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Conveyancing cost calculator
Add up everything you pay on top of the deposit when buying in England. The stamp duty and Land Registry fee are worked out for you; the rest comes from your quotes.
Total buying costs
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Enter a price.
- SDLT and Land Registry fees for 2026/27
- Last checked 25 October 2026
- Expert review pending
- How we calculate
What is included
- Stamp Duty Land Tax at 2026/27 rates for England. Buying in Scotland or Wales? Use the stamp duty calculator for LBTT or LTT instead.
- Land Registry fee for an online application to register a whole title. Use the Land Registry fee calculator for new leases.
- VAT at 20% on the legal fee. Searches and most disbursements are shown on quotes with any VAT already included.
We don’t prefill legal fees or search costs. They vary by firm, area and property, and an average would hide the difference between two quotes. Ask each firm for a written quote that lists every disbursement.
Worked example
A first-time buyer at £285,000
Stamp duty is £0, because the price is under £300,000. The Land Registry fee is £150. With a quote of £1,000 plus VAT (£1,200), £350 of searches, £60 of other disbursements, a £600 survey and £800 for removals, the total is £3,160 on top of the deposit.
Questions people ask
How much does conveyancing cost?
It varies with the firm, the price, whether the home is leasehold and whether there is a mortgage. Get at least three written quotes and compare the totals including VAT and disbursements, not just the headline legal fee. Enter your quotes above to compare like for like.
What are disbursements?
Costs your conveyancer pays to others on your behalf: local authority, drainage and environmental searches, the Land Registry fee, identity checks, bank transfer fees and stamp duty. Most firms list them separately from their own fee.
Why does a leasehold cost more?
There is more to check: the lease itself, service charges and ground rent, and information from the freeholder or managing agent. Many firms add a leasehold supplement, and the managing agent will charge for a management pack, which can cost several hundred pounds.
Do I need a survey as well?
A survey isn’t compulsory, but the mortgage valuation is for the lender, not for you. RICS Level 2 and Level 3 surveys look at the condition of the building and are worth considering for older homes.