Conveyancing fees, how to get the best deals
conveyancing-fees-when-moving-home

Conveyancing fees, how to get the best deals

Buying a house is likely to be the most expensive purchase you will ever make and there are many costs involved. The Conveyancing Fees (sometimes called Legal Fees) are just some of these. If you understand what these fees are when buying a house, you will be better prepared and be able to make sure you have all of the funds available.

Legal costs

The legal costs for different conveyancing firms can vary considerably. When obtaining a quote, you must also need to make sure that it is fully transparent, so that there are no hidden costs. Some firms may not include all costs in their initial quote so that you will choose them, then as you progress through the transaction more and more costs will crop up. When getting quotes, it is wise to ask what is actually included in the figure given and request a full breakdown of fees to be aware of any additional costs that could be added a later date.

The Conveyancing Fees

The actual legal fees for the conveyancing firm when buying a house will vary depending on a few factors including:

  • The value of the property you are buying;
  • Whether the property is leasehold or freehold;
  • Whether the property is a new build or shared ownership; and
  • If you are taking advantage of any government Help to Buy scheme or saving accounts.

This is because the amount of information and complexity of the work involved when buying a house will vary, and more complex matters will require substantial additional time to process and check. The more time your solicitor spends on your purchase, the more money they will want to charge by way of conveyancing fees.

Did you know that Express Conveyancing’s Conveyancing Fees are fixed as long as your circumstances remain unchanged? Speak to us to find out more.

The fee charged should cover the whole transaction from beginning to end when buying a house and will usually be a fixed fee rather than an hourly rate. This means that you will have a clearer indication of the costs from the start.

Search fees

Before you commit to buying a house, your conveyancer will carry out a number of searches, depending on where the house is located different searches may be necessary.  For instance, you may need a flood risk report if the property is near a river, or an underground search if it is in London.

If you are obtaining a mortgage to pay for the house, these searches will not be optional as lenders usually require you to fully check the title to the property you are buying. This is because if you didn’t have a certain search and there turned out to be a problem, this could decrease the property’s value, meaning that the lender would have insufficient security for their loan. This could also be very bad for you, as you may end up having to sell the property at a loss or paying out a lot of money to have the issues fixed.

The main two searches that are carried out when buying a house are the Local Authority Search and the Water and Drainage Search:

  • The Local Authority Search will reveal if any planning permissions have been granted, if building regulations have been complied with at the property, and if the road is maintained by the Local Authority, as well as much more. The fee for this search will vary from Council to Council and can range from approximately £90.00 to £200.00.
  • The Water and Drainage Search confirms whether the property is connected for both foul and surface water drainage, whether there are any drains in the boundaries or vicinity of the property, and if the property you are buying has a water meter. The fee for this search is usually around £50 – £60.

If it is revealed that other searches are required when buying a house, your conveyancer will discuss this with you and any additional fees involved at the time. For example, if the surveyor spots a potential issue which requires a particular expert to assess.

Conveyancing fees, how to get the best deals Express ConveyancingLand Registry Fees

Prior to completion of buying a house, you conveyancer will carry out an Official Search with Priority. This protects your purchase and ensures that, in between completion of your purchase and the registration of your title being completed, no one else can register anything against the property. This usually costs £3.

Your conveyancer will also carry out a bankruptcy search against your name if you are getting a mortgage. This will ensure that there are no adverse entries registered against your name which would affect your ability to take out a mortgage. The cost of this is £2 per name.

Finally, on completion of your purchase, your conveyancer will register you as proprietor of your new property at the Land Registry and the Land Registry charge a fee for this.  The fee can vary depending on the value of your property and can range from £20 all the way up to £910.

Telegraphic Transfer Fee

Due to money laundering legislation, when you are buying a house all the funds must pass through your conveyancing firm.

In order to move funds quickly on the day of completion, they must be sent via Telegraphic Transfer. The firm you use will be charged by their Bank for doing this and the fee can differ from bank to bank. Some firms may charge a higher fee and actually profit from this.

Stamp Duty Land Tax

Stamp Duty Land Tax is a tax payable on the purchase of your property. When buying a house for £40,000 or above, we must complete a Land Transaction Return on your behalf and make any necessary payments.

The rules around Stamp Duty Land Tax, how much to pay and if it is payable, can be complex when buying a house. To calculate exactly how much it will be you can use an online calculator provided by the HMRC. Some firms may make additional charges for the completion of your Land Transaction Return.

Other fees

When buying a house there are other fees that may be payable depending on the individual purchase.

You may require a Trust Deed to be made if you wish to hold the title to the property in specific shares, or if you are buying a house that is subject to Ground Rent, you may have to pay a Notice of Assignment Fee to the management company. Your conveyancer should discuss these with you before buying a house and explain the fees which may be involved.

Some conveyancing firms will make extra charges for certain checks that need to be carried out when buying a house, for instance ID verification.  Make sure that when you obtain a conveyancing quote that you ask if they make any extra charges!

After completion

Even after your purchase has been concluded there can be even more costs. When moving into a new home it is always a good idea to have the locks changed as you never know who may have a set of keys still. You also need to factor in the costs of redecorating and furnishing your new home, as well as more major work you may want to complete, such as having new windows fitted.

