We wanted to know how much solicitors actually charge sellers in 2026, so we conducted a large study of 146 UK law firms and licensed conveyancers across 9 regions. Here’s what we found, and why the range is wider than most people expect.
The short answer:
The national average solicitor fee to sell a freehold property is £1,072 ex-VAT (£1,286 inc VAT). The median (arguably the better measure) is £962 ex-VAT (£1,155 inc VAT).
But that average hides a gap of £535 to £5,000 depending on where you are and who you choose. That’s a 9.3x variation.
Key Takeaways From Our 146-Firm Study
- National freehold average: £1,286 inc VAT (median: £1,155 inc VAT)
- Leasehold costs £324 more on average, and that’s before third-party freeholder charges
- Cheapest firm: £535 (Costley & Partners, Caerphilly). Most expensive: £5,000 (Currey & Co LLP, Marylebone), a 9.3x variation
- Only 4.2% of firms offer “no completion, no fee”; the vast majority expect payment even if the sale collapses
- Fewer than half of people shop around when choosing a conveyancer; just 48% compare quotes (Legal Services Consumer Panel, 2024). Make sure you’re one of them.
What Solicitors Charge in 2026: The National Picture
Our study of 146 firms produced clear national benchmarks for a typical residential sale. Most regions are benchmarked at £250,000. London and the South East use £350,000, because very few properties in those areas sell at £250k and most firms use tiered pricing that scales with property value. Using a lower figure would produce artificially low fees that don’t reflect what London and SE sellers actually pay.
| Metric | Freehold (ex-VAT) | Freehold (inc VAT) | Leasehold (ex-VAT) | Leasehold (inc VAT) |
|---|---|---|---|---|
| Average | £1,072 | £1,286 | £1,364 | £1,637 |
| Median | £962 | £1,155 | £1,225 | £1,470 |
Source: Property Rescue research, April 2026 (146 firms across 9 UK regions)
The leasehold supplement across 67 firms averaged £324 ex-VAT, but that only covers the solicitor’s additional legal work. The real leasehold pain comes from third-party freeholder charges (more on those in a moment).
How does our data compare to other benchmarks? Reallymoving’s Q1 2026 data reports an average sale-only conveyancing cost of £920 (Mortgage Solutions, April 2026). Our median of £962 is closely aligned; the slight difference reflects that our study captures all firm sizes and regions, while Reallymoving’s data reflects competitive online quoting where firms undercut to win business.
One thing that jumped out from the data: 55.6% of firms use tiered pricing (the fee scales with property value), 41% charge a fixed fee regardless of price, and just 2.1% charge a percentage. If your solicitor says “we charge a percentage,” that’s unusual and worth questioning.
How Fees Vary by Region
This is where the data gets interesting. Location is the single biggest driver of solicitor fees: more than property value, firm size, or anything else.
| Region | Firms | Average (ex-VAT) | Median (ex-VAT) | Cheapest | Most Expensive | vs E&W Median |
|---|---|---|---|---|---|---|
| London (£350k) | 19 | £2,316 | £2,250 | £850 | £5,000 | +134% |
| SE England (£350k) | 17 | £1,681 | £1,600 | £1,000 | £3,100 | +66% |
| SW England | 15 | £1,420 | £1,400 | £885 | £2,450 | +46% |
| West Midlands | 12 | £1,182 | £972 | £605 | £2,000 | +1% |
| NE England | 10 | £1,002 | £935 | £550 | £1,875 | -3% |
| Yorkshire | 14 | £1,001 | £860 | £748 | £1,875 | -11% |
| Wales | 18 | £991 | £950 | £535 | £1,575 | -1% |
| NW England | 21 | £909 | £825 | £550 | £1,500 | -14% |
| Scotland | 18 | £938 | £875 | £600 | £1,700 | -9% |
Source: Property Rescue research, April 2026 (146 firms). London and SE benchmarked at £350k; all other regions at £250k.
The headline? If you’re outside London and the South East, most solicitors charge under £1,000 for a freehold sale.
London is the outlier. The median London solicitor fee of £2,250 is 134% above the England & Wales median, reflecting both the higher benchmark and London premium rates. The cheapest London firm we found still charged £850.
North West England is the most affordable region, with a median of just £825. But even within that region, the most expensive firm charged £1,500, almost double the median.
Is Your Quote Fair?
