Conveyancing costs in Edinburgh: how to compare a solicitor’s quote
Separate legal fees, VAT, outlays and LBTT so you can compare the full cost of buying an Edinburgh home without a guessed average.
Ask for the whole purchase-cost breakdown, not just a headline legal fee. There is no universal Edinburgh conveyancing price in this guide. Your quote needs to fit the actual transaction. mygov.scot: using a solicitor and costs says your solicitor should explain likely costs and how they charge, whether a fixed fee, hourly rate or percentage fee.
The useful question is “what would I pay in total, what is included, and what could change?” Use this guide to make quotes comparable. It is not a fee quotation or a recommendation of a firm.
What is conveyancing paying for?
mygov.scot: conveyancing describes the legal process that transfers ownership. The solicitor inspects the deeds, checks the seller owns the property, identifies unusual conditions and burdens, explains rights affecting the land and checks that an existing mortgage is paid off on transfer.
Our suggestion is to ask each firm what its quoted service covers from the offer through settlement and registration, and which circumstances would lead to additional work. If you are also selling, ask for the sale and purchase costs to be shown separately. Do not assume that “fixed fee” means every possible expense is included.
Use four separate budget lines
| Line | Question for the quote |
|---|---|
| Legal fee | What work is included, how is it charged, and what might change the fee? |
| VAT | Are quoted figures VAT-inclusive, and where does VAT apply? |
| Outlays | Which third-party payments are included, estimated or still to be confirmed? |
| Purchase tax | What LBTT and any supplement are assumed for my circumstances? |
This is our suggested comparison format, not a claim that all firms label their quotes the same way. Keep VAT treatment and the final total explicit rather than guessing from a “plus costs” line.
Outlays are not the same thing as the solicitor’s fee
mygov.scot: settlement and outlays lists additional costs called outlays: government fees and taxes, including Registers of Scotland fees, search fees and Land and Buildings Transaction Tax. Ask for each relevant payment to be itemised, and clarify whether tax is already within a quoted outlay total before adding it again.
Our suggested follow-up questions are: which amounts are confirmed, which depend on the purchase price or transaction, and when will funds be needed? Ask how the firm deals with additional searches or work, a delayed settlement or a purchase that does not proceed. These are points to agree with the firm, not a promise that any particular policy applies.
Keep LBTT separate from the professional charge
Revenue Scotland: residential LBTT says residential LBTT is usually charged on increasing portions of the price and that the amount depends on the price and when the property is bought. First-time buyer relief may change the calculation. Ask your solicitor to confirm eligibility, any Additional Dwelling Supplement and the return requirements.
The LBTT calculator gives an illustration under its stated assumptions. It does not decide your eligibility or replace the tax return. A low solicitor’s fee does not reduce the tax due, and a nil tax estimate does not remove other purchase costs.
Questions to put beside each quote
- Does the scope cover the offer, missives, title examination, settlement and registration?
- Is any mortgage-related legal work included?
- What property or buyer circumstances might change this estimate?
- Are searches, registration payments and tax included in the total, or shown elsewhere?
- What is payable if this purchase does not complete?
- When do you need cleared funds and how will payment instructions be verified?
These are our practical prompts. mygov.scot advises asking questions until you understand the solicitor’s explanation of costs and next steps. Keep the written answer with your budget.
Do not lose the rest of the home-buying budget
Use a separate list for survey follow-ups, removals and any work you decide to price. The mygov.scot: Home Report guidance recommends estimates for repairs before proceeding. Put confirmed quotes and unanswered questions alongside the street research in your buyer pack, without including confidential financial details in a shared link.
Questions buyers ask
Is LBTT the solicitor’s fee?
No. It is a purchase tax. Ask for legal fees, VAT, third-party outlays and any LBTT to be clearly identified, without counting the tax twice.
Does this guide give an average Edinburgh conveyancing fee?
No. It explains how to compare an itemised quote for your transaction, rather than presenting an unsupported city-wide average.
Not legal advice. This is a plain-English summary of official sources to help you know what to ask. Every property is different, so check the details with your solicitor, surveyor or the council before you rely on it.
Related
Buying a house or a flat: compare the checks · Offers and missives · Factor fees and repair funds · Browse postcode areas · Search a street
Official sources
Sources checked 7 November 2026. mygov.scot: using a solicitor and costs · mygov.scot: conveyancing · mygov.scot: settlement and outlays · Revenue Scotland: residential LBTT · mygov.scot: Home Report. Checklists and comparison questions are our practical suggestions, not individual legal, tax or surveying advice.