Partly. In Scotland, solicitors set their own fees, so the legal fee for conveyancing is a commercial price that you can compare and ask questions about. The outlays and tax on top are different: registration dues, search costs and Land and Buildings Transaction Tax (LBTT) are set by other organisations, and no solicitor can reduce them.
This guide explains which parts of a conveyancing bill can move, which cannot, how to compare quotes fairly, and when it makes sense to ask about the fee.
Who sets conveyancing fees in Scotland?
Each law firm sets its own conveyancing fees. There is no fixed scale that every solicitor has to follow, which is why quotes for the same property can vary.
What every solicitor must do is be clear about the fee before the work starts. Under the Law Society of Scotland's rules on client communication, a solicitor has to give you, in writing, either an estimate of the total fee including VAT and outlays, or the basis on which the fee will be charged. That written information, often called a letter of engagement or terms of business, is the agreement that decides your bill.
Many residential firms, including ours, now quote a fixed legal fee set by the price of the property. A fixed fee does not change if the transaction takes longer than expected, which makes it easier to compare like with like.
Which parts of the cost can you negotiate?
| Cost | Set by | Negotiable? |
|---|---|---|
| Solicitor's legal fee | The law firm | Sometimes, before you instruct |
| VAT on the legal fee | UK Government, at 20% | No |
| Registration dues | Registers of Scotland | No |
| Property searches | Search providers | No, passed on at cost |
| LBTT and any Additional Dwelling Supplement | Scottish Government, paid to Revenue Scotland | No |
| Lender and broker fees | Your lender or broker | Ask them, or compare products |
| Estate agency fee | The estate agent | Often, before you sign the agreement |
In other words, the only conveyancing cost a solicitor can change is their own fee. If a quote looks much cheaper than others, check that the outlays and tax are actually included, because those figures should be broadly the same whichever firm you use. Our guide on what is included in conveyancing fees in Scotland breaks down each part.
Can you haggle over a solicitor's fee?
You can ask. Some firms will discuss their fee, particularly for a simple transaction, a repeat client or a mortgage-free purchase. Others publish a fixed fee and keep to it, because the fee is already set to reflect the work involved.
The best time to raise the fee is before you instruct the solicitor. Once you have accepted the terms of business and the work has started, the agreed fee applies. Asking for a reduction at the end of a transaction, after the work has been done, is unlikely to succeed and can create friction at a busy stage of your move.
It is also worth asking what a lower fee would mean in practice. A firm that charges much less than others may handle a high volume of cases, offer less direct contact with your solicitor, or charge separately for work that other firms include.
How to compare conveyancing quotes fairly
Comparing headline figures can be misleading. To compare quotes properly, check that each one answers the same questions:
- Is the fee fixed or an estimate? An estimate can rise if the work takes longer.
- Is VAT included in the figure? A fee of £930 + VAT is £1,116 in total.
- Are all outlays listed? Look for registration dues, searches, advance notices and electronic transfer fees.
- Are there extra charges? Some firms add fees for identity checks, LBTT returns, gifted deposits, shared equity schemes, new-build purchases or unregistered titles.
- Who will do the work? Ask whether you will deal with one named solicitor throughout.
- What happens if the deal falls through? Ask what you would pay for work done if the transaction does not proceed.
Our quote calculator shows our fee, every outlay, LBTT and any Additional Dwelling Supplement in one breakdown, which makes it easier to compare with other quotes you receive.
Do Scottish solicitors charge for making an offer?
Submitting an offer is part of the purchase work, so it is normally covered by the purchase fee if the offer is accepted and the purchase goes ahead. In Scotland your solicitor submits the formal offer on your behalf, which is one reason buyers instruct a solicitor early.
If an offer is unsuccessful, for example at a closing date, firms take different approaches. Some make no charge, while others charge a small fee for each offer. Check your terms of business, especially if you expect to make several offers before you find the right property. Our guide on whether an offer for a house in Scotland is legally binding explains what happens after an offer is accepted.
Is the cheapest conveyancing quote the best value?
Not always. Conveyancing is about more than paperwork. Your solicitor checks the title, reviews the searches and Home Report, negotiates the missives and protects you and your lender if something goes wrong. A delay or a missed issue can cost far more than the difference between two quotes.
When weighing up value, consider:
- how quickly the firm responds and how easy it is to reach your solicitor
- whether the firm regularly handles purchases and sales in your area
- reviews from previous clients
- whether the quote is fixed, so you know the final figure
What if you are unhappy with your bill?
If your final bill is different from what you expected, raise it with the firm first. Ask them to explain any difference from the written estimate or terms of business you were given.
If you cannot resolve it with the firm, the Scottish Legal Complaints Commission is the first point of contact for complaints about the service provided by Scottish solicitors.
Getting a clear quote
The simplest way to avoid surprises is a fixed fee agreed at the start, with every outlay shown separately. Our conveyancing fees page sets out our full fee scale and outlays, and our guide on whether you pay conveyancing fees upfront in Scotland explains when each payment falls due. If you would like to talk through a quote, call us on 0141 471 9166.
Kirsty Docherty, Head of Residential Conveyancing
Kirsty leads our residential conveyancing team and has over a decade of experience in residential property law in Scotland. Last updated 2 November 2026. This guide is general information about Scots law, not legal advice for your situation.
