How Much Are Solicitors Fees for Selling a House

At Towerstone, we provide specialist property accountancy services for homeowners, landlords, and property investors. We have written this article to explain conveyancing fees and typical extras, helping you make informed decisions.

Solicitors’ fees are one of the costs that often causes the most uncertainty when selling a house. Many sellers expect a single clear price, but what they actually see is a headline figure followed by extras, disbursements, and conditions that only become obvious later. I regularly speak to people who feel caught out by conveyancing costs, not because the fees are unreasonable, but because they did not understand what they were paying for.

In this article, I will explain how much solicitors’ fees for selling a house usually are in the UK, what is included in those fees, what can increase the cost, and how to compare quotes properly. This is written from a practical UK perspective and reflects how conveyancing fees work in real transactions rather than in idealised examples.

The Short Answer

For most straightforward house sales in the UK, solicitors’ fees typically range from around £500 to £1,500 plus VAT.

That is the legal fee itself. On top of that, there may be small additional costs known as disbursements, although these are usually far lower on a sale than on a purchase.

The final cost depends on several factors, including the type of property, whether it is freehold or leasehold, and whether any complications arise during the sale.

Why There Is Such a Wide Range

One of the first things sellers notice is that quotes can vary significantly.

You might see one firm quoting £550 plus VAT and another quoting £1,200 plus VAT for what appears to be the same job. That does not necessarily mean one is overcharging.

The difference usually comes down to:

The level of service offered

What is included in the headline price

The experience of the solicitor

The complexity they are pricing for

Some firms price very competitively for simple sales and add costs if issues arise. Others build more contingency into the initial quote.

What the Solicitor Actually Does When You Sell

To understand the fees, it helps to understand the work involved.

When you sell a house, your solicitor or conveyancer is responsible for checking your title, preparing the contract pack, responding to enquiries from the buyer’s solicitor, dealing with exchange of contracts, handling completion, and redeeming any mortgage on the property.

They also ensure that funds are transferred correctly, that the buyer is registered as the new owner, and that any outstanding legal obligations are settled.

While selling is often simpler than buying, it still involves detailed legal work and significant responsibility.

Typical Fee Breakdown for a Sale

Most solicitors’ quotes include a basic legal fee and then list additional items separately.

The legal fee usually covers the core conveyancing work for a standard freehold sale with no unusual features.

VAT is then added at 20 percent.

Disbursements are costs paid to third parties on your behalf. On a sale, these are usually limited.

Common disbursements include the cost of obtaining title documents from the Land Registry and bank transfer fees for sending sale proceeds.

Freehold vs Leasehold Sales

Whether your property is freehold or leasehold has a significant impact on fees.

A freehold sale is generally the cheapest and simplest.

Leasehold sales involve more work because the solicitor must deal with additional documents, such as the lease, service charge information, and management company enquiries.

For a leasehold sale, it is common for solicitors’ fees to be £200 to £400 higher than for a freehold sale.

In addition, managing agents often charge their own fees for providing information packs, which are separate from your solicitor’s costs.

Management Packs and Third Party Fees

One of the biggest surprises for leasehold sellers is the management pack fee.

This is not charged by your solicitor. It is charged by the freeholder or managing agent.

These packs include information about service charges, ground rent, insurance, and building management. Without them, the sale cannot proceed.

Fees for management packs vary widely. It is not unusual to see charges of £200 to £500 or more.

These costs are outside your solicitor’s control, but your solicitor will usually coordinate the request.

Mortgage Redemption Fees

If you have a mortgage on the property, your solicitor will arrange for it to be redeemed on completion.

Most lenders charge a small redemption or discharge fee, often between £50 and £300.

This is charged by the lender, not the solicitor, but it is part of the overall cost of selling.

No Sale No Fee Conveyancing

Some firms advertise no sale no fee conveyancing.

This usually means that if the sale falls through, you do not pay the solicitor’s legal fee.

However, it does not always mean you pay nothing at all. Disbursements already incurred may still be payable.