If you’ve had a quote and want to know whether it’s reasonable, here’s what the middle 50% of firms charge in each area. If your quote falls within this range, it’s fair. If it’s above the top end, push back or get another quote.
| Region | Freehold Fair Range | Leasehold Fair Range |
|---|---|---|
| London | £1,750 – £2,725 | £1,625 – £2,725 |
| South East | £1,300 – £1,750 | £1,550 – £2,200 |
| South West | £1,175 – £1,550 | £1,425 – £2,000 |
| West Midlands | £850 – £1,575 | £900 – £1,750 |
| Yorkshire | £825 – £1,150 | £925 – £1,350 |
| North East | £650 – £1,250 | £950 – £1,275 |
| North West | £750 – £1,000 | £925 – £1,225 |
| Wales | £750 – £1,225 | £975 – £1,725 |
| Scotland | £700 – £1,100 | N/A* |
Source: Property Rescue research, April 2026 (146 freehold, 104 leasehold). Ranges show 25th to 75th percentile (the middle 50% of firms). All fees ex-VAT.
*Scottish leasehold was effectively abolished by the Abolition of Feudal Tenure (Scotland) Act 2000.
The £535 to £5,000 Gap: Why Some Solicitors Charge 10x More
The range is staggering. But when you look at where firms cluster, the picture is less scary than the headline suggests.
| Fee Range (ex-VAT) | Number of Firms | Percentage |
|---|---|---|
| Under £1,000 | 63 | 43.8% |
| £1,000 – £1,500 | 39 | 27.1% |
| £1,500 – £2,000 | 25 | 17.4% |
| Over £2,000 | 17 | 11.8% |
Source: Property Rescue research, April 2026 (144 usable firms)
Nearly half of all firms (43.8%) charge under £1,000 ex-VAT. Over 70% charge under £1,500. The firms above £2,000 are almost exclusively in London and the South East, or handling high-value, complex transactions.
The difference is mostly location and firm type, not quality. A £900 conveyancer in Manchester can deliver the same legal outcome as a £2,500 solicitor in Marylebone. The Marylebone firm has higher overheads, not higher competence.
According to Reallymoving’s Q1 2026 data, only 40% of their customers selected the cheapest quote. Most chose based on reviews, technology, and service quality (Reallymoving, via Mortgage Solutions). That’s the right instinct. The cheapest isn’t always the best, but the most expensive is rarely worth it either.
We checked the Google reviews of all 146 firms in our study. The average rating across price brackets was virtually identical: firms charging under £1,000 averaged 4.4 stars (58 firms, 8,800+ reviews), while those charging over £2,000 averaged 4.4 stars (18 firms, 1,800+ reviews). Paying more doesn’t buy you a better-reviewed solicitor.
One thing to watch for with higher-value properties: 16 firms in our study switch to percentage-based pricing above £500,000 to £1 million. Typical rates run 0.15% to 0.5% of the sale price. For example, CBG Law in London charges 0.5% to 1% on properties above £2 million. If you’re selling a high-value property, ask upfront whether the fee is fixed or scales with price. It’s worth questioning: the legal work on a £2 million sale is largely the same as on a £250,000 sale, so a percentage fee can mean paying significantly more for the same service.
Leasehold: Where the Real Costs Hide
Selling a leasehold property is significantly more expensive. Our study found a national leasehold average of £1,364 ex-VAT (£1,637 inc VAT), which is £292 more than freehold at the national level. The average leasehold supplement across 67 firms was £324.
But the solicitor’s supplement is only part of it. The real pain comes from your freeholder.
| Region | Average (ex-VAT) | Median (ex-VAT) | Min | Max | Firms |
|---|---|---|---|---|---|
| London | £2,173 | £2,175 | £1,000 | £3,250 | 14 |
| SE England | £1,881 | £1,724 | £1,250 | £3,100 | 16 |
| SW England | £1,754 | £1,695 | £1,135 | £2,750 | 14 |
| West Midlands | £1,541 | £1,445 | £855 | £3,200 | 9 |
| Wales | £1,366 | £1,285 | £625 | £2,450 | 16 |
| Yorkshire | £1,245 | £1,148 | £750 | £2,475 | 12 |
| NW England | £1,136 | £1,113 | £695 | £1,700 | 14 |
| NE England | £1,091 | £1,145 | £500 | £1,600 | 9 |
Source: Property Rescue research, April 2026 (146 firms)
The Third-Party Freeholder Charges
On top of the solicitor’s leasehold supplement, your freeholder or managing agent will charge for the paperwork the buyer’s solicitor needs. These are third-party charges your solicitor cannot negotiate down.
