When do I pay solicitors’ fees when buying a house? 2025 Guide
In the UK, most buyers typically pay a small deposit towards their solicitor’s fees upfront, with the remainder due after the purchase process is complete. However, the full picture is sometimes a bit more complex.
The true cost of buying a house
Buying a house is one of the most significant financial steps you’ll take in your life. But alongside the thrill of getting the keys to your dream home comes a long list of expenses that can quickly add up. Some are expected, like your deposit, others, like solicitor’s fees, can be a little more confusing, especially when it comes to when you actually need to pay them.
In this guide, we will break down:
- What solicitor’s fees cover when buying a house
- When you’ll need to pay them
- Other costs you need to prepare for
- How changes in 2025’s property market are affecting fees
- Tips to make the process smoother and less expensive
What are solicitors’ fees, and why do you need to pay them?
When you’re buying a house, the legal side of the transaction is called conveyancing, the process of legally transferring the property from the seller to you. Unless you have the legal expertise in property law, you’ll need a professional to handle it.
Solicitors, or licensed conveyancers, manage tasks like:
- Drafting and reviewing contracts for the sale
- Proofreading and checking paperwork for errors
- Organising key payments, such as Stamp Duty Land Tax, Land Registry Fees and transferring the purchase funds
- Checking for planning restrictions or covenants that may limit what you can do with the property
- Researching environmental factors, such as flood risks
Average cost in 2025
In 2025, solicitors’ fees for buying a house in the UK generally fall between £800 and £1,750. However, this is only a guideline; the actual amount you pay can vary significantly based on several factors.
The value of the property
The more expensive the home you’re buying, the more legal work may be involved. This can be due to:
- Higher risk transactions that require additional checks.
- Larger sums of money are being transferred, which may trigger stricter compliance procedures under anti-money laundering regulations.
Location of the Property
Where your property is located can have a direct impact on legal costs:
- Urban areas like London or Manchester often come with slightly higher solicitors’ fees due to increased demand and potentially more complex property ownership structures.
- Rural or historic areas may require extra environmental or heritage searches, for example, checking for rights of way, agricultural restrictions or conservation area rules.
Extra searches and complex legal work
Not all property purchases are straightforward. Your solicitor may need to carry out extra legal work if:
- The property is in a flood risk zone
- It has shared access rights or unusual boundaries
- It’s a new build requiring detailed review of construction guarantees and planning permissions.
These additional checks take more time and may require paying third parties for specialist reports, costs which your solicitor will pass on to you.
Tip for 2025 Buyers:
If you’re buying a leasehold property, common with flats and some new build houses, expect solicitor’s fees to be higher, sometimes by £200 – £500. Leasehold require additional legal checks such as:
- Reviewing the lease terms in detail
- Checking service charges, ground rent clauses and any upcoming increases
- Confirming the freeholder’s responsibilities and your rights as a leaseholder.
This extra diligence is essential; skipping it could leave you with expensive obligations later.
When do you pay solicitors’ fees?
When buying a house, solicitors’ fees are not usually paid all at once. Instead =, most buyers will make two main payments during the conveyancing process, one near the beginning and one right at the end.
This staged approach helps cover the immediate costs of starting your case, while ensuring the bulk of the payment is made only when the purchase is finalised.
Upfront payment, on instruction
Once you have chosen your solicitor or licenced conveyancer and formally instructed them to act on your behalf, they will ask for an initial payment, usually between £200 and £500.
This payment is a form of retainer and is used to cover the first essential steps of the conveyancing process, including:
- Ordering property searches, these include local authority searches, environmental checks, water and drainage reports, and, if relevant, flood risk assessments.
- Opening your case file involves creating your official legal record, verifying your identity, and meeting compliance requirements under Anti Money Laundering (AML) regulations.
- Conducting initial legal checks, reviewing the draft contract, requesting necessary documents from the seller’s solicitor, and flagging any early issues.
