Conveyancing Solicitors | Fixed-Fee Quotes, England & Wales

Conveyancing Solicitors

My Conveyancing Specialist · Fixed-fee residential conveyancing across England & Wales

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Two things go wrong with conveyancing more than anything else: the final bill comes in higher than the quote, and the whole move drags because nobody’s actively chasing it. My Conveyancing Specialist is built to avoid both. We match you with an SRA or CLC-regulated conveyancer — a qualified professional with a name and a direct line, not a call centre — on a fixed fee that stays fixed. And because it’s handled online, you’re not limited to whoever happens to be on your local high street; you get a conveyancer who’s right for your transaction, anywhere in England and Wales.

In short

●        Fixed fee, no surprises — the quote includes the disbursements, so the completion bill matches it.

●        A named, regulated conveyancer — SRA or CLC-regulated, matched to your type of move.

●        No Sale, No Fee — around a third of transactions fall through; this protects your legal fee if yours does.

●        England & Wales — we handle Stamp Duty in England and Land Transaction Tax in Wales.

●        Covers buying, selling, remortgaging, transfers of equity, new-build and leasehold.

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How to choose a conveyancing solicitor

Most people instruct whoever the estate agent recommends, or simply the cheapest quote. Both can cost you. Five things actually matter:

• A genuinely fixed fee. The lowest headline quote is often the dearest by completion, once “extras” for ID checks, bank transfers, leasehold packs and tax submission are added on. Ask for the total, in writing, including disbursements — and compare on that number.
• The right regulation. Your conveyancer should be regulated by the SRA (solicitors) or the CLC (licensed conveyancers). Both are fully qualified to handle a residential transaction and recognised by lenders.
• On your lender’s panel. If your conveyancer isn’t approved by your mortgage lender, you may have to pay a second firm to act for the lender as well. Check this before you instruct.
• Someone who actually communicates. The biggest source of stress in a move isn’t the law — it’s silence. A named point of contact who replies is worth more than a few pounds off the fee.
• No Sale, No Fee cover. Transactions fall through more often than people expect. Cover means a failed purchase doesn’t also cost you your legal fee.

The “cheap quote” trap

A £299 conveyancing quote looks unbeatable — until the add-ons land. Budget firms often advertise a low legal fee and then charge separately for things a fixed-fee quote should already include: identity verification, telegraphic transfer fees, “file completion” or “case management” fees, dealing with a leasehold pack, submitting your tax return, even acting for your lender. By completion, the “cheap” quote can be the most expensive one you were offered.

We quote the real total up front. If a number looks too good next to everyone else’s, ask what isn’t in it — that’s usually where the difference is hiding.

What you actually pay for

Your total cost has two parts:

• The legal fee — what the conveyancer charges for the work. We fix this at the outset.
• Disbursements — third-party costs your conveyancer pays on your behalf. As a rough guide (your quote will confirm the exact figures): the search bundle (local authority, water and drainage, and environmental) is commonly around £250–£400; the HM Land Registry fee is set on a scale by property value; there’s usually a small bank-transfer fee; and for a leasehold flat, the freeholder or managing agent charges for the management pack.

On top of those sits the property tax — Stamp Duty Land Tax in England, or Land Transaction Tax in Wales. That’s the buyer’s, not the conveyancer’s, but they calculate it and file the return for you.

Related: Conveyancing fees explained · What are conveyancing searches?

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Stamp Duty in England, Land Transaction Tax in Wales

Where you buy changes the tax you pay, and it’s a genuine difference — not just a name:

• England — Stamp Duty Land Tax (SDLT), paid to HMRC, with the return due within 14 days of completion.
• Wales — Land Transaction Tax (LTT), paid to the Welsh Revenue Authority, with a 30-day return window and the highest tax-free threshold in the UK (£225,000) — so many Welsh buyers pay no property tax at all.

Reading across from English figures to a Welsh purchase (or vice versa) is a common and expensive mistake. A conveyancer who works both gets it right.

