If you're buying a property in the UK, understanding the legal costs involved is essential. One of the biggest — and often most confusing — expenses is your solicitor’s fee. These charges cover all the legal work needed to transfer ownership of the property to your name.

In this 2025 guide, we’ll break down average solicitor fees for buying a house in the UK, highlight common hidden costs, and show you how to keep your legal expenses down — whether you're a first-time buyer or moving up the ladder.

What are solicitors’ fees when buying a house?

Solicitors' fees are what you pay for conveyancing — the legal process of transferring property ownership. You can use either a solicitor or a licensed conveyancer, and the costs usually include:

• Managing contracts and legal documents
  
  

• Conducting searches and due diligence
  
  

• Liaising with mortgage lenders and the seller’s solicitor
  
  

• Handling Stamp Duty submissions
  
  

• Registering your ownership with HM Land Registry
  
  

These fees are split into:

• Legal fees (charged by the solicitor directly)
  
  

• Disbursements (third-party costs they pay on your behalf)
  
  

How much are solicitors’ fees when buying a house in 2025?

The average solicitor’s fee for buying a house in the UK ranges from £800 to £1,500, excluding VAT.

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However, the total can rise depending on:

• Whether the property is leasehold (more complex)
  
  

• Its location (e.g. solicitor fees in Scotland may differ)
  
  

• The purchase price
  
  

• Additional services such as shared ownership documentation
  
  

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What fees do you have to pay when buying a house?

Beyond legal fees, the total cost of buying a house includes several other upfront expenses. Here’s what you’ll need to budget for:

• Deposit (usually 5–20% of the purchase price)
  
  

• Stamp Duty Land Tax (SDLT) – if applicable
  
  

• Mortgage fees (e.g. arrangement or booking fees)
  
  

• Surveyor fees (see next section)
  
  

• Valuation fees
  
  

• Land Registry fee
  
  

• Search fees
  
  

• Telegraphic transfer fee
  
  

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How much are surveyor fees for buying a house?

Surveyor fees vary depending on the type of survey you choose:

• Condition report – from £300
  
  

• HomeBuyer report – £400 to £600
  
  

• Building survey – £600 to £1,500+
  
  

These fees are separate from solicitor costs and are usually paid upfront. Always factor this in when budgeting for the total cost of buying a house in the UK.

What are the hidden costs when buying a house?

Some buyers are surprised by additional expenses that aren’t always quoted in initial conveyancing estimates. Here are a few hidden costs to look out for:

• Disbursements (e.g. drainage searches, environmental checks)
  
  

• Leasehold fees – including Deed of Covenant, Notice of Transfer
  
  

• Gifted deposit documentation (often required by lenders)
  
  

• CHAPS bank transfer charges
  
  

• Retainer or upfront legal fees
  
  

• Indemnity insurance, if the property has legal defects
  
  

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Make sure any quote you receive includes a breakdown of disbursements and extras.

Breakdown of solicitor fees

A detailed quote from your solicitor or conveyancer should include:

Leasehold properties may incur additional fees of £200–£500+.

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Can you reduce your solicitor fees?

Yes! Here are some cost-saving tips:

1. Get multiple quotes — use a solicitor comparison tool.
   
   

2. Avoid estate agent-recommended firms — they may include referral markups.
   
   

3. Ask for a fixed-fee quote — to avoid surprise charges.
   
   

4. Look for ‘no sale, no fee’ services — especially useful in chains.
   
   

5. Bundle services — some firms offer discounts when combining conveyancing with mortgage support.
   
   

Online vs traditional solicitors

Online conveyancers offer lower prices, digital paperwork, and quicker turnaround times. But they may be less responsive if your purchase is complex or needs personal attention.

Traditional solicitors may cost more but often provide more tailored support — helpful for shared ownership or leasehold cases.

When do you pay solicitor fees?

Typically, you pay a small upfront deposit when you instruct the solicitor. The balance is due on completion day, alongside any Stamp Duty, search fees, or disbursements.

If the sale falls through, you'll usually still be charged for work completed — unless you’ve chosen a no sale, no fee conveyancer.

FAQs

How much are solicitors fees when buying a house?

Between £800 and £1,500 on average in 2025, depending on property type and complexity.

What fees do you have to pay when buying a house?

Deposit, solicitor fees, surveyor fees, Stamp Duty, mortgage fees, searches, and Land Registry charges.

What are the hidden costs when buying a house?

Disbursements, leasehold fees, telegraphic transfer charges, AML checks, and document fees for gifted deposits.

How much are surveyor fees for buying a house?

They typically range from £300 to £1,500 depending on the type of survey (Condition Report, HomeBuyer, or Building Survey).

Final thoughts

Buying a home involves more than just the asking price — legal costs and hidden fees can quickly add up. Understanding what you’ll pay and why puts you in control of your budget and avoids unwelcome surprises.

Whether you're a first-time buyer or moving home, take the time to compare quotes, check for hidden costs, and ask your solicitor the right questions. It could save you hundreds — and help your purchase go smoothly from start to finish.