Why do you pay this early? Your solicitor will incur costs on your behalf as soon as work begins. The upfront payment ensures these expenses are covered, even if, for some reason, the transaction doesn’t go ahead.
Final payment, on completion
The final and most significant payment is made on completion day, the date when:
- Your solicitor transfers the agreed purchase funds to the seller’s solicitor.
- You legally become the property owner.
Before completion, your solicitor will send you a completion statement. This clearly will set out everything you still need to pay, which can include:
- The remaining balance of your solicitor’s legal fees for all work carried out during the transaction.
- Disbursements: These are third-party costs your solicitor has paid on your behalf, such as search fees, Land Registry fees or bank transfer charges.
- Stamp Duty Land Tax (SDLT) if applicable, your solicitor will calculate the exact amount, collect it from you, and submit the payment to HMRC within the legal deadline, usually 14 days after completion.
Why do you pay this at the end? Solicitors generally prefer to collect the bulk of their fee once the transaction is certain to be completed. This protects you from paying for work that might not be finished if the purchase falls through, although you may still be looking for your initial payment if significant work has already been done.
Top tip: In a competitive market, We Buy Any House offers a secure, streamlined and professional service to buy your property, in as little as 3 days. We cover all associated legal and conveyancing fees as part of our offer.
All the fees you might encounter when buying a house
When buying a house in the UK, solicitor’s fees are just one piece of the overall costs associated with the process. Understanding the full range of possible expenses will help you budget accurately and avoid unpleasant surprises.
Below is a comprehensive breakdown of common fees in 2025, from the obvious ones, such as your deposit, to the smaller charges that can easily slip under the radar.
Mortgage Broker fees
If you use a mortgage broker to secure the best mortgage deal, they may charge a fee for their service. This fee covers:
- Researching the market for suitable mortgage products
- Comparing rates and terms for multiple lenders
- Helping with the mortgage application process and paperwork
Average cost: £300 – £1,000
Many brokers in 2025 work on a commission from lenders, meaning they won’t charge you directly, but always check upfront so you know exactly what you’re agreeing to.
Top Tip: If you’re self-employed or have a non-standard income, paying for a reputable mortgage broker can be worth the investment to increase your chances of approval.
Mortgage Valuation fees
Before your mortgage is approved, your lender will conduct a valuation to confirm that the property is worth the price you’ve agreed to pay. This protects the lender’s investment and ensures you’re not borrowing more than the property’s actual value.
Average cost: £250 – £600.
Some lenders now include valuations for free as a competitive incentive in the 2025 market, especially for first-time buyers or high-value mortgages.
Arrangement fees
Also called product fees or booking fees, arrangement fees cover the cost of setting up your mortgage. These can vary dramatically depending on the lender and the type of mortgage product.
Average cost: £500 – £2,500.
You can add this fee to your mortgage balance, but it will mean paying interest on it for the entire mortgage term. For example, adding a £2,000 arrangement fee to a 25-year mortgage at 5% interest could result in paying an extra £1,500 to £2,000 in interest.
Top tip: If you can afford it, pay this fee upfront to save money long term.
Deposit
Although not a ‘fee’ in the traditional sense, your deposit is the single largest payment you’ll need to make when buying a house.
In 2025, the average deposit for a first-time buyer in the UK is approximately £53,000, which accounts for around 20% of the average property price. This is an increase of about 10% from 2024, driven by ongoing house price growth in many regions.
CHAPS Fee (Telegraphic Transfer Fee)
On completion day, your solicitor will transfer the purchase funds to the seller’s solicitor using a secure same-day payment method called CHAPS (Clearing House Automated Payment System).
Average cost: £20-£50.
Top Tip: While this is a small part of the overall budget, it’s still a mandatory cost you’ll ned to factor in.
