Your Fixed-Fee Quote

Buying a Property

Pinnacle Law handles the legal work on buying a residential property anywhere in England and Wales for a fixed £2,495 including VAT, with the search package included. You pay nothing upfront, the fee cannot rise, and you owe nothing if the purchase falls through.

£2,495 inc VAT
£2,079.17 + VAT
One price. Every element of the legal work included.
  • Full search package
  • Case set-up fees
  • ID and AML checks
  • Bank transfer fees
  • Land Registry document costs
  • Stamp Duty return submission
  • Gifted funds checks
  • Mortgage lender's legal fee
  • Leasehold legal work
  • Complex title work
Applies to properties up to £2mil in value. Higher-value transactions welcome, just get in touch first.
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Our Promises to You

No upfront payment
No deposit to pay and pay nothing towards our fees until your property transaction completes.
Genuine fixed fee
The price we quote is exactly what you pay, in full with everything already included. There are never any extra charges or add-ons.
No abortive fees
If your transaction falls through for any reason, we do not charge any abortive fees, and you owe us nothing for the services provided to date.

How is this different from other conveyancing quotes?

Our fee is comprehensive, fixed and confirmed in writing before you instruct us. It does not increase later, even if we find added complexity in your case, and we never bill for anything the table below doesn't already cover.

Look at the last row in particular. On a quote built from a base fee plus extras, that row is open-ended: further charges can be added once the work is under way, at the point you are committed and least able to change conveyancer. Because our fee is fixed at the outset, there is nothing for us to add.

What’s Included Pinnacle Law Other Conveyancers and what it can cost
'Base' Legal Fees✅ Included⚠️ Included, but only part of the totalUp to £1,000 + VAT
Property Search Fees✅ Included❌ Not included, added separatelyUp to £400 + VAT
'Case Set Up' Fees✅ Included❌ Not included, added separatelyUp to £150 + VAT
ID Check Costs✅ Included❌ Not included, added separatelyUp to £25 + VATper person
Bank Transfer Fees✅ Included❌ Not included, added separatelyUp to £50 + VATper transfer
Land Registry Document Costs✅ Included❌ Not included, added separatelyUp to £50 + VAT
Stamp Duty Return Submission✅ Included❌ Not included, added separatelyUp to £150 + VAT
Mortgage Legal Fee (if applicable)✅ Included❌ Not included, added separatelyUp to £250 + VAT
Leasehold Legal Fee (if applicable)✅ Included❌ Not included, added separatelyUp to £400 + VAT
Complex Title Work (if applicable)✅ Included❌ Charged as a supplementUp to £350 + VAT
Gifted Funds AML Fees (if applicable)✅ Included❌ Not included, added separatelyUp to £300 + VATper gift
Any other legal costs✅ Impossible. Our fee is fixed.❌ Added later, at their discretionOpen-ended
Total for the legal work£2,495 inc VATFixed. This is the price.Up to £3,750 inc VAT£3,125 + VAT, counting each per-item charge once. Plus anything added later.

Figures in the right-hand column are typical market ranges for each item, gathered from published conveyancing quotes. They are indicative only, they are not our fees, and they are not any particular firm's. What any given firm charges will vary. We show them so you can see what sits behind a lower headline quote.

Got another quote? See what it may leave out

What other costs should I budget for?

Our fee covers every part of the legal work below. These are third-party costs, outside our control, that you should budget for separately.

Mortgage Broker Fees

If you use a mortgage broker, they may charge a fee for finding and arranging the right mortgage deal for you. Some brokers are paid purely by the lender, while others charge a flat fee or percentage. In many cases, a good broker can save you far more than they cost, but it’s still something to budget for upfront so there are no surprises later.

Mortgage Arrangement Fees & Lender Charges

Lender fees charged as part of your loan, including arrangement fees, booking fees, or survey/valuation fees. Sometimes these can be added to the mortgage rather than paid upfront.

Land Registry Registration Fees

The Government charge to process your purchase registration. This is paid to HM Land Registry, not your conveyancer. The amount depends on the price of the property, and you can check it against the HM Land Registry Scale 1 fees. We’ll confirm the exact figure once your file is open.

Stamp Duty Land Tax

The transaction tax the Government charges on property transactions. This can be highly complex, use the Stamp Duty Calculator as a starting point.

Leasehold Admin Fees (if applicable)

If there’s a management company, they may charge extra admin fees payable directly to them. Any work related to this is included in our quote, we don’t add handling fees.

Indemnity Insurance (if needed)

You may decide to solve small or low-risk legal issues with insurance. We can arrange this at no extra cost other than the policy itself, payable on completion.

