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There is no single conveyancing price that applies to every property transaction in Middlesbrough. The amount you pay will depend on whether you are buying, selling or doing both, the value and tenure of the property, whether a mortgage is involved and whether the transaction presents any unusual legal work.

A conveyancing estimate should therefore be tailored to the transaction. It should distinguish the solicitor’s legal fee from payments made to third parties and, for a purchase, any Stamp Duty Land Tax that may be due.

Askews Solicitors provides a free online quote generator so that prospective clients can obtain a figure based on their circumstances before deciding whether to proceed.

Visit Askews: Your Conveyancing Estimate to use this free resource.

What makes up the cost of conveyancing?

The total shown on a conveyancing estimate will usually contain several different types of cost. Understanding the distinction helps you compare quotes fairly and reduces the risk of concentrating on an attractive headline fee that excludes necessary items.

The legal fee

This is the amount charged for the conveyancer’s professional work.

On a purchase, that work commonly includes:

• reviewing the title and contract papers
• searches
• raising enquiries with the seller’s solicitor
• considering the mortgage offer
• exchanging contracts
• handling completion funds
• registering your ownership at HM Land Registry

On a sale, the conveyancer will:

• prepare the contract papers
• respond to the buyer’s enquiries
• deal with the transfer documents
• liaise with any mortgage lender and account to you

VAT will normally be added to the legal fee. A clear estimate should state whether the figures shown include or exclude VAT.

Disbursements and third-party charges

Disbursements are payments made to other organisations as part of the transaction. The conveyancer collects these sums and pays them on your behalf. Depending on the matter, they may include:

• Property search fees
• HM Land Registry fees and charges for official title documents
• Land Registry priority searches and bankruptcy searches, where required
• Third-party identity verification costs
• Fees charged by a landlord, management company or managing agent in a leasehold transaction

These costs are not all fixed by the solicitor. Search fees can vary by provider and the type of searches required. HM Land Registry fees depend on factors including the value of the property and how the application is made.

A quote may also show an administrative or banking charge separately from the legal fee, so check how each item has been classified.

Stamp Duty Land Tax

If you are buying property in England, you may also have to pay SDLT. The amount depends on matters such as the purchase price, whether you already own another property and whether any relief applies.

It is a tax paid to HM Revenue & Customs rather than a fee retained by the solicitor. Your conveyancer can calculate the amount due from the information you provide and submit the return as part of the purchase.

What can increase conveyancing costs?

A straightforward freehold sale or purchase will usually cost less than a transaction that requires additional investigation or documentation.

The precise effect on the fee will depend on the work involved, but common factors include the following:

Freehold or leasehold

Leasehold conveyancing usually involves extra work. The conveyancer may need to review the lease, service charge accounts, building insurance arrangements, management information and restrictions on the use or transfer of the property.

There may also be charges for notices of transfer or mortgage, a deed of covenant or a certificate of compliance. The lease and management information will determine which of these applies.

A mortgage or other funding arrangements

Where a lender is involved, the conveyancer will also act for the lender if permitted to do so. This involves checking the mortgage conditions, satisfying the lender’s requirements and reporting any relevant title issues.

The condition of the title and the transaction

Unexpected title defects, missing rights, planning issues, absent building regulation documents, an unregistered title or the need for an indemnity policy can add work.

A transaction may also become more involved if it is particularly urgent or if additional documents must be prepared. If an issue arises that falls outside the assumptions in the original estimate, the conveyancer should explain the extra work and any additional cost.

Buying and selling at the same time

If you are selling one property and purchasing another, each transaction has its own legal work and third-party costs. Your overall estimate will therefore contain charges for both the sale and the purchase.

The conveyancer will also co-ordinate the transactions so that exchange and completion can take place across the chain.

How can I compare conveyancing quotes?

Do not compare only the first or largest figure shown. One estimate may display the legal fee prominently while another may lead with a total that already includes VAT and anticipated disbursements.

Check what work is included, which third-party payments have been allowed for and what circumstances could lead to an additional charge.

It is also worth considering the service behind the price. Ask who will be responsible for your file, how you will receive updates and how easily you can contact the person handling the transaction. A property sale or purchase can involve strict deadlines and a substantial amount of money, so communication and careful legal work matter alongside cost.

Askews’ conveyancing price transparency

Askews publishes a dedicated conveyancing price transparency page. It explains the work covered by a standard purchase, the types of disbursement that may arise and the assumptions on which an estimate is based.

It also identifies possible leasehold charges that are controlled by third parties and may only become known after the lease and management information have been reviewed.

If the matter becomes more complex than first anticipated, the team will explain the additional work and any effect on the price.

We are a firm of expert conveyancing solicitors with offices in Middlesbrough and Redcar

If you are planning to buy or sell property anywhere in England or Wales, our experienced team is here to help.

You can find further information on our Property & Conveyancing page, or Contact Us to arrange a free, no-obligation discussion and receive a quote.

This content is for general information purposes only and does not constitute legal advice.