits that buyers should take into count before buying a house in the UK. In this article, I will explain you what are the deposits require to meet the cost of home buying. In addition, you will learn how to calculate overall conveyancing fees for buying a house in the UK.

Summing up conveyancing fees for buying a house in the UK

The total cost of home buying is calculated by summing different costs such as disbursement costs and fees you pay for solicitors/licensed conveyancers. There are other miscellaneous costs that you will also be paying and we will discuss about them in the next headings.

Solicitor conveyancing fees

This cost is further categorized to disbursement costs and solicitor basic fee.

Solicitor Basic Fee

The Solicitor will ask you their service fee to buy a home for you in the UK. The basic fee will be comprised of the solicitor’s service costs and VAT (value added tax charges) on the service. It might lie somewhere between £500-£1500 + VAT (value added tax charges).

Disbursement Charges

Disbursement charges are the costs a property lawyer pays on the behalf of the buyer. There are different types of disbursement charges, including, survey fees, local search fees, removal fees, SDLT (stamp duty land tax), registry fee, and a few other charges.

Mortgage Valuation Fee

A mortgage is the loan that the buyer gets from the lender after a small valuation. People have to pay valuation fee to the surveyor who values the house for the purposes of a formal check if the house is eligible for the mortgage.

Mortgage Application Fee

When people get a home loan, they have to pay fees of mortgage application to the lenders. Sometime lenders allow you to add the application fee in the home loan package so people can pay it in terms of loan back instalments.

House survey costs

There are different kinds of house surveys, build survey or structural survey is the best to be considered. The cost of the survey will also be paid by the solicitor or conveyancer as a part of disbursement charges.

Local Search Services

These are the charges that solicitor will pay for different searches such as environment search, drainage search, contaminated lands, flood risk or different other local searches based on the locality of the house.

Stamp Duty Land Tax

It is a big fee that solicitor will pay on the behalf of the buyer. SDLT (stamp duty land tax) will not be applicable to the house cost less than £125000. It is counted as a percentage of the overall cost of the house.

Land Registry

You will be paying a percentage fee of the overall cost of your house to turn the land to your name as a new buyer of the house.

Removal Fees

You will be moving your belongings, furniture, etc. to the new home and the removal fee is your headache to be paid. It typically counts £300-£600 in the UK.

Running Costs

There are still few costs to be paid such as costs of furnishing, gas and electricity bills, fee of WIFI, water supply bills, etc.


Conveyancing fees for buying a house is not that big that you can’t afford, moreover, conveyancer will help you to avoid mistakes in the home buying deals. For more information, you can visit our website.

All you need to know about home conveyancing solicitors Fees

Conveyancing Solicitors Fees
Get the best Conveyancing deals

Buying your home on your own is quite daring, especially for first time buyers. It is a good idea to hire a solicitor for the home buying deals. People are mostly scared of the conveyancing solicitors Fees; it is obvious that solicitor’s fees add extra cost for your home buying. However, it is a good idea to get the expert’s advice before you proceeds to your home buying transaction. The total fee of the house buying usually count up to £ 30000. People who can’t afford to pay the fee of buying the home can get the mortgage from a bank. Today, I will illustrate you about the total fees charged by solicitors for home buying in the UK.

Home conveyancing solicitors fees in the UK

The total fees or “conveyancing quote” charged by solicitors is divided into the two sub payments i.e. solicitor service fees and disbursement charges.

Solicitor Fees

Property lawyer who helps you to buy a home in the UK will charge you a fix or hourly-based fee. The average conveyancing solicitors fees in the UK usually count between £300 to £550 plus VAT (value added services). Disbursement charges are also as a part of the conveyancing quote; however, these charges are fixed. Besides disbursement charges, a few extra costs might be a part of conveyancing quote. Solicitors must give written details of all the cost that will be incurred in buying the house to the buyer. In the next headings, you will learn everything about conveyancing solicitor fees in details.

Solicitor Basic Fee

The basic fee of a solicitor usually counts from £500 to £850. The fee of solicitor is further divided into service fee and disbursement charges. Therefore, you will be asked to pay your solicitor fee arranging from £500 to £1500 that includes all the disbursement charges. Some of the disbursement charges are described in detail in the next headings.

Local Search Fees

Almost all the solicitors working in the UK provide local search services to their clients. Solicitors recommend buyers take a comprehensive local search that includes search for land contamination, environmental search, future planning or construction, any major or minor planning or regulations to the public roads near the property, and search for building regulation affecting the property you will be buying from the seller.