Stamp Duty Land Tax (SDLT)
Stamp Duty is a tax applied to property purchases above a certain value. The amount you pay depends on the purchase price and whether you are a first-time buyer, moving home or buying an additional property.
Rates in 2025 for residential buyers:
- Up to £250,000 – 0%
- £250,001 to £925,000 – 5%
- £925,001 to £1.5 million – 10%
- Over £1.5 million – 12%
First-time buyers pay no Stamp Duty on homes worth up to £425,000 and benefit from a reduced rate up to £625,000.
Example for 2025:
If you’re buying a house for £300,000 as a non-first-time buyer:
- £0 on the first £250,000
- 5% on the remaining £50,000 = £2,500 Stamp Duty
Survey Fees
A property survey isn’t legally required, but it’s strongly recommended to avoid costly surprises later. Surveys assess the condition of the property and identify potential issues such as structural damage, damp or roof problems.
Typical costs in 2025:
- HomeBuyer Report: £400 – £900
- Full building survey: £900 – £1,500
Top Tip: Spending a few hundred pounds now could save you thousands if major repairs are discovered before you commit to the purchase.
Moving costs
Moving costs can vary widely depending on the size of your home, the distance you’re moving, and whether you hire a professional removals company.
Average cost: £500 – £1,500 for most UK homes.
This can include:
- Professional packing services
- Van hire or full service removals
- Insurance for your belongings during transit
Why hiring a solicitor is worth it
Technically, you can handle the conveyancing process yourself when buying a house, but in reality, it’s rarely a good idea unless you have solid experience in UK property law.
Conveyancing involves navigating complex legal requirements, handling large sums of money securely, and meeting strict deadlines, all of which can quickly become overwhelming for the average homebuyer.
A qualified solicitor or licensed conveyancer does much more than shuffle paperwork, they:
Spot legal issues early
One of the biggest advantages of hiring a solicitor is their ability to identify potential problems before they become costly headaches. They’ll check for:
- Disputes over property boundaries
- Restrictions on how you can use the property, known as restrictive covenants
- Planning permission issues or breaches
- Rights of way that allow others to cross your land
- Potential environmental risks like flood zones, contaminated land or subsidence.
Catching these early means, you can negotiate with the seller, request repairs, or even walk away before investing too much time and money.
Protect yourself from future disputes
Property purchases are legally binding transactions. If something is missed during the process, you could face disputes months or even years after moving in. For example,
- A neighbour claims part of your garden is theirs
- The local council enforces costly repair work because of unresolved building regulation breaches.
A solicitor’s job is to minimise these risks by ensuring all documents are accurate, all permissions are in place, and that you have full legal ownership and rights to your new home.
Handle stressful administration
Buying a house involves a surprising amount of admin. Contracts, ID checks, mortgage lender communication, and coordinating with the seller’s solicitor. Your solicitor will:
- Keep the transaction moving by chasing responses from other parties
- Ensure funds are transferred securely on completion day
- File all necessary legal paperwork with the Land Registry
This frees you up to focus on practical matters, such as arranging your move, setting up utilities, and planning life in your new home.
Provide expert guidance throughout
From explaining unfamiliar legal terms to advising on the best course of action, if issues arise, your solicitor is your trusted guide during the buying process. They’ll ensure you understand every step, so you’re never left in the dark about what’s happening with your purchase.
2025 Buyer Tip: Many solicitors now offer online conveyancing services with digital document signing and progress tracking. This can speed up the process and make communication easier, particularly if you’re buying a house in a different part of the country.
How to save money on solicitors’ fees in 2025
While solicitor’s fees are an unavoidable part of buying a house, there are several ways to keep costs down without sacrificing quality or security. Here are the most effective strategies to reduce your legal costs:
Get multiple quotes
Solicitor’s fees can vary by hundreds of pounds for the same type of transaction. This is because:
- Online providers may have streamlined processes, reducing admin time and costs.
- Specialist conveyancers often focus solely on property law and can price more competitively.
