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Conveyancing & Property Solicitors

Buying A Property Solicitors

Buying a house for the first time, moving home or adding a property to your portfolio can all be equally stressful and exciting. It’s a big move with huge financial consequences, and you need to know that you have an experienced solicitor working for you, properly handling all the legal issues.

Our conveyancing experts have helped thousands of people buying a new home. We’re with you every step of the way, from pre-contract right through to completion and it’s our job to make the whole process as smooth as possible. We’ve supported our clients buying everything from rural, urban, leasehold, freehold and new builds to listed properties, and we can make that experience work for you.

We’re also a full service law firm, meaning that our conveyancing specialists can access other expert teams across the firm like Real Estate, Tax and Trusts to make sure that, whatever you need, we can help. 

To speak to one of our expert property solicitors, you can either call us on 0330 123 0068 or fill in our contact form and we will call you back.

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  • Helen Hutchison
  • Legal Executive - Partner
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Conveyancing Fees Calculator

Our handy online conveyancing calculator will give you an instant quote for our legal fees and an estimate of the other fees you’ll need to pay. Just enter the value of the property you're buying to get started.

Please note: the quote provided is for individual purchasers only. If you are buying in the name of a company, please call us for a quotation.

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Buying a Property

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Purchase – Additional Fees
Acting for lender fee

If you are purchasing the property with the benefit of a mortgage, your lender will usually require that we act for them as well as you. You will be responsible for our fee for acting for the lender in the sum of £150 plus VAT.

Arranging indemnity (per policy)

There are many reasons that an indemnity policy may be required. If following a review of the title and the search results it becomes apparent that an indemnity policy is required, we will charge of fee of £55 plus VAT per policy. This fee is in respect of our obtaining a quotation and draft policy and forwarding the same to you for review.

We would point out that although in some instances you may not feel a policy is necessary, where you are purchasing with the assistance of a mortgage, a policy may be required to protect our lenders interests. Please note the fee of £55 is for arranging the policy. The cost of the policy itself will be additional and depends on the type of policy required.

Complex chain surcharge

If you are part of a long chain, with more than two related transactions we will charge an additional fee of £75 plus VAT. This is in respect of the additional work associated in agreeing timescales for exchange and completion.

Dealing with third party solicitors

If there is a third party solicitor involved in the transaction whom we need to liaise with, we will charge a fee of £200 plus VAT. For example, if you are selling a jointly owned property and the joint owner instructs their own solicitor.

Expedited completion fee

We would recommend that there is at least a week between exchange and completion to enable you to make your arrangements and for us to carry out the final searches and, where necessary, draw down your mortgage advance. If there is less than a week between exchange and completion we will charge a fee of £150 plus VAT for prioritising your matter.

Leasehold fee

If the property you are purchasing is leasehold, we will charge a fee of £150 plus VAT in respect of the additional work involved including reviewing the freeholders’ title, obtaining evidence that the ground rent is paid to date and confirmation of their notice fees.

An additional fee of £150 plus VAT will be charged on top of the leasehold fee if the property is an apartment in respect of the additional correspondence we will need to review from the freeholder and/or management company (the total leasehold fee will be £300 plus VAT where property is an apartment).

Please note that there may also be notice fees and/or consent fees payable to the freeholder and/or management company on leasehold flats and houses. Notice fees and consent fees are charged at cost where applicable.

New Build

If you are purchasing a new build property we will charge an additional fee of £350 plus VAT. This fee may increase and will be reviewed upon receipt of the draft contract package from the seller’s solicitors. If we anticipate this fee will increase, we will contact you immediately upon receipt of the contract documentation with an estimate.


If there is a restriction registered against the property title, we will charge a fee of £50 plus VAT to deal with the compliance/removal of the same.

Restriction fee

If upon completion of your purchase a nonstandard restriction is required we will charge £150 plus VAT for completing the Land Registry form and submitting the same to the Land Registry. There are several instances when such a restriction may be required to protect a number of interests, for example, where you are acting as a Deputy of a Patient of the Court of Protection or where you wish to refer to a Declaration of Trust, setting out respective shares to be held in the property. You may also wish to impose restrictions against future transfers of the property.

Separate lender representation

If your lender insists on instructing their own Solicitor to represent them, we will charge an additional fee of £250 plus VAT. This is for the additional work involved in complying with the lender’s solicitors requirements.

Shared ownership

If the property you are purchasing is shared ownership, we will charge an additional fee of £350 plus VAT. This is for the additional work in reviewing the shared ownership lease, reviewing documentation from the management company/shared ownership solicitor and dealing with any additional requirements set out by your lender in your mortgage offer.

Third party gift

If any funding towards the transaction is being provided by a third party, such as a family member, we will charge a fee of £75 plus VAT. The fee is to cover the cost of our writing to the person providing the funding, checking their identity and their evidence of funds.

Unregistered title

In most cases the title to a property will be registered at the Land Registry. Registration of property had become compulsory following a disposition across all of England and Wales since 1990.

