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Conveyancing Solicitors

Lambert Pugh LLP are a specialist conveyancing law firm and believe it is important for clients to be aware of all conveyancing expenses as early as possible.

We have a vast amount of experience dealing with thousands of transactions just like yours every year.

Conveyancing Expenses


In addition to your solicitor’s fees there are various other conveyancing expenses (often called disbursements). These expenses will normally be the same regardless of which solicitor or conveyancer you instruct but some, such as searches, can differ depending on which search provider a firm uses.

Stamp Duty

This is a government tax on the transfer of property and is usually the largest of the conveyancing expenses. The rates for residential property are as follows:-

Properties up to and including £125,000 are exempt. The current scales for residential properties are:

  • Stamp duty Property or lease premium or transfer value SDLT rate up to £125,000  –  Zero
  • The next £125,000 (the portion from £125,001 to £250,000)  –  2%
  • The next £675,000 (the portion from £250,001 to £925,000)  –  5%
  • The next £575,000 (the portion from £925,001 to £1.5 million)  –  10%
  • The remaining amount (the portion above £1.5 million)   –  12%

However, if the property you are buying is a Buy to Let property, or will not be the only property you own after completion, there will be an additional 3% payable on the purchase price over £40,000.

For more information on Stamp Duty Land Tax, please click the link:

Land Registry Fees

These are fees payable on the registration of your title with HM Land Registry. The Fee depends on the purchase price and whether we are able to register the title on-line (some transactions such as new builds cannot be registered on-line).

Search Fees

It is wise (and the requirement of any mortgage lender) that a Local Search is carried out on any property you buy. The cost of this search is normally £64.80.

In some cases it is possible to effect Search Insurance which is considerably cheaper and has the added advantages that it is both quick and only needs to be effected on the point of exchange of contracts or completion. This is particularly advantageous in re-mortgage cases.

It is also usual to commission a Water and Drainage Search. This search provides details of the route of the mains water and sewers and whether the property is connected to the same. This search normally costs £26.40.

Other searches which you can have carried out include.:-

  • Environmental Search – This gives advice on any likely adverse environmental factors including contaminated land and flooding.
  • Planning Report – This gives details of planning applications near the property.
  • Coal Mining Search – This provides details of the past, present and future mining activity in the area. It is usual to carry out such a search if the property is located within a coal mining area.

We can advise you as to the advisability of have such searches carried out.

Other Searches

Land Registry and Land Charges searches normally cost £7.


Normally the only conveyancing expenses which will be added to your bill are the identity checks (if you’re not purchasing as well) and the fee of £6 to obtain the copies of the entries at the Land Registry – known as office copy entries. Sometimes we have to pay for copies of documents from the Land Registry or Local Authority.

Often your Mortgage Company will ask that the mortgage monies are telegraphed to them to pay off the mortgage for which we charge a Telegraphic Transfer Fee of £35 plus VAT although it will normally save you more than this amount in interest charges.

Please note that some Mortgage Companies charge you redemption penalties or fees especially if you have had the mortgage for only a short time. This will depend on the arrangements made when you took up the loan. Most major lenders now charge an administration fee when your loan is repaid.

You will also need to commission an Energy Performance Certificate prior to exchange of contracts. Your Estate Agent will usually organize the same prior to the property being marketed.

Anti-Money Laundering Requirements

In order to comply with the Anti-Money Laundering Regulations, we are required to undertake an online Identity Check on every client at the beginning of every transaction. The cost of this search is £3.60 per person.

Please don’t hesitate to contact our team to discuss any aspect of your conveyancing requirements, or complete our simple form to receive your FREE conveyancing quotation.

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Complete our simple callback form and a member of the team will call you back when it best suits you.

“I cannot speak highly enough of Vikci as she kept me up to date and when I was getting despondent she kept me going. Easy to talk to and easy to understand.”

Mrs W, Llandudno

“This is the second time we have used Lambert Pugh, both times fantastic service”

Mr T, Norwich

“I found Hakim to be polite, sometimes amusing and extremely efficient, I would certainly use him again. Thanks for a smooth transaction”

Ms P, Lincoln

“Temby and Debra were absolutely brilliant throughout the process. We were kept up to date with progress on a regular basis. We will have no hesitation in recommending Lambert Pugh to our family and friends. Thank you so much for an amazing service.”

Mr & Mrs C, Luton

“Extremely happy all round with service.”

Miss G, Cheltenham

“Our conveyancing team – Leela, Rebecca and Hakim – were exceptional.”

Ms M & Mr W, Hertford

“Very happy with the service received.”

Mr R, London

“Dealt with Temby and Debbie and could not have had better service and got up to date info on a regular basis. Absolutely super! This was the 15th house purchase in the last 60 years and never had better service.”

Mr & Mrs R, Beccles

“Ashley was a star. She was polite and efficient even when I was stressed and getting fraught over time/dates.”

Mr W & Ms V, Exeter

“Temby was extremely efficient throughout the whole process”

Miss D, Surrey

“Susie and her team have been fabulous. I am extremely pleased with the service. A quick finish became essential for our Vendors and Susie was able to complete in less than 7 weeks. Super Job, thank you!”

Mrs P, Skegness

“Cannot fault the service and would recommend.”

Mr M, Windsor

“We were treated with patience and kindness throughout the purchase. ”

Mrs R, Merseyside

“Quick to respond to any matters arising, and patient when I didn’t understand the terminology and put it into words I could understand.

