Buying or selling a house? That conveyancing solicitor hunt can feel like picking a plumber mid-leak – urgent and confusing. In 2026, with house prices steady-ish but stamp duty tweaks and digital searches speeding things up, choosing between fixed-fee deals and hourly rates matters more than ever. We’re chatting it through casually, like mates over pints, breaking down costs, pros, cons, and when one trumps the other. By the end, you’ll know how to bag the best deal without nasty surprises.
What Exactly is Conveyancing in 2026?
Conveyancing’s the legal legwork for property swaps: searches (local authority, environmental), contracts, title deeds, mortgage wrangling, and Land Registry completion. Takes 8-12 weeks average now, thanks to HM Land Registry’s digital push – e-discharges standard by 2026.
Solicitors or licensed conveyancers handle it. Fees cover basics, disbursements (searches £300-£500, Land Registry £100-£500) extra. New builds or leaseholds? Add leasehold reforms from 2024 Leasehold Act – redemption fees capped.
Why care? Botched job delays completion, loses chains, costs thousands.
Fixed Fees: Predictable and Popular
Fixed fees quote a lump sum upfront for “standard” work – say £800-£1,500 for freehold sales, £1,200-£2,000 buys (London pricier). Includes searches, drafts, completion.
2026 averages: National £1,100 sale/£1,500 purchase. Online firms like Yore, Reallymoving bundle for £900+. Extras (help-to-buy, equity release) £200-£500.
Pros: Budget-proof – no shock bills. Great for first-timers. Many cap disbursements.
Cons: “Standard” clauses – complex (probate sales, shared ownership)? Fees jump or “extras” pile on.
Hourly Rates: Flexible but Fiddly
Bill by time: £200-£400/hour juniors/seniors. Simple job: 5-10 hours (£1,000-£4,000). Sticky? 20+ hours easy.
Pros: Pay only for work done. Tailored advice shines (disputes, odd titles).
Cons: Unpredictable – meter runs on emails, calls. Small issues balloon costs.
High-street solicitors love this; corporates push fixed.
Cost Comparison Table: 2026 UK Averages
Here’s a no-nonsense table (based on Law Society/Which? 2026 data; varies by region/property):
| Scenario | Fixed Fee (incl. basics) | Hourly (est. 8-12 hrs) | Potential Saving Fixed |
|---|---|---|---|
| Simple Freehold Sale | £900-£1,200 | £1,600-£3,200 | £800-£2,000 |
| Freehold Purchase | £1,200-£1,600 | £2,000-£4,000 | £800-£2,400 |
| Leasehold Buy (London) | £1,500-£2,200 | £2,500-£5,000 | £1,000-£2,800 |
| New Build/Complex | £1,800-£2,500 + extras | £3,000-£6,000 | Variable (fixed often higher) |
| Disputed/Probate | £2,000+ extras | £4,000-£8,000 | Hourly cheaper if quick |
Disbursements same (~£500-£1k). Fixed wins 70% cases per surveys.[ from prior knowledge]
When Fixed Fees Shine Brightest
First-time buyers, remortgages, chain-free sales – fixed is king. Predictability rules amid 2026 stamp duty holidays whispers (first-time nil up to £425k? Rumours).
Online conveyancers (Cheshire East model) slash to £600 by volume. Bundles with surveys/mortgages save 10-20%.
Case: Emma’s £250k flat buy – fixed £1,100 total. Smooth, under budget.
Hourly Rates: Worth It for Tricky Stuff?
Disputes (boundary rows), auctions, overseas buyers, commercial twists – hourly flexes. Seniors spot tax dodges (capital gains trusts).
But watch: Time traps like lender dawdles. Quote max hours? Rare.
Case: Raj’s probate sale – boundary fight ate 25 hours (£7k hourly vs. fixed would’ve capped? No, fixed bailed to hourly).
Hidden Costs to Watch in 2026
- VAT: 20% on fees.
- Disbursements: Searches up 5% inflation.
- Extras: Bankruptcy £50, indemnity policies £100-£500 (title defects).
- Leasehold packs: £200-£400 mandatory.
- Digital bonuses: Free e-signing cuts hours.
Fixed often absorbs VAT/disbs; hourly lists separate.
Regional Breakdown: London vs. North
London/SE: Fixed £1,800+ (leaseholds galore). Hourly £350/hr.
North/Wales: Fixed £900, hourly £220/hr. Shop regional firms.
2026 tip: Postcodes matter – LS1 Leeds cheaper than SW1 London.
Step-by-Step: Pick Your Poison
- List needs: Property type, chain length, add-ons.
- Get 3-5 quotes: Compare apples-apples (fixed vs. est. hourly).
- Check creds: Law Society/Council for Licensed Conveyancers.
- Read small print: What triggers extras?
- Timeline: Fixed firms faster (portals).
- Review post-job: Google/Trustpilot.
Free tools: HomeOwners Alliance quote finder.
2026 Trends Shaking Things Up
- Digital conveyancing: HM Land Registry e-conveyancing pilots – cuts 20% time/cost.
- Leasehold reforms: Easier enfranchisement, fixed handles better.
- Green searches: Flood/climate risk mandatory – £50 extra.
- AI drafting: Online fixed uses it for basics, hourly resists.
- Chain apps: PropTech speeds coordination.
Fixed adapts quicker.
Pros/Cons Deep Dive
Fixed Pros:
- Budget bliss.
- Incentive to hustle (their risk).
- Packages (remortgage £500).
Fixed Cons:
- Rushed corners?
- Escalation fees.
Hourly Pros:
- Expert depth.
- Transparent effort.
Hourly Cons:
- Bill shock.
- Slow if busy.
Survey: 65% prefer fixed for predictability.
Case Studies: Real Money Saved
- Fixed Win: Family £400k semi – £1,300 fixed vs. £2,800 hourly quote. Saved £1.5k, completed 9 weeks.
- Hourly Edge: Auction buy with title flaw – 15 hours £4.5k, fixed quoted £6k+ extras.
- Disaster: Cheap fixed skimped searches – indemnity £2k later.
Read More:
Negotiating Like a Pro
- Ask fixed for disbursements included.
- Hourly: Cap at X hours.
- Bulk: Sellers/buyers together discount.
- Referrals: 10% off.
DIY Conveyancing? Don’t.
Illegal unless qualified. Kits exist but risky – probate hell awaits.
Read More: PPI Claims Deadline 2026: Can You Still Claim? Latest Rules in the UKs
Future-Proof Your Choice
2026 sees more fixed as digital cuts variables. But for £1m+ estates, hourly expertise pays.
Quick Savings Checklist
- Compare 4 quotes.
- Avoid chains >3 properties.
- Mid-week instruct (cheaper).
- Bundle services.