Telegraphic Transfer Fee

It is a fee, buyers pay to the lender, for the transfer of funds to their bank account. The telegraphic transfer fee is charged based on the overall price of buying the property. You have to pay £200 for the house that cost you £100,000 to £200,000.

Land Registration Fee

It is an extra cost of buying the home in the UK. The property will not be entirely yours, if you didn’t pay the land registration fee.

STLD (Stamp Duty Land Tax)

A high fee that solicitor will pay on your behalf; it also varies based on overall cost of home buying.

Hidden Extras

It is a moral responsibility of the solicitor to write down all the charges as a part of his/her fee. There are some fees that people might not be expecting as a part of conveyancing quotes; professional and experienced solicitors know what will be coming next in the home buying transaction. So they should write everything beforehand. These extras include

1. PI (Professional Indemnity Insurance) £30 to £50

2. Postage, Photocopy, and Phone Calls £5 to £50

3. Filling form of STLD (Stamp Duty Land Tax) £100 to £150

4. Helping the buyer in dealing with the lender £100 to £150

Choosing Conveyancing Solicitors – Comparing Conveyancing Fees

Choosing Conveyancing Solicitors
Making the right choice

Finding a good quality, low cost conveyancing solicitor’s service for a house move or property sale or purchase can be a difficult undertaking. Often, when several quotes are obtained from different solicitors for the same house sale or purchase the items detailed as costs and fees can vary. How do you make any sense of it without getting ripped off or qualifying as a conveyancer yourself?

All legal costs incurred when buying or selling a property can be divided into two separate categories.

Charges paid to third parties are known as “disbursements” and do not form part of the solicitor’s legal fees or profit costs. It is important to note this distinction as in most cases the disbursements should be the same (or a very similar) amount for all the quotes you have obtained. Buying or selling a house is a process like any other and although variations in practice exist, fundamentally, all property transactions must follow a similar process. Where a particular quote includes substantially different disbursements this could be a cause for concern.

All solicitors are required under the professional rules to set out fees and disbursements separately. A solicitor setting out a fee as a disbursement could well be breaching those rules and in any event would probably not be someone you would want to do business with. To successfully compare quotes you will first need to find out which of the two kinds of fees the item shown on the quote falls into, fees or disbursements.

Fees for your solicitor’s time are the actual profit costs of the conveyancing solicitor, the amount you are actually being charged for their time and expertise. These often include administrative charges required for the successful completion of a sale or purchase transaction, such as bank transfer fees (sometimes called telegraphic transfer fees or similar) and identification searches. Such items fall into the fees category. Some may also charge separately for more general items such as postage, faxing and copying, file storage, contribution to professional indemnity amongst others. Once again these form part of the fees and should be added together to get the total cost likely to be incurred with a particular solicitor.

According to the BBC Website the average solicitors fees in England and Wales for dealing with the sale or purchase of a property tend to come in around the £550.00 mark, not including vat and exclusive of disbursements. How do your quotes compare?

You should also bear in mind that even when fixed fees are charged, no solicitor can ever promise that the final legal bill will not amount to more than the quote given at the outset of the transaction. Legal issues are rarely straight forward and it is always possible that matters could arise during the course of the transaction that could affect the final amount you will be required to pay.

It should also be noted that the cheapest quote does not necessarily represent the best value for money so make sure you shop around, obtain at least three quotes from different services providers and compare both the cost and the level of service before you commit yourself and go ahead and instruct conveyancing solicitors to act on your behalf.

What to pay to your conveyancer for a home in Lancashire

Conveyancing in LancashireLancashire is a beautiful county in northwest England. There are several beautiful landmarks in the county and many business opportunities. For the purpose of finding a home in Lancashire, you can ask the advice from an estate agent who will recommend you for the right property to buy in Lancashire. Next, you need to find a solicitor or a licensed conveyancer for buying that property in the area where your interest lies. Finding the solicitors or a licensed conveyancer is not a big deal; there are plenty of professional conveyancers available in the area of Lancashire. However, the idea is to hire the right personal who will help you in buying a property in Lancashire.

Where to start the search for a licensed conveyancer or a solicitor

Below are the tips that will help you in finding the best property buying personal in the area of Lancashire:

  1. Search the local property market
    Search the local property market for conveyancing quotes, and then you can compare the conveyancing quotes charged by each solicitor in the market.
  2. Do you ask your relatives in Lancashire?
    Instead of just market search, you should first ask advice from your relatives living in Lancashire. They might recommend you to contact any professional solicitor or licensed conveyancer in the area of Lancashire.
  3. Have you met your friends to discuss your situation
    Ask your friends for an honest advice in getting the services of an experience conveyancing personal in the area where your interest lies.
  4. Do you ask any advice from your estate agent
    Estate agents will not only help you in finding “on sale” properties, they will also recommend you for the services of any professional local solicitor in the area where they operate.
  5. Have you asked advice from a local community
    New home buyer in the area of the Lancashire can tell you about the solicitors or licensed conveyancer who helped them in buying their home.
  6. E-Conveyancing is also an option
    In addition, you can search for conveyancing quote on the web. There are plenty of house buying conveyancers who provide their services through electronic conveyancing. It is a great and safe idea to buy a home in England.