Although it may be tempting to rush to purchase a house as soon as you have enough saved up for a deposit, remember that if you do not have any extra funds you could end up sleeping on the floor!

Disclaimer – our articles are designed to give you guidance and information. There is no substitute for proper direct advice, particularly as everyone’s circumstances are different. If anything in this article may affect you, please contact us for advice that is specific to your circumstances.

What our clients say

Great value for money. Everything went smoothly and I was very pleased with the service provided
Rachel Whitfield
Rachel Whitfield
20:59 12 Oct 18
Excellent! Very responsive, and really helped to push the purchase. There were unexpected delays during the process, but Anthony really helped to reassure me that he was doing everything he could to progress the sale. Ultimately, it all worked out in the end, and I would highly recommend! I would also recommend for auction purposes.
Sean Stevens
Sean Stevens
09:14 21 May 18
Very happy customer. Understanding of our needs and recommended a really fantastic solicitor.
Jack Hearne
Jack Hearne
17:49 12 Oct 18
I have just completed the purchase of my flat with them. They were recommend by the estates agents Phillip Arnold and they were fantastic. My case was handled by Milena who was really helpful and always available on the phone. The online system is also really easy to use. If I buy or sell a property I will definitely be using them again.
Sharon Kelly
Sharon Kelly
18:27 20 Dec 17
I used this service following a recommendation. The online case tracker worked really well. I would recommend this service as it's vital in the coordination between Estate Agencies and between Solicitors. The service proved invaluable in helping progress the conveyancing work efficiently and effectively. Completed the transaction just before Christmas having instructed the Solicitors on the 4th.
Shelly Harrill
Shelly Harrill
16:30 19 Dec 17
Excellent Service. Final Price same as quoted.
A Google User
A Google User
14:26 19 Dec 18
Have used them twice. Both times completion happened in less than 4 weeks, even over Xmas! Totally amazing. They take the stress out of the whole process.
Daniel West
Daniel West
13:04 21 Dec 18
Excellent Service. Final Price same as quoted
Parsa Khamooshi
Parsa Khamooshi
15:54 21 Dec 18
Being a first time buyer they guided me smoothly through the whole process of moving into my first home. Very professional and economical.
Uday Seth
Uday Seth
12:31 24 Dec 18
Express Conveyancing have been excellent in the handling of my recent house sale and purchase. Would highly recommend
James Ellis
James Ellis
11:43 30 Apr 19
Express Conveyancing have been excellent in the handling of my recent house sale and purchase. Would highly recommend
Michelle Preston
Michelle Preston
12:20 30 Apr 19
ThanksThanks for handling my sale and purchase. No complaints from me. Rebecca was regularly on hand to help with my queries and deal with issues.
Claire Miles
Claire Miles
17:48 07 May 19
I bought my first home in South London with Express Conveyancing . Great professional service, I was regularly updated and looked after. Top marks, 100% recommendation from me!
Dale Griffiths
Dale Griffiths
15:58 02 May 19
Good service and happy with the conveyancer
Chris Jenkins
Chris Jenkins
22:01 17 May 19
Great service from start to finish. Was great being able to see progress online! Very quick and efficient! All staff were helpful. Highly recommend
Reece Moseley
Reece Moseley
06:20 30 May 19
I would highly recommend them. They deal with any queries promptly and efficiently. Would definitely use them again.
Sahar Dalini
Sahar Dalini
09:13 10 Jun 19
Fair prices good efficient service
Sue Batchelor
Sue Batchelor
18:46 01 Jun 19
I would highly recommend them. They deal with any queries promptly and efficiently. Would definitely use them again.
Sahar Dalini
Sahar Dalini
09:14 10 Jun 19
This company does not provide conveyancing services directly, they are an introductory company, paid by solicitors to get clients for them. Once you engage with a conveyancing solicitor suggested by them, they don't interfere, and how quick or slow the process is depends on that solicitor that paid them to recruit you. In our case the solicitor was pleasant and corteous, but a bit relaxed, and the whole process took about 9 weeks - about average, but there was nothing "express" about it.About the app to track progress, it is updated by the conveyancing solicitor, so its its usefulness depends on how much he engages with it. In our case, not so much.
Pedro Silva
Pedro Silva
18:27 02 Oct 19
Absolutely outstanding service provided by Rebecca. She really got things moving when they came to a halt. I was moved within 9 weeks. If it wasn't for Rebecca, the move wouldnt have happened that quick. Definitely use EC again in the future.
Sara Kawsar
Sara Kawsar
11:35 03 Oct 19
we purchased a new build flat. The staff at Express were very helpful in finding us our solicitors who was great.
Carl Devenport
Carl Devenport
14:48 26 Sep 19
great service. Completed quickly as promised
Mark Slavinski
Mark Slavinski
16:52 24 Sep 19
Was looking for a modern solicitor with an online website status page so you can live track your progress. The service was fast and they assigned us with a solicitor firm, which was very fast, efficient and pleasant to deal with. HIGHLY RECOMMENDED
Cedric Tomas
Cedric Tomas
21:29 13 Mar 20
Express provided me with an excellent firm (WYM Legal) and had a good portal for keeping me updated during the process. The portal did lack detail but nonetheless meant slightly less chasing.
Sarju Shah
Sarju Shah
10:50 11 Apr 20

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