If the title to your property is unregistered we will charge an additional fee of £150 plus VAT. This is for the additional work involved in preparing the Epitome of Title to provide to the buyers solicitors with the draft contract.

Key undertaking

A key undertaking may be required if you agree with your buyers that they will be granted access the property between exchange and completion. The key undertaking will set out the basis of any agreement in this regard. We will charge a fee of £50 plus VAT to prepare or review a key undertaking.

Solar panel lease

If the property benefits from solar panels and there is a solar panel lease which needs to be transferred to the buyer we will charge a fee of £125 plus VAT to deal with the assignment of the lease and for entering into correspondence with the solar panel company.

Help to Buy ISA Deposit

If you are purchasing a property with the assistance of a Help to Buy Scheme we will charge a fee of £300 plus VAT for the extra work involved including reviewing and reporting on the scheme requirements and arranging for you to sign the necessary documentation. If your deposit is to be drawn down from a Help to Buy ISA scheme we will charge £50 plus VAT in connection with the extra work required to obtain the bonus payment.

If you have any questions, please contact us online or call us free on 0330 123 0068.

Acting for lender fee £150 plus VAT

Arranging indemnity (per policy)

£55 plus VAT
Complex chain surcharge £75 plus VAT
Dealing with third party solicitors £100 plus VAT
Expedited completion fee £150 plus VAT
Leasehold fee (house) £150 plus VAT
Leasehold fee (flat/apartment) £300 plus VAT
New build fee £350 plus VAT
Restrictions £50 plus VAT
Restriction fee £150 plus VAT
Separate lender representation £250 plus VAT
Shared ownership £350 plus VAT
Third party gift £75 plus VAT
Unregistered title £150 plus VAT
Key undertaking £50 plus VAT
Solar panel lease £125 plus VAT
Help to buy £300 plus VAT
Help to buy ISA £50 plus VAT
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Irwin Mitchell Conveyancing

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What Happens Next?

A member of our Conveyancing Team will check your details and send you a Purchase Pack within 3 working days.

Selling your property?

We can also provide an quote for buying a property We can also provide an quote for selling your property

Your Quote

If you are buying a property valued over £500,000, please get in touch with our Conveyancing team directly on 0114 2744551 for a personalised quote.

Buying A Property - More Information
    • Why Do I Need Legal Assistance To Help Me Buy A Property?
    • In the UK, property is sold on the principle of caveat emptor, which translates as buyer beware. This means that you, the buyer, are ultimately responsible for checking the quality for the property you’re looking to buy.

      Once you’ve found the property you want to buy, and have agreed a price through the estate agent, certain procedures have to be followed before the legal ownership of the property can be transferred. Searches have to be carried out to make sure that the property you’re buying is in good order and contracts have to be drafted and reviewed.

      Your conveyancing solicitor will make sure that these procedures are properly followed and will not only look after your interests, but the interests of any mortgage lender involved too.

      To find out more about how we can help you with buying property give us a call on 0330 123 0068 or fill in our contact form and we will call you back.

    • What costs are involved with buying a property?
    • You just pay a fixed fee for our conveyancing services, which is based on the value of the property being purchased. We promise to always discuss the fee with you at the outset of your case, as well as sending you the list of terms and conditions, so that we’re completely transparent at every step.

      As well as our fixed fee, and in line with normal conveyancing practice, we require a first payment to keep on account to cover the cost of any initial searches. If the matter doesn’t get to completion then we will refund any money held on account that hasn’t already been used for searches.

      Our Conveyancing Fees Calculator can provide an instant quote for the costs involved with buying, selling or remortgaging a property up to the value of £500,000. It will calculate our legal fees and estimate the Land Registry Fees and Search Fees for your transaction. 

      Use our Conveyancing Fees Calculator today to work out how much your transaction will cost.

      If the property you’re looking to buy is valued at over £500,000 then please get in contact for a personalised quote.

    • How Long Does Conveyancing Take?
    • Every transaction is different and each can take a different amount of time. The average time period is between 6-12 weeks depending on the speed of searches and mortgage offers, the other parties in the chain, the complexity of the transaction and more.

      We understand how important it is to resolve property matters quickly, especially when your family home is concerned. Our expert property solicitors will always endeavour to complete your transaction as quickly as possible. With a full service available via post, phone and email, you can take care of everything when it's convenient for you.

      See our Conveyancing Guide to find out more about how long the conveyancing process.

    • Why Should I Choose Irwin Mitchell To help me buy a property?
    • Irwin Mitchell is one of the leading national property firms and we are passionate about delivering excellent results for our clients. Our property and conveyancing team is made up of highly experienced expert solicitors who will ensure you receive a prompt and reliable service.

      We will keep you up to date, in plain English, at each step of the sale or purchase. In the unfortunate event that a dispute arises, we are here to deal with it on your behalf, seeking a swift and favourable resolution.