The conveyancing process — and where it gets stuck

A typical purchase takes around 8 to 16 weeks. The legal steps are fairly standard — open the file and verify ID, order searches, review the contract and title, raise enquiries, get your mortgage offer, exchange, then complete. What actually decides the timeline is where it stalls, and that’s almost always one of four things:

• Searches — turnaround varies by local authority.
• Enquiries — waiting on the seller’s side to answer.
• The leasehold management pack — for flats, the managing agent can sit on this for weeks. It’s the single most common delay.
• The chain — you move at the pace of the slowest link.

Instructing the day your offer is accepted, and replying to your conveyancer quickly, is the most reliable way to keep things moving.

Related: How long does it take to buy a house? · What does a conveyancer do?

Do you need a local conveyancing solicitor?

No — and insisting on a “local” firm can actually slow you down. Modern conveyancing runs on email, phone and online portals; documents are sent electronically and signed remotely. What matters is a conveyancer experienced in your type of transaction — a leasehold flat, a new-build, a transfer of equity — not one a short drive away. A specialist in the right area of work, wherever they’re based, will serve you better than a general high-street firm that happens to be nearby.

Our conveyancing services

• Buying a home — freehold or leasehold, first-time buyer to onward mover.
• Selling a home — contract pack, enquiries and completion handled for you.
• Remortgaging — a streamlined service when you’re switching lender.
• Transfer of equity — adding or removing an owner.
• New-build purchases — built around the developer’s deadlines.
• Leasehold flats — lease review, management packs and building-safety checks.

Areas we cover across England and Wales

Because it’s handled online, we can act for your property anywhere in England and Wales. We cover major cities including London, Birmingham, Manchester, Leeds, Sheffield, Bristol, Liverpool, Newcastle upon Tyne, Coventry, Bradford, Nottingham, Leicester, Birkenhead and Cardiff — along with towns across every region. Wherever you’re moving in England or Wales, we’ll match you with the right conveyancer.

Why choose My Conveyancing Specialist

• The quote is the price — disbursements included, no completion-day surprises.
• A named, SRA/CLC-regulated conveyancer — matched to your transaction, not a call centre.
• No Sale, No Fee — protection on your legal fee if your first transaction falls through.
• Online and proactive — one point of contact, chasing your move from anywhere.

Get your fixed-fee conveyancing quote → More on No Sale, No Fee

Frequently asked questions

How do I choose a good conveyancing solicitor?

Compare on the total fixed fee including disbursements (not the headline number), check they’re SRA or CLC-regulated and on your lender’s panel, and pick one who gives you a named contact. No Sale, No Fee cover is a useful extra.

Why are some conveyancing quotes so cheap?

Usually because the low legal fee excludes things a proper quote includes — ID checks, transfer fees, leasehold-pack handling, tax submission or acting for your lender. Ask what isn’t in the price; that’s where the cost reappears.

What’s the difference between a solicitor and a licensed conveyancer?

Both are qualified and regulated to handle residential property, and both are accepted by lenders. A licensed conveyancer specialises in property; a solicitor may also advise on related legal matters.

How much does conveyancing cost?

The legal fee plus disbursements (searches, Land Registry fee, transfer fee, any leasehold-pack fee) and the property tax. Your fixed-fee quote sets out the legal fee and disbursements before you commit.

How long does conveyancing take?

Around 8 to 16 weeks for a typical transaction. Searches, enquiries, leasehold management packs and the chain are what move that up or down.

Do I need a local conveyancing solicitor?

No. Conveyancing is handled online, so a conveyancer experienced in your type of transaction is worth more than one nearby. We act across England and Wales.

What is No Sale, No Fee conveyancing?

If your transaction falls through before completion, you’re protected from paying your legal fee — useful given how often chains break.

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This page is general information, not legal or tax advice. Fees, disbursements and property-tax rules differ between England and Wales and change over time — your conveyancer will confirm what applies to your transaction.

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