- Leasehold management pack (LPE1): £300 to £800. This bundle covers service charge accounts, ground rent details, building insurance, and a copy of the lease.
- Notice of transfer/assignment: £90 to £300. Telling the freeholder you’ve sold.
- Notice of charge: £90 to £300. Notifying the freeholder of the buyer’s mortgage.
- Deed of covenant: £100 to £500. The buyer formally agreeing to the lease terms.
- Certificate of compliance: £100 to £300. Confirming the sale was properly completed.
Add those up and you’re looking at £680 to £2,200 in freeholder charges alone, on top of your solicitor’s fee and disbursements.
Watch Out
The Leasehold and Freehold Reform Act 2024 includes powers to cap these fees, but the secondary legislation hasn’t been laid before Parliament yet. For now, freeholders can charge whatever they like. Always ask your solicitor to request the freeholder’s fee schedule before you commit.
Disbursements and Hidden Extras
Beyond the solicitor’s fee, you’ll pay disbursements: third-party costs the solicitor incurs on your behalf. For a freehold sale, these are modest and predictable:
- Land Registry title copies: £7 per document (online portal) or £11 by post
- Bank transfer fee (telegraphic transfer): £35 to £45 inc VAT
- Anti-money laundering (AML) checks: £10 to £30 per person
- Mortgage redemption admin: £50 to £300 (charged by your lender, not your solicitor)
Total freehold disbursements: £200 to £500. Nothing alarming.
Buying and Selling at the Same Time?
If you’re selling and buying simultaneously, using the same solicitor for both transactions often comes with a bundled discount. Reallymoving’s Q1 2026 data shows the average combined conveyancing cost (buy plus sell) is £2,440 (Mortgage Solutions, April 2026).
In our research of 146 firms, only around 4% publish an explicit discount for handling both transactions, but where they do, it’s typically 10-15% off the conveyancing fee. Many more may offer informal reductions that aren’t advertised on their websites. It’s always worth asking.
No Sale, No Fee: Is It Worth the Premium?
Here’s a stat that surprised us: only 6 of 144 firms (4.2%) in our study offer “no completion, no fee.”
That means the vast majority of sellers will pay something even if the sale falls through.
What NCNF covers: the solicitor’s own legal fee only. If your solicitor has already paid disbursements (Land Registry searches, AML checks), you’ll still owe those. And some NCNF agreements exclude transactions cancelled after a certain stage or where you withdraw voluntarily (as opposed to the buyer pulling out). Always read the terms.
The cost: NCNF deals typically carry a 10-20% premium over standard fixed fees. On a £1,000 fee, that’s an extra £100 to £200.
When NCNF makes sense:
- You’re in a chain and the sale depends on other transactions completing
- Your buyer hasn’t yet sold their own property
- There’s any uncertainty about whether the sale will proceed
When it’s not worth the premium:
- You’re selling to a cash buyer with no chain (very low fall-through risk)
- The premium exceeds your likely exposure. For example, if a firm charges a £150 NCNF premium on a £1,000 fee but their abortive fee for early withdrawal is only £100, you’re paying more for the insurance than the worst-case cost without it
Also check for abortive fees and cancellation fees: these are separate charges some firms apply if you instruct them and then withdraw. Even with a “no completion, no fee” promise, there can be hidden stings in the terms.
The Referral Fee Trap
Your estate agent will almost certainly recommend a solicitor. Be careful.
A BBC Panorama investigation found that buyers using estate-agent-recommended conveyancers were charged nearly three times the cheapest available quote for the same work. The programme exposed a system where agents prioritised buyers who agreed to use in-house services, and the referral fees were built into the conveyancing cost.
A YouGov survey found that 26% of buyers chose their conveyancer based on their estate agent’s recommendation, but 59% didn’t know whether a referral fee had been paid.
The fix: always get at least one independent quote alongside whatever your agent suggests. You’re under no obligation to use their recommended solicitor. And if the agent pressures you, that’s a red flag in itself.
How to Get a Fair Quote
Since December 2018, solicitor firms regulated by the SRA that advertise conveyancing on their website have been required to publish detailed pricing information, including total costs, what’s included, key stages, and timescales. The SRA published updated guidance and compliance resources in September 2024, and since May 2023 has issued 439 official warnings and 36 fixed penalty fines to firms that don’t comply (SRA, September 2024).
This means you can check a firm’s published pricing before you even pick up the phone. Use that to your advantage.