What will you pay to the solicitor?

After choosing the personal for home buying in England, you should ask their conveyancing quotes. Conveyancing quote in simple words is the amount of money you will pay them for their property buying services. The quote will also include the disbursement charges that they will pay on your behalf. Below are the few details of the costs that you will pay to the solicitor.

Solicitor fee

This is the price that solicitor will ask you for his service of home buying in Lancashire. It may start from £600 to £1200; people can negotiate with solicitors about their fee for conveyancing.

Disbursement Charges

Disbursement charged will be the part of conveyancing quote that you will offer to the solicitor. Below are the disbursement charges that solicitors will pay on your behalf:

  1. Local Survey Charges
  2. House Surveys
  3. Valuation Fees
  4. Telegraphic Transfer Fee
  5. Land Registry Fee
  6. Stamp Duty

Local searches are to ensure that there will not be any kind of damage to your property in the present day time or in future. Survey will help you find any kind of damage to the property that might later come to your notice. The Telegraphic Transfer fee is charged by the lender for the mortgage they transfer to you by internet on your bank accounts. Land registry and stamp duty are the big fees as compared to the other disbursement charges.

Final Words

Hiring the right solicitor who has experience in the field is the best thing you can do in England; property transactions in England cost quite some money, any mistake will hurt your savings. Therefore, get yourself an experienced solicitor for your dream home in Lancashire. For advice on convey fees of a solicitor, you can visit our website or you can send us your query at our website email address .

What are conveyancing fees and what is a conveyancing quote?

conveyancing feesConveyancing fees, as the name says, is the price people will pay to a property lawyer, i.e. a Licensed Conveyancer or a Solicitor for their services. Conveyancing Quotes are different from the Conveyancing Fees, it will also include the disbursement costs that people will give the solicitor to pay for several other parties on the buyer’s behalf.

Why do you need a conveyancer for home buying?

Hiring a solicitor is necessary for some mortgage companies. Companies will always be happy when they are ensured that loan is safe under the state law, they can also use solicitors for saving their loan on their behalf, and therefore, it is advisable to hire a solicitor or a license conveyancer for your house deals.

What is a Conveyancing Quote?

When a buyer is interested in requiring the services of a solicitor, he/she will raise a quote for the services of the property lawyer. The solicitor will respond and give you the cost of his services along the disbursement charge he/she have to pay on your behalf.

Disbursement Costs

These are the costs that solicitors will pay to the several different parties, such as search survey, local surveys, drainage, environmental surveys, drainage, and a few other costs. Below you will learn about the different type of costs you will be paying to your solicitor:

Local search services cost

Search services will help you find any damages to the property that you will buying from the vendor. The cost of local search services may vary from £250 to £600 for a full structural survey.

Drainage Cost

The most severe damage to any property is a bad drainage system. You will be required to pay £175 for a drainage survey of your house. Bad weather, trees, or a damage in connecting a pipe will create a heap of problem for you. You should know who is responsible for such repairs; however, if you didn’t bother to pay for the survey, any severe damage will destroy your budget for home buying.

Valuation fee

Before you get a loan, lenders will survey your house for the property value. The price of the survey may vary from £150 to £1500 based upon the value of the property.

Legal Fees

The Solicitor will carry out the legal work for the transfer of property title in your name. As the contracts are signed by both parties, the title will be changed in the name of the buyer.

Electronic Transfer Fee

Electronic transfer fee usually cost about £40 to £50, it is required by the lender in transferring a loan to the solicitor of the buyer.

Next Steps:

After your solicitor pay the mortgage money to the seller the deal will be closed between you and the vendor. He/she will be given a 28 transfer notice before you finally move into your new home.

Running Costs

You should ask your seller about the utility costs such as electricity, water supply, gas, landline, broadband, garbage disposal etc.

Solicitor’s Advice

Solicitor’s or property lawyer advice is always be a good option to learn about the best houses available in England and Wales. To learn more on convey fees you can visit NBM Law associate group of solicitors, they will give you the right advice for your new home in any suitable area of England and Wales.