Why auction conveyancing costs more than standard conveyancing
Standard conveyancing (open market purchase) involves a lengthy exchange-to-completion period during which enquiries can be raised, defects negotiated, and problems resolved. At auction, contracts exchange the moment the hammer falls — completion follows in 28 days. This means:
- All legal due diligence must be done before bidding, not after
- The solicitor must work faster — often reviewing a 100-page legal pack in 2–5 days
- Pre-auction enquiries (raised before the sale) must be answered within days, not weeks
- Post-exchange, completion must be ready in 28 days — fast by any conveyancing standard
Each of these factors means more solicitor time, which means higher fees.
Typical auction conveyancing fee breakdown
| Fee element | Typical range | Who pays |
|---|---|---|
| Pre-auction legal pack review | £300–£600 | Buyer |
| Conveyancing (post-auction, completion) | £800–£1,800 | Buyer |
| Property searches (if not in pack) | £200–£400 | Buyer |
| Land Registry registration fee | £40–£910 (value-based) | Buyer |
| Bank transfer/CHAPS fee | £20–£50 | Buyer |
| Seller's legal fees (if in special conditions) | £500–£2,500 | Buyer (if in conditions) |
| SDLT/LTT (stamp duty) | Variable by value | Buyer |
One of the most common hidden costs in auction special conditions is a clause requiring the buyer to pay the seller's legal fees on completion. This can be £500–£2,500 and is legally enforceable once contracts exchange. It will not appear in the guide price, the catalogue, or the lot description — only in the special conditions of sale buried in the legal pack. LegalPack AI flags this clause automatically.
Buyer's premium: the other conveyancing-adjacent cost
Buyer's premium is charged by the auction house, not the solicitor — but it is often confused with conveyancing costs. It is an additional fee payable to the auction house on top of the hammer price, either as a flat fee (typically £1,500–£3,500) or a percentage (1–3% plus VAT). This is disclosed in the auction catalogue but is frequently underestimated by buyers who focus only on the hammer price.
How to calculate your total acquisition cost
Before bidding, calculate your total acquisition cost as:
- Hammer price (your maximum bid)
- + Buyer's premium (check auction house terms)
- + Conveyancing fees (£1,500–£2,500 for a typical residential purchase)
- + Searches (if not included: £200–£400)
- + Seller's legal fees (if in special conditions)
- + SDLT (use the SDLT calculator for your specific purchase)
- + Any other costs in the special conditions (indemnity insurance, etc.)
The total is your real cost of acquisition — and your maximum bid must leave room for all of these to still make the deal work financially.
How to reduce auction conveyancing costs
- Use LegalPack AI for the pre-auction review — at a fraction of the cost of a full solicitor review, you can identify the key issues and then take targeted solicitor advice only on what matters. This can reduce total legal costs significantly.
- Instruct a solicitor experienced in auction work — they will have efficient processes for 28-day completions and will not waste time on issues that experienced auction solicitors treat as standard
- Check special conditions before you need a solicitor — knowing what is in the conditions lets you give a focused brief to your solicitor rather than paying them to read everything from scratch
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Analyse your legal pack free →Frequently asked questions
Do I pay conveyancing fees even if I do not win the lot?
If you instructed a solicitor to review the legal pack pre-auction, you will pay for that work regardless of whether you win. Some solicitors offer fixed-fee pre-auction reviews; others charge hourly. Clarify the fee structure before instructing.
Can I use an online conveyancer for an auction purchase?
In theory yes, but with caution. Auction conveyancing requires speed and experience with unconditional exchange. Many online conveyancers are not set up for 28-day completions and may not have experience reviewing auction-specific special conditions. A specialist auction conveyancer is generally preferable.
Are auction conveyancing fees fixed or variable?
Most solicitors charge a fixed fee for auction conveyancing, which is agreed in advance. The fixed fee covers the post-exchange work; the pre-auction review may be charged separately. Always agree the fee structure in writing before instructing.
Know every cost before you bid
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