Here’s a checklist for comparing quotes properly:
- Is VAT included? Some quotes show fees ex-VAT, which is 20% you haven’t budgeted for. Our study found the national average jumps from £1,072 to £1,286 once you add VAT.
- Are disbursements listed separately? A low legal fee means nothing if disbursements add another £350 on top.
- Are leasehold supplements included? If you’re selling leasehold, check for the solicitor’s supplement AND estimated freeholder charges (management pack, notices, deed of covenant).
- What does “no sale, no fee” actually cover? Read the exclusions; disbursements, abortive fees, and voluntary withdrawal are often carved out.
- Who handles your file? Ask whether a qualified solicitor, a paralegal, or a trainee will do the day-to-day work, and how often you’ll get updates.
Red flags: No published pricing on their website (it’s required by the SRA). Won’t give a written quote. “Subject to additional charges” on everything. No clear point of contact.
Remember: fewer than half of people shop around when choosing a conveyancer: just 48% compare quotes (Legal Services Consumer Panel, 2024). The other 52% take whoever’s suggested and pay whatever’s quoted. Don’t be one of them.
What About Selling to a Cash Buyer?
If you’re adding up the costs of selling (solicitor fees, estate agent commission, EPC, repairs, months of mortgage payments while you wait), it’s worth knowing there’s an alternative.
The average time from instructing a solicitor to completing a sale reached 160 days in 2024, up 88% since 2007 (Ochresoft, via Today’s Conveyancer). That’s over five months of carrying costs before you see a penny.
At Property Rescue, we cover your legal fees, and I should be upfront about why. The legal costs are factored into our offer price, so there’s nothing hidden. You’ve accepted a lower price for speed and certainty, and in return you don’t pay a penny in fees. That’s the trade-off, and it works for both sides.
Here’s how it works: you give us a quick call (takes about 10 minutes) and we’ll have an indicative offer back to you within 24 hours. We then send an independent valuation firm to the property and check with a couple of local agents.
In 95% of cases, our formal post-survey offer is exactly the same as the initial indicative offer. Only around 5% of the time does a survey reveal something that requires an adjustment. The whole valuation process takes about five working days, and from there we can exchange in as little as 48 hours.
Most people ask us the same question: “How quickly can you complete and what will you offer?” In most cases, we can exchange within a week and complete in about 28 days. We typically offer around 80% of market value, and we cover your legal fees if you use our recommended solicitor, an independent, established firm we work with to keep things moving quickly.
It’s not right for everyone. If you have time and you’re not under pressure, the open market will almost always get you a higher price. But if speed and certainty matter more than squeezing out the last penny, it’s worth knowing the option exists.
Frequently Asked Questions
Can you change your solicitor mid-sale?
Yes, but you’ll pay both. The first firm will bill you for work already done (and you’ll almost certainly lose any “no sale, no fee” protection). The new firm starts from scratch, though they can pick up where the first left off if the paperwork is transferred. Expect delays of one to two weeks.
Do solicitors take a percentage of the sale price?
Not for most sales. Our study found that only 2.1% of firms (3 out of 144) use percentage-based pricing as standard. Fixed fees and tiered pricing account for 96.6% of the market.
The exception is very high-value properties. Above £1 million, some firms charge 0.2% to 0.5% of the sale price. Above £2 million, rates can reach 0.5% to 1%. But for a typical residential sale, you’ll pay a flat fee.
Are solicitor fees tax deductible when selling?
Not for your main home. Your primary residence is exempt from Capital Gains Tax under Private Residence Relief, so there’s nothing to deduct against.
For investment or buy-to-let properties, solicitor fees for both the purchase and the sale are allowable deductions against CGT. Keep your receipts: HMRC expects documentation to support any claim.
Want to Skip Solicitor Fees Altogether?
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Important
This article is for general information only and does not constitute legal or financial advice. Solicitor fees, disbursements, and third-party charges vary by firm, location, and property type. All figures are drawn from Property Rescue’s April 2026 study of 146 firms using published transparency pricing; actual quotes may differ. Always obtain personalised quotes and seek independent legal advice for your specific circumstances.
Property Rescue covers seller legal fees when you use our recommended solicitor, an independent, established firm we work with to keep the process fast and smooth. Sellers who prefer to instruct their own solicitor are free to do so but would cover those costs themselves. Because of our Sale and Rent Back service, we’re one of the only house buying companies in the UK that’s regulated by the FCA (FCA Register 522471).
Get a free, no-obligation cash offer from Property Rescue. No solicitor fees. No estate agent commission. No risk. Call 020 8634 0224 or get your free cash offer.
