Residential Conveyancing

As a body authorised by the Solicitors Regulation Authority (SRA), our business is built on strong client relationships and pricing is a key aspect of this.

We will agree at the outset of our engagement a pricing proposal which is transparent and competitive.

Set out below is some pricing and service information for individual clients in the specific areas outlined. If your matter does not fall within these areas, please do not hesitate to contact us for a more detailed discussion.

Residential Conveyancing Sale and Purchase Fees for a freehold property:

Please note, VAT will be added to all fees at a rate of 20%.



Fee (exclusive of VAT)

£0 – £100,000


£100,001 – £250,000


£250,001 – £500,000


£500,001 – £750,000


£750,001 – £1,000,000


£1,000,001 – £1,500,000


£1,5000,001 – £2,000,000


£2,000,001 +



Additional Fixed Charges (Exclusive of VAT):



Fee (exlusive of VAT)

Unregistered Title


Leasehold Title


New Build Property


Help to Buy ISA

£50.00 (per ISA)

Help to Buy Equity Mortgage


Arranging Bespoke Indemnity Insurance Policy


Land Transaction Return Preparation Fee



The sale transaction fee includes:

  • Preparing and supplying a sales pack incorporating a draft contract, title documents and protocol forms.
  • Agreeing contract and transfer documentation.
  • Answering additional enquires from the buyer’s solicitors.
  • If relating to a leasehold property, obtaining the management information pack and freeholder pack and providing them to the buyer’s solicitors.

The purchase transaction fee includes:

  • Considering the sales pack provided by the seller’s solicitors.
  • Investigating the title and reporting to you.
  • Commissioning searches and advising on the results.
  • Raising appropriate enquiries.
  • Agreeing contract and transfer documentation.
  • Reviewing a mortgage offer and reporting to the lender (if appropriate).
  • Exchanging contracts and completing transfer.
  • Filing the stamp duty or land transaction return for you (excludes providing additional tax advice).
  • Registration at HM Land Registry.
  • For joint purchasers, we advise on the ownership options of joint tenants and tenants in common.

What our fees do not include:

  • Tax advice, including advice if there is an unusual or non-standard Stamp Duty situation.
  • Advice not covered in the points listed above.
  • Advice in respect of any jurisdiction other than England or Wales.

Issues and Circumstances that can give rise to additional fees

  • Defective title issues such as a seller not owning land that they are in possession of, no legal easement to gain access to a property, missing service rights, breaches of restrictive covenants and boundary issues.
  • Building works carried out without the relevant consents e.g. planning permission, building regulations approval, listed buildings consent, extension built over public sewers.
  • Properties involved in disputes such as neighbour disputes or party wall issues.
  • Issues with leases e.g. defective leases that need correcting, short term leases that need to be extended, ground rent issues, lease for solar panels.
  • Issues revealed by searches such as enforcement notices, compulsory purchase orders and contaminated land.
  • Work liaising with separate lender’s lawyers where we, for some reason, are not instructed as panel solicitors for the lender.

Where we identify an issue such as the above, we will let you know as soon as possible and will have a discussion about the likely costs involved to resolve the issue. Additional costs will be based on the hourly rates of the fee earners involved in the transaction. These will be confirmed in the engagement letter/client care letter.

How long will a property sale or purchase take?

The average transaction takes between 6 to 8 weeks from when the contract pack is sent or received until exchange of contracts. It can be quicker or slower, depending on the parties in the chain and mortgage lenders. We will aim to progress the transaction as quickly as you want us to so any delays will usually only be as a result of third parties or factors outside our control. A leasehold transaction may also take longer due to the involvement of third parties such as managing agents and freeholders who are required to provide information.

When we review our fees if the matter has become protracted

We review our fees 12 weeks after the contract pack has been issued on a sale transaction and 12 weeks after the contract pack has been received on a purchase transaction. You will note from the paragraph above that this means that the transaction is taking longer than usual i.e. it has become protracted. At the 12 week point we will have a discussion with you about any increased costs to see the transaction through to completion. Additional costs will be based on the hourly rates of the fee earners involved with the transaction. See above.

Aborted Transactions

For transactions that do not complete we charge based on the work done so if, for example, we have done half the work, we will charge half the agreed fixed fee.

Referral fees

We do not pay referral fees to introducers of work such as estate agents and financial advisers.


For remortgages we will agree a fee when we have discussed the transaction with you but generally, our fees will be £750.00 plus VAT where the value is less than £1,000,000.

Disbursements are costs related to a legal transaction that are payable to third parties.