- Some firms have higher overheads, for example, high-street offices in prime locations.
2025 Tips:
- Use comparison websites to get a ballpark figure, but always follow up directly with the firm to confirm what’s included.
- Check whether the quote includes disbursements, third-party costs like searches, or if these will be added on later.
- Avoid automatically choosing the cheapest; poor service can cause delays, which could cost you more in the long run.
Go digital with online conveyancing
Many solicitors in 2025 now offer fully online services, which can significantly reduce costs by cutting down on:
- Paperwork and postage
- In-person meetings
- Administrative processing times
Benefits:
- Faster communication via email, portals or app-based updates.
- Secure digital document signing so that you can progress your purchase from anywhere.
- Often 10-20% cheaper than traditional conveyancing.
Example: A high street solicitor might charge £1,300 for a standard freehold purchase, while an online conveyancer could offer the same service for £1,050, saving you £250 without reducing service quality.
Avoid paying twice if you’re buying and selling
If you’re both selling and buying a house, you may be able to negotiate a bundle deal with one solicitor to handle both transactions. This could save you some money compared to hiring separate firms for each.
Be organised to avoid extra charges
Some solicitors charge extra if they have to chase you for documents repeatedly or if delays lead to additional work. Having your ID, proof of address, mortgage in principal, and any requested paperwork ready can help avoid these extra admin fees.
Selling your current home? Cut legal costs entirely?
If you’re buying a house but still need to sell your existing property, the process can become complicated and expensive quickly. You may find yourself juggling:
- Two sets of solicitors’ fees, one for selling, one for buying
- Chain delays that put your dream home at risk
- Endless coordination between estate agents, solicitors and buyers.
Here’s how We Buy Any House can help
We can buy your home in as little as 3 days
If speed is your priority, for example, if you’ve found your perfect next home or are relocating for work. We can complete the sale in as little as 3 days.
We cover all your legal fees
When you sell through us, we’ll pay your legal costs. We Buy Any House works with a panel of solicitors who are experts in fast sale transactions. Therefore, it not only saves you money but also time.
You choose the completion date
We work to your timeline, not the other way around. Whether you need to move quickly or want to align your sale and purchase dates perfectly, we can adapt. This flexibility helps you avoid:
- Paying for temporary accommodation
- Shortage costs for your furniture
- The stress of ‘being between homes’
Why does this matter when buying your next home?
Without the pressure of managing solicitors or third parties, you can:
- Focus entirely on your purchase, ensuring all your solicitors’ queries are answered quickly.
- Reduce the risk of delays that could cause your onward purchase to collapse.
- Avoid a property chain altogether, making you a more attractive buyer to sellers.
Conclusion
When buying a house, solicitor’s fees are just one piece of the financial puzzle. Your solicitor is there to protect your interests, ensure the legal transfer goes smoothly, and shield you from potential problems after you move in.
In most cases, you’ll pay a small upfront deposit to your solicitor when you instruct them, with the balance settled on completion day. This two-stage payment structure gives you time to budget and ensures you only pay the bulk of the fee once the purchase is confirmed.
The key to avoiding stress is understanding precisely what you’re paying for, from the legal work itself to third-party disbursements, and knowing when those payments will be due. By also factoring in other costs, such as stamp duty, surveys, and moving expenses, you can set a realistic budget and avoid those nasty, last-minute surprises that can derail a sale.
If you’re selling your current home as part of your move, remember that traditional selling routes often result in double solicitor fees, one for the sale and one for the purchase. Choosing a fast-sale service like We Buy Any House can remove this burden entirely by:
- Covering your legal costs for the sale
- Letting you choose a completion date that fits perfectly with your onward purchase
- Reducing delays and uncertainty by removing a property chain.
With the right preparation, clear budgeting and a trusted solicitor by your side, you can navigate the buying process confidently and focus on the exciting part, turning your new house into your home.