Solicitor vs Licensed Conveyancer
Conveyancing can be carried out by a solicitor (regulated by the Solicitors Regulation Authority) or a licensed conveyancer (regulated by the Council of Licensed Conveyancers). Both are legally qualified to handle property transactions and both carry professional indemnity insurance. The practical difference is that solicitors have broader legal training and can advise on related matters (tax, wills, disputes), while licensed conveyancers specialise exclusively in property law.
For a straightforward purchase or sale, there is little practical difference. For complex transactions — leasehold with unusual clauses, properties with boundary disputes, listed buildings, or transactions involving trusts — a solicitor with relevant experience may be preferable. In all cases, the individual handling your case matters more than whether they are a solicitor or licensed conveyancer.
What to Look For
The Law Society's Conveyancing Quality Scheme (CQS) is a voluntary accreditation for solicitor firms that meet specific standards for residential conveyancing. CQS-accredited firms have been assessed for their processes, training, and compliance. Most mortgage lenders require or strongly prefer a CQS-accredited firm, so choosing one avoids potential problems with your lender refusing to instruct them.
Experience with your specific type of transaction matters. If you are buying a leasehold flat, choose a firm that regularly handles leasehold transactions. If you are buying a new-build, find someone experienced with developer contracts (which are non-negotiable and heavily weighted in the developer's favour). If you are buying at auction, you need someone who can work to the typically 28-day completion deadline.
Communication is the single biggest source of frustration in conveyancing. Before instructing, ask who will handle your case day-to-day (is it the solicitor you spoke to, or a junior paralegal?), how they communicate (email, phone, portal), and what their typical response time is. A firm that takes three days to answer an email will add weeks to your transaction.
- ▸CQS accreditation: Check the Law Society's online directory — CQS firms meet specific conveyancing quality standards
- ▸Relevant experience: Ask about experience with your transaction type — leasehold, new-build, auction, shared ownership
- ▸Named contact: Know who will handle your file day-to-day and how to reach them directly
- ▸Response times: Ask what their typical email/phone response time is — 24 hours should be the maximum
- ▸Online reviews: Check Google, Trustpilot, and the SRA's records for complaints or disciplinary action
Questions to Ask Before Instructing
Get a detailed written quote that breaks down all costs, not just the headline fee. A conveyancing quote should separately list the legal fee, VAT, Land Registry fees, search fees (local authority, environmental, water, mining where relevant), bank transfer fees, and any additional charges for leasehold work, gifted deposits, help-to-buy, or shared ownership. Some firms advertise a low headline fee then add dozens of supplementary charges.
Ask specifically: what is your total cost including all disbursements and fees for my specific transaction? Is there a completion charge or any charge if the transaction falls through? What are your terms for a no-completion-no-fee arrangement? Do you offer a fixed fee or an estimate? A fixed fee provides certainty; an estimate can creep upward.
Online vs Local Firms
Online conveyancing firms and conveyancing factories handle high volumes at lower prices. They can be efficient for straightforward transactions — a freehold house purchase with no complications. Their technology is often better (online portals, automated updates, document upload), and their fees are typically 10% to 30% lower than a traditional high street firm.
The trade-off is that you may never speak to the same person twice. High-volume firms often have case handlers managing 80 to 150 files simultaneously, which means your file gets attention in bursts rather than continuously. If a complication arises — a problematic search result, a boundary issue, an unusual lease clause — it may take longer to get a considered response.
Local high street solicitors tend to have smaller caseloads, offer face-to-face meetings, and may have local knowledge that is relevant (familiarity with the local authority's search turnaround times, knowledge of common issues in the area). They are often the better choice for complex transactions, leasehold purchases, and situations where you want a trusted advisor rather than a processing service.
Costs: What to Expect
Conveyancing fees for a standard freehold purchase range from £800 to £1,800 plus VAT (£960 to £2,160 including VAT). Leasehold purchases are more expensive because the solicitor must review the lease, management pack, and service charge accounts — expect an additional £200 to £500. Disbursements (search fees, Land Registry fees, bank transfer fees) typically add £300 to £600.
Total costs for a straightforward freehold purchase are typically £1,300 to £2,800 all in. For a leasehold purchase, £1,500 to £3,300. For a new-build leasehold with a help-to-buy component, costs can reach £3,000 to £4,000 due to the additional complexity. These figures are for a purchase only — if you are simultaneously selling, you will pay a separate fee for the sale conveyancing.
| Transaction Type | Legal Fee (inc. VAT) | Disbursements | Total Estimate |
|---|---|---|---|
| Freehold purchase | £960–£2,160 | £300–£600 | £1,300–£2,800 |
| Leasehold purchase | £1,200–£2,700 | £350–£650 | £1,500–£3,300 |
| New-build leasehold | £1,500–£3,000 | £400–£700 | £2,000–£3,700 |
| Sale only | £700–£1,500 | £100–£300 | £800–£1,800 |
Red Flags and How to Protect Yourself
Be wary of firms that refuse to provide a written breakdown of costs, quote an unusually low fee (which may indicate hidden charges or inexperience), or are not on your mortgage lender's panel (your lender has a list of approved solicitors — if your solicitor is not on it, you will need to instruct a second firm for the lender's work, doubling your costs).
Check the SRA's website for any regulatory history or complaints against the firm. Verify that their professional indemnity insurance is current. Ask whether they are on your mortgage lender's approved panel before instructing — not after. If you are using a recommendation from your estate agent, be aware that agents receive referral fees (typically £200 to £500) for recommending solicitors, which means the recommendation is not impartial.
Once instructed, maintain regular contact with your solicitor. If you do not hear anything for more than a week, chase. Provide documents and responses to queries as fast as possible — your solicitor cannot progress your case if they are waiting for information from you. Keep a record of all communications and deadlines.
Key Takeaways
- ✓Choose a CQS-accredited firm to avoid problems with mortgage lender panel requirements
- ✓Get a detailed written quote with all disbursements and supplementary charges itemised before instructing
- ✓Communication speed matters more than headline fee — a responsive solicitor prevents costly delays
- ✓Online firms suit straightforward transactions; local firms are better for complex, leasehold, or unusual purchases
- ✓Estate agent solicitor referrals are financially motivated — always compare at least three independent quotes