Disbursements relating to sales:


HM Land Registry documents

from £10.00 to £50.00 depending on the property and how many relevant documents there are

Management Information Pack (for a leasehold sale)

to be confirmed by the freeholder/managing agent. These can sometimes total several hundred pounds, especially if 2 packs are required and such costs will be payable in advance once the client provides the funds.


Disbursements relating to purchases:


Search pack

£250.00 – £500 depending on the area

HM Land Registry documents and searches

from £10.00 – £50.00 depending on the property

In some circumstances, a discount on a dealing is available as a result of using the HM Land Registry portal


Stamp Duty Land Tax where the property is in England –

Land Transaction Tax where the property is in Wales –

Notice of leasehold assignment fee (leasehold only) – variable depending on what is stated in the lease and the requirements of the freeholder/managing agent. If applicable, these will be confirmed when we receive the management information pack.

Deed of Covenant and compliance certificate fees – sometimes payable on properties where there is a management company or managing agent involved. If applicable, these will be confirmed when we receive the management information pack.

Disbursements relating to remortgages

Search pack – £250.00 to £500.00 depending on the area or if the lender will accept search insurance instead then the cost is likely to be much lower.

HM Land Registry documents and searches – from £10.00 to £50.00 depending on the property.

HM Land Registry Fees – Please note our comment re discounted fees above.

A notice fee may be payable on a leasehold property as referred to in the list of purchase disbursements and there may occasionally be fees if there is a restriction on the title requiring notice or consent on a remortgage.

Please note that the above lists are not exhaustive.

Pricing Information current as at 22nd December 2020

Private Client

Our fees for producing a single Lasting Power of Attorney (LPA) either for health and care decisions or financial decisions, are £480 per LPA, or if you would like both types of Lasting Power of Attorney our fees are £750.

If a couple require mirror LPAs (either health or financial and their wishes are identical) our fees are £750 for the two LPAs and finally, if both partners want both of the LPAs (so four LPAs in total) for complete peace of mind, our fees are £1200. All figures exclude VAT.

Finally, the Office of the Public Guardian charge £82 per LPA to register them.

Please note, VAT will be added to all fees at a rate of 20%.


Basic Will

Single: £300
Mirror: £400 (ex VAT)
Set out any funeral wishes
Appoint the person (Executor) you wish to carry out your will.
Appoint a Guardian (and substitute Guardian) to take responsibility for any children.
Decide who gets what – leave gifts to friends, relatives or charities.
Free lifetime storage (many firms charge an annual fee for this service).
Free signing service (we provide independent witnesses to ensure your will is valid).
If you’re a couple wishing to make identical wills (mirror wills) the fee is £400 (ex VAT)

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Advanced Will
Single: £650
Mirror: £750 (ex VAT)
Everything in a standard will plus address more complex issues.
Give a gift (e.g. your house) to a person for their lifetime only.
Exclude people who would normally expected to be included (eg wife/husband or children).
Provide for on-going care of a person with a disability.
Planning for complex family arrangements including providing for someone going through a divorce.
Protect your home.
If you’re a couple wishing to make identical wills (mirror wills) the fee is £750 (ex VAT)

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Bespoke Will
From £1000
(ex VAT)
Tailored to suit your needs – where you have more complex circumstances and requirements, you may benefit from more detailed advice on a bespoke will.
If you have assets (including property) over the Inheritance Tax threshold (currently £325,000) you may benefit from more detailed advice on how to minimise the tax paid through your will. If you own a business this may also be a more suitable option for you.
A Bespoke Will allows you to pass your estate and assets to whoever you wish.
Those who may inherit include children, children from different relationships, Sisters, Brothers, Nieces, Nephews, Aunts and Uncles etc.

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Probate and Estate Administration

The following information relates to the full process of application for a grant of probate to an estate and for the collection and distribution of estate assets.

Standard Estate Criteria

  • There is a valid Will.
  • There are no more that 10 bank or building society accounts.
  • There are no other intangible assets.
  • All assets are located in England and Wales.
  • There are no assets with a complex structure for encashment or assets relevant to the estate but subject to trusts.
  • There are no shareholdings (stock and bonds or portfolios of the same).
  • There are 1-10 beneficiaries.
  • There are no disputes of whatever nature – for example, issues between beneficiaries on division of assets, problems with the interpretation of the Will, difficulties between the executors (the persons administering the estate) or otherwise. If disputes arise this is likely to lead to an increase in costs.
  • There is no inheritance tax payable and the executors do not need to submit a full account to HM Revenue and Customs.
  • There are no claims made against the estate.