Removal Costs

Moving costs include everything involved in physically getting your belongings to your new home, a professional removals company, packing materials, storage, or additional charges such as parking restrictions or congestion zones. These can vary widely but always arrive right at the end of the process, so it’s wise to plan ahead.

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Have questions? Call us: 020 3948 6660 · [email protected]

Frequently Asked Questions

Yes. Our fee is a fully comprehensive, fixed and guaranteed price for our service. It never changes, even if complexities in the work are identified at a later date, which increases the amount of work required. We never charge you any more than we have quoted you here, upfront.
A common pricing structure in conveyancing is to offer a basic ‘base’ conveyancing legal fee, which is ‘fixed’, then increase the overall price with ‘add-ons’ depending on what applies to the transaction. The quote can claim to be ‘fixed’ but is increased far beyond the basic price with extra charges. For you as a client, it is important to know exactly what you are paying and whom you are paying it to. If your ‘fixed legal fee’ is £500 plus VAT, but you end up paying the law firm 3x or 4x that in total, is it really fair to call this price ‘fixed’?
No. There is no upfront cost to you, and no deposit is required. Once you have completed our instruction form, we will simply get to work. Payment of our fees is only made if your transaction is successful and legal completion is achieved. You will be asked to pay our invoice just before you pick up your keys.
No, we do not charge abortive costs. If your transaction is not successful for any reason, be that your decision or the decision of a third party, we do not charge you any abortive costs at all. If you do not complete this transaction, you will likely look to move again soon, and we would like to keep you as a client for your next transaction.
In short, it is probably not that much cheaper! Very cheap quotes often misrepresent the total costs by showing a cheap base fee but making it up with add-on charges either within the quote (with different names so it is unclear they are legal fees) or by adding charges hidden within the T&Cs or not disclosed at all. There is a functional minimum that all conveyancers have to charge. Do you want to trust such an important transaction with a firm that cannot disclose true costs upfront, and is a few hundred pounds really worth the trade-off in lost time, stress, and lack of support?
A leading cause of higher conveyancing costs is referral fees or kickbacks to third parties that clients unknowingly subsidise. These referral fees can be many hundreds of pounds, up to half of the actual legal fee. If a business is giving away half its fee from day one, it must naturally charge much more to cover its costs. Pinnacle is an independent law firm and we never pass referral fees onto clients; we have a strict cap on the amount we pay for introduction and marketing costs.
We pay referral fees as part of our marketing budget and have stringent internal guidelines on what is considered reasonable. As an independent law firm, we have refused to work with many industry partners, such as estate agents and mortgage brokers, because they demand referral fees above our cap. Most importantly, we never pass referral costs back to clients, and our fees remain fixed, so you know you are always getting a fair deal.
Once you have completed our instruction form and we have opened your file, we will send you our Welcome Pack which includes a list of tasks for us to work through together. We will also contact any third parties needed to move the process forward, such as the estate agent, your mortgage broker, and lender. Simply click ‘Start My Instruction’ on this page to begin.
Once we have more information about your case, we will pair you with a lawyer best suited to your particular circumstances. You will always have two dedicated, named persons to contact, at any point either one will be able to assist you, so you always have an immediate point of contact.
We carefully monitor the volume of new clients we take on each month and have strict caps on how many clients we work with at one time. If we have reached our cap, we stop sending out quotes whilst we process existing work. If you are reading this, it means we are currently taking on new clients.
We are a specialist CLC-regulated law firm and conveyancing is all we do, we are absolute experts in this space. As a group, we have collectively processed tens of thousands of transactions and have over 120 years of combined experience. You will have dedicated lawyers on your matter, but you also benefit from the knowledge of the whole firm. It is not likely that your transaction has any elements we have not seen before.
Not exactly, and the distinction matters. Pinnacle is a firm of licensed conveyancers, regulated by the Council for Licensed Conveyancers (CLC) rather than the Solicitors Regulation Authority. Licensed conveyancers are specialist property lawyers, one of two professions authorised to handle conveyancing in England and Wales, and we act for buyers, sellers and mortgage lenders exactly as a conveyancing solicitor would.
Most residential transactions complete within 8 to 12 weeks from offer acceptance, though it depends on your chain, your lender, and how quickly searches come back. We’ll give you a realistic estimate for your specific case once your file is open.
No. Leasehold and new-build legal work are both included in our fixed fee at no extra charge, for properties up to £2,000,000 in value.
Yes. Our advertised fixed fee applies directly up to £2,000,000 in property value. Above that, we’re happy to take on the work, but we’ll want to discuss your transaction first, since financing and liability considerations vary more at higher values.
Yes. Client money is held in a regulated client account, and we carry professional indemnity insurance as required by our CLC regulation.