Free guide · Updated July 2026 · 7 min read
Solicitor or licensed conveyancer? How to choose well
The short answer
For a normal purchase or sale, a licensed conveyancer and a solicitor do the same legal work and either is fine: choose on responsiveness, capacity and reviews, not the title. Pick a solicitor for unusual complexity (disputes, trusts, lease extensions negotiated alongside the purchase). Expect £850 to £2,000 plus searches and disbursements in 2026.
The actual difference (smaller than you'd think)
A licensed conveyancer is a specialist property lawyer regulated by the Council for Licensed Conveyancers; a solicitor is a general lawyer regulated by the Solicitors Regulation Authority who may focus on property. For the standard journey (contract pack, searches, enquiries, exchange, completion) their work is identical, both carry insurance, and both can be on lender panels.
Where a solicitor earns the difference is when your transaction touches wider law: a boundary dispute, a transfer involving a trust or divorce, a defective lease needing negotiation. If your case might grow legal arms and legs, start with a solicitor.
The thing that actually predicts your experience
Conveyancing misery is almost never about qualifications. It's about caseload. A conveyancer running 80 or more live files answers nobody quickly, and silence is what makes moving hell. The most valuable question you can ask before instructing is: how many active files does the person handling my matter have, and who covers when they're on leave?
The second predictor is communication style. Firms that give you a named person with a direct line or a decent online portal beat firms where every call starts at a switchboard. Test response speed before you instruct: email a question and time the answer, because you're seeing them on best behaviour.
What conveyancing costs in 2026
| Item | Typical range | Notes |
|---|---|---|
| Legal fee (purchase or sale) | £850 to £2,000 | Higher for leasehold, London, or high-value homes |
| Searches (buying) | £250 to £450 | Local authority, drainage, environmental |
| Land Registry fee (buying) | £45 to £500 | Scales with price; fixed by HM Land Registry |
| Bank transfer fee | £20 to £45 | Per same-day transfer |
| Leasehold extras | £150 to £400 | Notice fees, management pack handling |
| No-sale-no-fee protection | £0 to £100 | Worth having; a third of sales fall through |
Cheap online conveyancing: when it works and when it bites
High-volume online firms can be perfectly good for a simple freehold sale with no chain: the process is standardised and the portal keeps you informed. The £400 headline quote is rarely the final bill though; check what's excluded.
Where volume factories struggle is anything needing judgement or urgency: leasehold with a slow management company, a tight chain, title defects. If your case has any of those, pay for a firm where a named human owns your file.
Questions that reveal a good one
- ✓Who exactly will handle my file, and how many live files do they have?
- ✓How do you update clients: portal, email, or 'call us and hold'?
- ✓Are you on my lender's panel? (If not, you'll pay for a second firm to represent the lender)
- ✓What's your fee if the sale falls through?
- ✓For leasehold: how do you chase management packs, and how early do you order them?
- ✓What's included in the quote, itemised, and what's charged extra?
Quick answers
Is a licensed conveyancer cheaper than a solicitor?
Often slightly, because conveyancers specialise and carry lower overheads, but the gap has narrowed to little or nothing. Quote differences between any two firms are usually about business model and location, not the qualification. Compare itemised quotes rather than titles.
Can I use the estate agent's recommended conveyancer?
You can, but know that agents typically receive a £200 to £300 referral fee that's ultimately priced into your bill, and the recommended firm's loyalty runs toward the agent's pipeline. Sometimes they're genuinely good; just compare them against one independent quote before deciding.
When do I need to instruct a conveyancer?
Have one chosen before you offer, and instruct them the day an offer is accepted. Sellers can start earlier still by completing the protocol forms and, for leasehold, ordering the management pack. The first two weeks set the tone for the whole transaction.
Put this guide to work
General information for England & Wales, not financial or legal advice. Costs are typical 2026 ranges and vary by region and circumstances.