Conveyancing keeps providing stability in uncertain market
New research from Lyons Bowe solicitors has found that conveyancing costs have remained remarkably steady as a proportion of house prices across the UK, providing essential reliability for homebuyers during another year of market and economic uncertainty.
Lyons Bowe’s analysis found that the average cost of purchasing a freehold property increased from £1,383 in April 2025 to £1,439 in April 2026. Over the same period, the average UK house price rose from £260,162 to £270,080. As a result, conveyancing continued to account for just 0.53% of the average property’s value, unchanged year-on-year, reinforcing its position as one of the smallest costs associated with buying a home.
The research analysed average conveyancing fees for freehold purchases alongside average house prices across every UK region between April 2025 and April 2026. The analysis compared annual changes in both legal fees and property values to assess how conveyancing costs have changed relative to the wider housing market.
While house prices have fluctuated across different parts of the UK, the proportion of a property’s value represented by conveyancing fees has remained broadly stable in almost every region.
In the East Midlands, East of England, North West, South West and across the UK as a whole, conveyancing represented exactly the same proportion of the average house price in both years.
At just 0.53% of the average UK house price, conveyancing remains one of the smallest costs involved in moving home, despite playing one of the most important roles in ensuring transactions progress efficiently from offer to completion.
Even where regional variations occurred, the changes were modest. London saw average house prices fall by -2.1% while conveyancing fees remained virtually unchanged, resulting in conveyancing accounting for just 0.32% of the average property value.
In Scotland, conveyancing costs increased more quickly than average house prices, with fees rising from 0.62% to 0.69% of the average property’s value. Meanwhile, in the North East and Northern Ireland, stronger house price growth meant conveyancing represented a slightly smaller share of the average purchase price than a year earlier.
Overall, the findings suggest that while buyers continue to navigate changing mortgage rates, house prices and wider economic uncertainty, the cost of conveyancing has remained one of the most predictable elements of the home buying process. For buyers and estate agents alike, it represents a small proportion of the overall purchase cost, while the expertise, efficiency and communication provided throughout the legal process can have a significant influence on how quickly and successfully a transaction completes.
Paul Lyons, Managing Director at Lyons Bowe Solicitors, commented:
“Buying a home will always involve factors that none of us can control. Interest rates move, house prices change, markets fluctuate and confidence shifts. What buyers and estate agents need is certainty wherever it can be found.
Our analysis shows that conveyancing continues to be one of the most stable and predictable costs involved in purchasing a property, accounting for little more than half of one percent of the average house price. Considering the role a conveyancer plays in progressing a transaction, resolving issues and keeping all parties informed, it’s a remarkably small investment in one of life’s biggest financial decisions.
For estate agents, a dependable conveyancing partner is about far more than price. Consistent service, clear communication and the expertise to keep transactions moving help reduce uncertainty, maintain momentum and give buyers the best possible chance of completing their purchase without unnecessary delays. When conveyancing accounts for such a small proportion of the overall cost of buying a home, choosing a trusted legal partner who can help deliver a smooth, efficient transaction is one of the best investments buyers can make. In today’s market, certainty has become one of the most valuable things a property professional can offer.”
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