For a standard estate administration, our fee includes:

  • Notifying the relevant organisations of the death.
  • Obtaining details of the estate assets and liabilities.
  • Preparing estate accounts.
  • Distributing the estate to the beneficiaries.
  • Keeping relevant parties updated of the progress of the administration of the estate.
  • An assessment of the deceased’s income and capital gains tax position at the date of death and assessment of the tax position during the administration of the estate. In some cases, the Executors would be advised to take accountancy advice.

It is anticipated that the administration of a standard estate will take between 15 and 30 hours work at a variable rate per hour in accordance with the fee earner’s hourly rates. Based on a charge-out rate of between £175 – £250 per hour depending on the seniority of the solicitor / fee-earner our total costs are estimated at between £3500 – £7000 excluding VAT. The allocation of work to a fee earner will depend on any existing client relationship with a particular fee earner and availability of a particular fee earner’s time.

The exact cost will ultimately depend on the individual circumstances of the matter. For example, if there is one beneficiary and easily transferred assets, costs will be at the lower end of the range. If there are multiple beneficiaries and multiple bank accounts, costs will be at the higher end.

Separate quotes will be provided for the following:

  • An intestate estate (this is an estate where the deceased did not leave a valid Will). An initial quote will be provided to determine and locate relevant beneficiaries and their shares in the estate prior to completion of the estate on the standard basis noted above, save that the application will be for grant of letters of administration.
  • Any estate where there have been lifetime gifts in excess of standard allowances.
  • Any estate where a full account on the IHT400 form is required for inheritance tax for whatever purpose.
  • Preparation of income tax and Capital Gains Tax returns for the period of date of death from preceding tax year commencement and from date of death to conclusion of the administration period and distribution.
  • The sale or transfer or appropriation of any freehold property or property share held as an estate asset, or all formalities associated with disposal of any property the subject of a lease.
  • All assets which fall outside the scope of a standard estate.

Potential additional costs/factors

  • There is no valid Will.
  • The estate consists of any shareholdings (stocks and bonds) or portfolios of the same. If so, there are likely to be additional costs that could range significantly depending on the estate and how it is to be dealt with. A more accurate quote can be provided once the relevant information is available.
  • If any additional copies of the grant are required, they will cost 50p (1 per asset usually).
  • Dealing with the sale, transfer or appropriation of any property or property share in the estate.
  • Assets held in trust or policies held outside the estate.
  • Assets of a pre-deceased spouse that have not yet been dealt with.
  • A trust created during the deceased’s lifetime.
  • The administration of a trust created by the deceased’s Will (or by intestacy).
  • Subsequent information received or applicable after receipt of initial instructions.
  • Communications with HM Revenue and Customs in connection with the value of assets and application of exemptions and reliefs.
  • Communications with the Department for Work and Pensions in connection with any potential claims they may notify.
  • Disputes in the estate.
  • Foreign assets (outside England and Wales).

How long will this take?

On average, estates that fall within the standard range noted above are dealt with within 6-12 months although circumstances could lead to this range being extended. Initial meetings, fact-finding and ascertainment of assets may take up to 4 months from date of instructions. Typically, obtaining the grant of probate takes 3-4 weeks once all information has been obtained and the application has been made to the Probate Registry. Collecting assets then follows, which can take between 4-8 weeks. Once this has been done, we can distribute the assets, which normally takes 3-4 weeks or longer depending on the consideration of estate accounts or notifications from HM Revenue and Customs on any relevant closing taxation procedures and similarly notifications from the Department of Work and Pensions.

The above time estimates depend on the prompt cooperation of all parties throughout the matter, for example, HM Revenue and Customs, Department of Work and Pensions, asset holders and those providing instructions.




Probate application fee

 £155.00. If any additional copies of the grant of representation are required they will cost 50p each (one per asset)

Swearing the Oath

£5.00 per executor
£2.00 per exhibit to the oath (e.g. the Will, codicils)

Bankruptcy only searches at the Land Charges Department

£3.00 plus VAT per beneficiary

Advertisement in the London Gazette (if appropriate) (This is an advertisement for claims and creditors and provides some protection from unexpected claims from unknown creditors)

£70.00 plus VAT


Additional disbursements could be incurred depending on the circumstances, for example, property valuation fees, personal possession and household contents valuation fees, house clearance fees, stockbroker’s fees in relation to share dealings and so on. These will be advised as soon as they become known.

Pricing Information current as of January 2021.