fixed price conveyancing for purchasing a house or flat
Fixed Price Conveyancing Solicitors
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Fixed Fee Conveyancing

23/03/2020
7,251
11 min read
Our fixed fee conveyancing supports you and gives clarity to know what they will pay their solicitor during a standard conveyancing transaction. Within our quote we include all of the solicitor's legal fees for a standard conveyancing transaction and do not hide legal fees in our terms that should be told you you up front.

We tailor your quote to your needs and factor in all the standard legal work based on if the property is leasehold or freehold, if you have a mortgage or if you are using a Government housing scheme. If something arises that we weren't told about or that you weren't aware of then our solicitors will discuss this with you. In most cases a solicitor can provide you with a fixed price conveyancing quote if you provide them with:

  • Property price - if it is an undervalue property then give the full market price as if it was being sold on the open market.
  • Tenure - a solicitor's fee is higher for a leasehold or share of freehold because there is more work to do.
  • Mortgage - dealing with a mortgage lender takes more time and makes the quote higher.
  • Schemes - Help to Buy, Right to Buy, Shared Ownership, Discount Market Sale - these all take longer to complete and the solicitor will charge a much higher fixed quote.
  • Postcode of the property - some areas require coal mining searches

What types of work do we provide a Fixed Cost Conveyancing Fee for?
At SAM Conveyancing we make sure we deliver a price that doesn't change for any of the following types of work:

  • Buying
  • Selling
  • Remortgage
  • Transfer of Equity
  • Shared Ownership Staircasing
  • Help to Buy Equity Loan Repayment

Fixed Fee conveyancing solicitors
Fixed Fee Conveyancing
No Sale No Fee
CQS Accredited Solicitors
On all mortgage lender panels
Rated Excellent on Trustpilot

Will fixed price conveyancing quotes go up?

    1
    Estimate, not a quote - An estimate is not fixed, whereas a quote is.
    2
    Incorrect information - If you provide incorrect information when getting a quote, for example stating a property is freehold instead of leasehold, will mean your original fixed fee is incorrect.

What do fixed fees cover in conveyancing?

While we fully advise that you should always secure fixed quote, you need to 'drill down' into any individual firm's terms and conditions to be assured that any particular quote will give you all the services you'll need to complete your home move.

Property lawyer firms vary greatly in terms of the services they offer as standard in their quotes and some are more transparent than others. With this in mind, the following table illustrates clearly what services should be included as standard in your quote:

Fixed Fee Conveyancing for Buying
What is included?
What isn't included?
  • Free use to our online conveyancing process
  • No Sale No Fee (see terms)
  • Client ID checks
  • Money laundering checks for proof of funds
  • Negotiation of the seller's contract terms
  • Review the legal documents from the seller and raise legal enquiries
  • (If Leasehold) Raise enquiries regarding the lease
  • Review mortgage offer and reply to any of the lender's enquiries
  • Raise enquires on issues flagged within the 'Legal Advisor' section of the Building Survey or HomeBuyer Report- please note the solicitor doesn't review or comment on any other part of the report. You should speak to your surveyor for further clarification.
  • Order conveyancing searches, advise on additional searches required such as mining and report on the results of the Local Authority Search
  • One bank transfer fee for sending completion money on a purchase
  • Provide a detailed report on the property being purchased based on the information received by the solicitor (Report on Title)
  • Execute exchange of contracts
  • Execute completion
  • File stamp duty land tax return to HMRC
  • Registering the property at the Land Registry
  • (If Leasehold) Paying any service charges and ground rent
  • (If Leasehold) Paying the notice fee to the landlord's solicitor
Our solicitors can help you with more than just standard conveyancing work. Please ask us if you need any help with any of the following:

  • Defective Title - Our solicitor can support you in repairing a defective title for £300 INC VAT (per will);
  • Drafting a will - We can draft you a single will for £180 INC VAT (per will) and a mirror will for £299 INC VAT;
  • Drafting a tenancy agreement - We can draft you an Assured Tenancy Agreement for £299 INC VAT;
  • Drafting a deed of covenant - We can draft you a deed of covenant for £240 INC VAT;
  • Deed of variation to a lease - This work is priced based on the based on what is being varied;
  • Drafting an occupier consent form - We can draft an occupier consent form for £180 INC VAT;
  • Deed of Trust - We can draft a basic deed of trust from £240 INC VAT. Read more about Deed of Trusts
  • Lease Extension - We can help with a lease extension at a cost of £600 INC VAT for a section 42 notice and £720 INC VAT for the registration and reviewing of the new lease. Read more about lease extensions
  • Purchase the freehold - This work is priced based on the number of leaseholders so call for a bespoke quote. Read more about purchasing the freehold

If you would like us to undertake any of the above then we can help. Call us on 0333 344 3234 and we'll provide you with a quote for the additional work.