It is important to read the terms carefully. No sale no fee can offer peace of mind, but the headline fee may be slightly higher to reflect the risk the solicitor is taking.

Online Conveyancers vs Local Solicitors

Another reason fees vary is the type of firm you choose.

Online or volume conveyancing firms often offer lower headline prices. They operate at scale and rely on standardised processes.

Local solicitors may charge more, but often offer more personal service, direct access to the person handling your file, and local knowledge.

Neither option is automatically better. The right choice depends on how complex your sale is and how much support you want.

What Can Increase Solicitors’ Fees

Even if your initial quote looks reasonable, certain factors can increase the final cost.

These include:

Leasehold complications

Missing title documents

Unregistered land

Boundary disputes

Additional enquiries

Changes partway through the transaction

Good solicitors will flag these possibilities early and explain what would trigger extra charges.

Do Higher Fees Mean Better Service?

Not necessarily, but extremely low fees should raise questions.

If a quote seems far below market level, it may mean:

The firm expects to upsell later

The service is very high volume

Communication may be slower

You may deal with multiple people

That does not mean it is wrong, but it does mean you should understand what you are signing up for.

Comparing Quotes Properly

When comparing solicitors’ fees, it is important to compare like with like.

You should check:

Whether VAT is included

Whether the property type is correctly priced

Whether leasehold costs are included

What disbursements are estimated

Whether bank transfer fees are extra

Whether no sale no fee applies

The cheapest quote on paper is not always the cheapest in practice.

Estate Agent Recommended Solicitors

Many estate agents recommend solicitors.

These solicitors are often perfectly competent, but it is worth knowing that referral fees are sometimes involved. This can influence pricing.

You are under no obligation to use the solicitor recommended by your estate agent.

You should always choose based on clarity, communication, and value rather than pressure.

Paying the Solicitor

In most cases, solicitors’ fees for selling a house are paid from the sale proceeds on completion.

You usually do not need to pay upfront, although some firms ask for a small amount to cover initial disbursements.

This means the cost is effectively deducted from the money you receive when the sale completes.

When Fees Are Paid Even If the Sale Falls Through

If the sale does not complete, whether you owe fees depends on the terms you agreed.

With standard conveyancing, you may be billed for work done to date.

With no sale no fee arrangements, legal fees may be waived, but third party costs usually are not.

This is why understanding the terms at the outset matters.

How Fees Differ by Location and Price

Solicitors’ fees are not directly linked to the value of the property, but very high value or unusual properties may attract higher fees.

Location can also play a role. Fees in London and the South East are often higher than in other parts of the UK, although this is not always the case.

Is It Ever Worth Paying More?

In some cases, yes.

If your sale is complex, time-sensitive, or involves leasehold issues, paying a bit more for experience and responsiveness can save stress and delays.

A solicitor who answers emails promptly and anticipates issues can make the whole process smoother.

A Common Mistake Sellers Make

One of the most common mistakes I see is choosing a solicitor purely on price and then becoming frustrated with poor communication or delays.

Selling a house is stressful enough without chasing updates or feeling left in the dark.

Value is not just about cost. It is about service, clarity, and reliability.

Typical Total Cost to Budget For

As a very rough guide, many sellers should budget:

£700 to £1,200 plus VAT for a freehold sale

£900 to £1,500 plus VAT for a leasehold sale

plus any third party fees such as management packs and mortgage redemption charges.

Your own situation may fall outside this range, but it gives a realistic starting point.

Final Thoughts

So, how much are solicitors’ fees for selling a house? For most people, they are a few hundred to a little over a thousand pounds plus VAT, with additional costs depending on the property and circumstances.

The key is not to focus solely on the headline price. Understand what is included, what could be added, and what level of service you are getting.

My advice is always to ask clear questions before instructing a solicitor, read the quote carefully, and choose someone you feel comfortable dealing with. Selling a house is a major transaction, and good legal support is worth far more than the small saving from choosing the cheapest option.

If you would like to explore related property guidance, you may find how long to sell a house after offer accepted and how long to sell house with no chain useful. For broader property guidance, visit our property hub.