What will your conveyancing really cost?

Start with four separate numbers

When you are comparing quotes, put them side by side and mark each item as a legal fee, VAT, a third-party payment or a potential extra. Two headline prices can look very different simply because one includes work that the other lists further down the page.

Your property tax is also part of your overall buying budget, but it is not a fee your solicitor keeps. A low legal fee does not reduce the tax due. Ask whether the displayed total includes a tax estimate and which assumptions it uses.

Give each provider the same information

A price based on a freehold cash purchase is not a useful comparison for a leasehold flat bought with a mortgage and a family gift. Tell each provider about the same property and circumstances, even if you are still waiting for some details.

For a linked sale and purchase, ask for both transactions to be itemised. You may be paying for legal work on two properties, and the sale proceeds may fund the purchase. Comparing only the buying side can leave a substantial gap in your budget.

• The agreed or expected price and whether you are buying, selling or doing both.
• Freehold or leasehold, plus any shared ownership or new-build arrangement.
• Mortgage lender, number of owners and any changes in ownership.
• Gifted funds, company ownership, auction conditions or an unregistered title.

Ask when money is due

Your total and your payment timetable answer different questions. Some money may be needed at the start for checks or searches, with the balance required before completion. The contract deposit is different from the conveyancing bill and needs its own funding plan.

Ask what an initial payment covers, who receives it, whether it is refundable and how it is credited against the final bill. Keep the written answer with your quote. A small initial payment should not be mistaken for the full cost of the service.

Use a simple comparison example

Imagine one quote lists a lower legal fee but adds separate charges for the lender work and leasehold work you already know you need. Another includes those items. Add the applicable charges and VAT before deciding which is cheaper. This is a comparison method, not an estimate of current market prices.

If a charge is marked ‘from’, ‘estimated’ or ‘if required’, ask what makes it change. Some outside costs cannot be finalised immediately. A useful answer explains the uncertainty instead of pretending every property needs identical work.

Get changes explained before you agree

If a new issue comes to light, request an updated breakdown describing the extra work, its cost and any effect on the timetable. Do not assume that every increase is an error, or that a fixed fee covers every possible event.

Millennium introduces you to an independent panel firm. Check the quote and the appointed firm's engagement terms so you understand each organisation's role, any separate charges and who to contact about a disputed bill.