      Our conveyancing service is competitively and simply priced with all costs laid out upfront so there are no nasty surprises later on. You can manage the entire process by post, phone or email but we also have conveyancing solicitors based in offices around the country for when a personal touch is required.

      Call us on 0330 123 0068 to find out more about how we can help you.

    • Meet The Team
    • Our Conveyancing and Property solicitors form one of the largest and most experienced teams in the country. Members of our team are regularly recognised as leading experts in their field by top legal directories Legal 500 and Chambers & Partners.

      Whenever you contact our team you can expect friendly, enthusiastic advice and support. We understand that buying or selling property can be a complicated and stressful process which is why we are dedicated to making your transaction as simple and stress-free as possible.

      Meet our team of expert conveyancing and property solicitors.

The Conveyancing team was absolutely brilliant: professional, knowledgeable, and courteous throughout. I can't fault the service I received."

Mrs M, Client
Mrs C

Frequently Asked Questions

What's The Legal Process For Buying A Property?

Regardless of whether you’re buying your next home or adding to your portfolio, the process for buying property is exactly the same from a legal point of view. Once you’ve made an offer and had it accepted, your next step should then be to instruct a solicitor.


We will carry out all the due diligence to give you a full picture of the property before you legally commit yourself to the purchase. We will request contract papers for the transaction and undertake surveys, searches and enquiries on the property. This is also the time to make sure that all finances are arranged.

We will send you all the information once it’s ready and we’ll ask you to sign the contract if you are happy with the details. You will need to send us the agreed deposit at this stage (usually 10% of the purchase price). 

You will also need to agree a completion date with the seller. This is when payment must be made and you will legally become the new owner of the property.

Exchange of Contracts

The transaction becomes legally binding when buyer and seller exchange contracts. Once the exchange has been made, you will be committed to completing the transaction on the date agreed.

Between exchange and completion we will send you a completion statement, showing the total payment we will require in order to complete the transaction. We will also request your mortgage advance (if any) from your lender.


On the agreed completion date, we will send the funds to the seller’s solicitor. When the seller’s solicitor has received them and the seller has vacated the property, the keys will be released to you by the estate agents. We will then attend to any post-completion registration formalities such as the payment of Stamp Duty Land Tax and the registration at the Land Registry.

Download our Home Buyer's Guide for more information on the process for buying a home.

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What Is Stamp Duty Land Tax And How Much Do I Have To Pay?

Stamp Duty Land Tax (SDLT) is a tax payable to HM Revenue and Customs in certain property transactions. SDLT is payable on increasing portions of the property price above £125,000.

From 22nd November 2017, if you are a first time buyer and you are buying a property for £300,000 or less in England or Wales, you will not need to pay Stamp Duty. If the property price is between £300,000 and £500,000, you will only pay stamp duty on the amount between £300,001 and £500,000, at a rate of 5%.

Since April 2016, an additional 3% liability must be paid on top of standard rates for second homes. It is payable on completion of the purchase and we will include the amount payable in our completion statement.

In Scotland, Stamp Duty Land Tax is known as the Land and Buildings Transaction Tax but, in practice, very little has changed other than the thresholds it uses are at different rates. Read more about the Land and Buildings Transaction Tax on our Conveyancing in Scotland page.

To help you work out how much Stamp Duty Land Tax you need to pay, the government have set up an online calculator which you can access here.

See our Stamp Duty Land Tax guide for more information.


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What Is A Property Chain And What Happens If It Breaks?

A chain happens when your purchase has to be financed from the sale of your current home. This means that the transactions must be organised to complete on the same day so that you aren’t left with either two houses or none.

Chains of transactions can be long or short. The buyer of your current home or the seller of your new home might also have their own transactions to organise on the same day – this means several separate transactions all get chained together.

This is entirely normal. 

Since each person in the chain will want to exchange contracts simultaneously there can often be a frustrating delay if one person isn’t ready to proceed. It is a common misconception that solicitors are to blame for these delays but there is usually a reasonable explanation. For example, one person in the chain might not have received their mortgage offer or is waiting for the result of a search. 

Although chains are common, they can cause problems for everyone involved. For example, if one person withdraws from their transaction due to a survey or legal issue, then the chain breaks and neither transaction can complete.

Situations like this can be resolved. One person in the chain might agree to go into rented accommodation instead of proceeding with their purchase so that the rest of the chain stays intact. Whether or not a chain can be salvaged largely depends on where the break in the chain happens and whether people in the chain are able to adapt to it.

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Awards & Accreditations

We're always proud to be recognised for the work we do for our clients and have been named as a leading firm in the latest legal guides - which provide information and recommendations about lawyers and law firms in the UK.

Private Client Team of the Year - Legal Business Awards 2018 chambers-high-net-worth-firm-2018-logo eprivateclient Top Law Firms 2017 chambers-2019 legal-500-2019

What Our Clients Say

We truly value and appreciate the feedback we receive from our clients, as we look to improve the services we offer on an ongoing basis.

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