What do we always include in our quotes as standard?
  • Postage and administration
  • Telephone calls or email replies (read our service agreement between both of us)
  • If the conveyancing takes a long time to exchange
  • Handling gifted deposit enquiries if the money comes from England (as long as we are informed of a gift from the outset. If during the transaction we are informed that there is a gift being used to fund the purchase then we reserve the right to charge a fee of £75 EXC VAT to handle this for you)
  • Receiving money from inside the UK
  • Storage of your file post completion


Fixed Fee Conveyancing for Selling
What is included?
What isn't included?
  • No Sale No Fee (see terms)
  • Client ID checks
  • Submitting protocol forms for you to complete
  • Preparation of draft contracts
  • Issuing contracts to the buyer's solicitors
  • Reply to legal enquiries
  • (If Leasehold) Obtain leasehold information pack
  • Contacting your mortgage lender and obtaining your redemption statement
  • One bank transfer fee for sending completion money on a purchase
  • Provide a detailed report on the property being purchased based on the information received by the solicitor
  • Execute the exchange of contracts
  • Execute completion
  • Discharge the mortgage
  • Send deeds and other documents to the buyer's solicitor

Our solicitors can help you with more than just standard conveyancing work. Please ask us if you need any help with any of the following:

  • Drafting a will - We can draft you a single will for £180 INC VAT (per will) and a mirror will for £299 INC VAT;
  • Deed of variation to a lease - This work is priced based on the based on what is being varied;
  • Lease Extension - We can help with a lease extension at a cost of £600 INC VAT for a section 42 notice and £720 INC VAT for the registration and reviewing of the new lease. Read more about lease extensions
  • Purchase the freehold - This work is priced based on the number of leaseholders so call for a bespoke quote. Read more about purchasing the freehold

If you would like us to undertake any of the above then we can help. Call us on 0333 344 3234 and we'll provide you with a quote for the additional work.

Frequently Asked Questions

Fixed fee conveyancing is as it sounds - your property lawyer firm presents you with a quote which is guaranteed to be what you pay on completion with no hidden extras. You request a quote from them, giving them essential details such as whether you're buying a freehold or a leasehold; using a mortgage or buying with cash, how much the property you're buying - or selling - costs and whether you're using a scheme such as Help to Buy or Shared Ownership, and your quote is calculated using these - and possibly other - parameters.

As referred to, you need to research carefully what is covered within the quote, however the best price conveyancing quotes will provide for all the legal services you'll need to complete your purchase. Picture of legal contract indicating that fixed rate conveyancing is fully fixed and contractual

Some firms might charge extra if you're using a gifted deposit as part of a purchase (our solicitors do not), but even in this case, the matter is covered from the outset and your charge is included within the quote you're offered.

Normally you pay a portion of your total bill upfront - your deposit - and you only have to pay the balance of your fees once you've completed.

The advantages are clear: you know how much you have to budget for from the outset and even if things are protracted or become complicated, you don't have to worry about your fees increasing. 

For most services, solicitors charge 'on the clock', which means you have to pay them an hourly rate for their time. This is still the case when you take up an estimated conveyancing quote. There, the potential problem is that although your initial estimate might be lower than for a fixed price conveyancing, it never stays at this initial level as 'extras' are added on as your conveyancing continues.

If your conveyancing encounters any serious complications, such as exhaustive enquiries having to be made, your bill continues to rise, possibly to frightening levels.

So given the sheer number and magnitude of costs involved in buying or selling a home (or both), fixed price conveyancing fees allow you to cap one essential cost and defer having to pay in full for it until your move has completed.

A conveyancing quote should include, for the fee quoted, all legal work involved in your conveyancing and any standard disbursements.
Disbursements are funds paid to third parties on your behalf. In conveyancing terms, this includes, for example, payment of your land tax to HMRC or transferring your deposit funds to the otherside solicitor for payment to the seller or transferring your purchase funds to a receiving bank.

Fixed Fee Conveyancing Fees
Are fixed conveyancing fees fully fixed?

A quote should be set from the outset to include all the legal services you'll need to complete your conveyancing should be included in your quote and you should end up paying exactly that figure and no more once your move has completed.

Your quote provider should have asked you about all the particular details that make up your particular conveyancing - let's say for example you want to exercise your Right to Buy your council house or buy a shared ownership property - and factored these to provide you with an all-in figure.

You should be aware, however, that conveyancing third party costs can vary. If you're selling a leasehold property, for example, you have to pay for a leasehold pack from your management company and this can vary greatly in price. Your quote never normally covers this kind of fee.

Searches are another common third party cost, however our solicitors can advise you on how much these cost from the outset as well.

From time to time, however, you might need to change the nature of your conveyancing or require a service which you didn't discuss when you first requested a quote. You might, for example, want an additional telegraphic transfer - perhaps to divert the proceeds of a sale to a third party - and you would then be charged a small additional fee.

This occurrence is likely to be very rare, however. The best solicitors for buying a home will ensure that, as much as possible, they've found out everything you'll reasonably require at the beginning and your quote will reflect that.

Here are some extra charges to watch out for that get added on top of online estimates:

  • One firm quoted £30 extra for an 'HMLR Electronic Application Fee'. What this firm is doing is charging clients £30 extra for updating the Land Registry online. While the LR must be updated and paid for by purchasers in all cases, it is cheaper to do it online than by post - by 50%. It is also relatively simple to do and a standard procedure. At the very least it should form part of the core legal fee quote.
  • Another quoted £20 extra twice for 'Telegraphic Transfer Fees' for both sale and purchase. These are a requirement in every purchase and nearly every sale. Why would the firm not simply include these charges in the core fee?
  • One firm had an item 'E Conveyancer fee' and charged £25 extra for it.
  • One firm charged £23 extra for a 'Lawyer Checker/Lender Monitor'. This is ostensibly to carry out due diligence on the otherside solicitor.

It is a moot point in most scenarios whether a lawyer would need to conduct this check on another professional and in many cases, they will already know either the firm they're dealing with or the conveyancing solicitor or both. Failing this, it's a very simple matter to investigate using the websites of either the Law Society or the Council of Licensed Conveyancers.

You no longer need to find a local solicitor near you to handle your conveyancing. Historically your estate agent would refer the local high street solicitor, however the lack of competition meant the cost was high.

Shopping online you can find a conveyancer to handle your sale or purchase for a fraction of the cost.
 
 
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