Mr C, Milton Keynes

“The Purchase was made very easy by my Solicitor. When I needed to talk to someone, my call was answered quickly and efficiently. I was recommended to use Lambert Pugh and I will certainly be recommending them wherever I can.”

Ms F, Norwich

“It was a very good experience from the team that took care of our purchase. We were kept up to date and had all our questions replied to in good time. I would have no hesitation to use Lambert Pugh again!”

Mr C, Altrincham

“Gina has made things really easy for us and was always happy to help when we were unsure of things.”

Ms J & Mr L, West Sussex

“Extremely satisfied, Karina provided a very efficient service through the case and instructed me with procedure details”

Mr H, Birmingham

“Thank you for all your work with the sale of our property”

Mr & Mrs H, Essex

“Katherine Chatters and Anita Williams have exceeded our expectations. Thank you so much for being so responsive and keeping communication lines open.”

Mr S & Ms S, Salisbury

“Always someone at the end of the phone to advise. Irina was excellent.”

Mr & Mrs W, Cornwall

“Karina has done an amazing job for us and we have been very impressed with her professionalism, courtesy and ability.”

Mr H, Essex

“Francesca was always very helpful when we phoned. Very professional and put into plain English what was going to happen with our move. Thank you.”

Mr & Mrs B, Felixstowe

“We could not fault the service given to us. Well done and a very big thank you.”

Mr & Mrs I, Lincolnshire

“I was really happy with the service and felt Jake really came through when it mattered. Excellent value and service.”

Mr H & Ms H, Bexleyheath

“Ashley almost always picked up the phone herself, responded to emails and was a pleasure to deal with.”

Mr & Mrs H, Chelmsford

“Tanya has been amazing from start to finish.”

Mr & Mrs S, Reading

“It’s been really easy and you all have been very helpful. Thank you for making this a smooth and easy transaction for our first time buying a house. “

Mr & Mrs S, North Walsham

“Ellice has been superb from day one and has dealt with all my queries promptly and efficiently.”

Mr S, St Albans

“Great communication and quick turnaround on paperwork and questions.”

Mr L & Ms J, London

“The service was brilliant. From the start Rachel explained everything very clearly and gave me realistic expectations regarding completion. Emails were responded to quickly and I was kept up-to-date at all stages. The fees were made very clear and there were no hidden costs. Really pleased by the level of service I received and would recommend to all my family and friends.”

Ms V, West Yorkshire

“Temby and Debbie were brilliant from start to finish, answered questions in a timely fashion and were always friendly and very helpful.  We would not hesitate to recommend Lambert Pugh. Thank you”

Mr & Mrs W, Bedfordshire

“Whenever we needed assistance they went above and beyond. Thank you so much for all your help and support.”

Mr M & Ms D, Dudley

“No Improvements needed!”

Mr & Mrs D, Great Yarmouth

“Extremely helpful, polite, clear and explained everything thoroughly. I have heard many horror stories about solicitors but I am please to say Lambert Pugh was not one of them. 

Miss D, County Durham

“A pleasure to deal with! Always friendly and very helpful.”

Mrs F, Norwich

“Professional service throughout the whole process. Staff were quick to answer and efficient in general. It’s safe to say that we will use Lambert Pugh again!”

Mr & Mrs S, Radstock

“Karina is very professional and polite and I could rely on her for further information and clarification.”

Miss H, Chester

“Our experience has been very positive and we don’t have anything we would have changed. All extremely polite and quick to respond to our needs. Thank you very much.

Ms W & Mr G, Norwich

“Katharine was most helpful and efficient. I would highly recommend your company and most certainly use again.”

Mrs W, Kent

“I couldn’t ask for any more from the service and the care has been top notch!”

Mrs A, Preston

“Katharine was so thorough and thoughtful. A great asset.”

Ms R & Mr B, St Helens

“A very professional and courteous service from start to finish. Many thanks!”

Mr H, Ramsgate

“I Found Hakim and his team – Leela and Rebecca – friendly, knowledgeable and helpful. I had full confidence in them.”

Miss B, Leiston

“I found the service efficient, fast […] will definitely use again and have already recommended ”

Mr F, Hertfordshire

“Really pleased with the service received. Justina Weeks was always available and replied to my queries promptly. Nothing could have improved the service.”

Mr & Mrs O, Norwich

“Really happy with service. So understanding”

Mr S, London

“[Ashley Roe was] Professional at all times and I would have no hesitation in using your services again or recommending you to others.”

Ms W, Chichester

“Justina was always incredibly efficient, pro-active and would return calls promptly.”

Mr & Mrs P, Andover

“I would 100% Recommend Lambert Pugh. Justina provided an excellent service”

Mrs H, Folkestone

“Colette, Fiona and Sara have been friendly, professional and helpful at every stage.”

Mr & Mrs C, Coventry

“This was our first ever house purchase and every question we had was answered clearly and quickly. Everyone says buying a house is stressful, but it wasn’t for us!”

Mr P & Miss P, Luton

“Georgie, on behalf of Hakim, has been efficient and informative throughout. We shall be recommending you!”

Ms A & Mr G, Lewes

“I have found the service both professional and economical. I would definitely consider using again in the future. ”

Mr R & Ms D, Berkhamsted

“I was absolutely unsure about using an Solicitor I found on the internet, however I have found the whole experience to have been handled professionally and with utmost competence. Thank you.”

Mrs B, Plymouth