How much should we pay a conveyancer for our house move?

My husband and I have just had an offer accepted on a new home.

We contacted three conveyancers who all came back with quotes for handling the legal work for both the sale of our current home, and the onward purchase.

They were very different. The cheapest was £2,500, the highest came in at over £5,000 and then there was a middle one that came in at around the £3,500 mark.

We are minded to go with the middle-priced quote, but it has made us wonder what the going rate is for a conveyancer and how they set their fees.

It seems like money for old rope - when we bought our current property it seemed little more than a form filling and tick-box exercise.

What sets a good conveyancer apart from a mediocre or bad one?

Ed Magnus of This is Money replies: The difference between these three quotes shows how important it is to shop around.

In the same way you might approach numerous builders for quotes on an extension, or use a broker to source the best mortgage rates, you've done the right thing by not settling on the first conveyancer you came across.

While conveyancing can at times feel like a lot of form filling and box ticking, don't underestimate its importance.

A good conveyancer should guide and manage you through the legal process involved with selling your home and buying the next one.

They could spot an issue with the title, a restriction on the land that prohibits developing the property further, or a right of way running through the garden. Such problems could render the property you are buying hard to sell in the future.

There are further pitfalls for them to look out for if you are buying a leasehold property, such as a ground rent or service charge with clauses that could mean costs escalate or onerous obligations you may have to uphold.

They will also acquire local searches on the property you intend to buy including checking for flood risks, radon gas and ground stability.

They will liaise with the seller's solicitors and raise enquiries over any legal questions they need clarifying.

They will also act on your behalf in handling any enquiries made by your buyers.

What can appear small issues to begin with can blow up during house sales and an experienced conveyancer could be the difference between the sale collapsing or completing.

For expert advice in answering your questions, we spoke to Angela Kerr, a director at property advice website HomeOwners Alliance and Andrew Boast, co-founder of SAM Conveyancing.

Andrew Boast replies: The worst way to choose a conveyancing solicitor is by doing it based on their price.

You wouldn't get into the most expensive taxi if the driver wasn't experienced, the car was slow and previous customers had moaned about the service.

Conveyancing is no different, except instead of getting you from A to B, they are handing a transaction worth hundreds of thousands of pounds.

If they get it wrong you don't turn up late, you could end up owning a property you can't sell for the same price you bought it for, or worse, they may be so slow you lose your dream home.

Angela Kerr replies: I’m sorry to hear your take on your last experience. Our research with the Bold Legal Group last year found 75 per cent of customers were happy with their conveyancer.

You are paying for this service to feel reassured about your purchase and sale.

So remember, if there are things you’re worried about, whether it’s from the survey, past experience of buying, or simply things you’ve noticed about the house or area or that you spot in the paperwork, then do flag them in advance or schedule a call to talk it through. Their role is to investigate, advise and protect you.

Angela Kerr replies: Comparing conveyancing quotes isn't easy, as your experience shows.

Fees can vary widely depending on property location, property value, whether it’s leasehold or freehold, and any other complicating factors.

For a straightforward sale and purchase, you should generally expect to pay between £2,000 to £3,000 in legal fees combined.

Data by Reallymoving that analysed 59,000 quotes shows fees did go up by 11 per cent during the first three months of this year pushed up by the surge in demand to meet the stamp duty deadline.

Even so, I imagine £5,000 could only be justified for high-value or complex transactions.

Angela Kerr replies: First up, always check the legal firms are on your mortgage lender’s panel and that the conveyancer is registered with a recognised trade body such as the Council for Licensed Conveyancers.

It’s vital to compare quotes on a like-for-like basis. Some firms have a low headline fee but add on extras.

Typical hidden charges include leasehold supplements, telegraphic transfer fees, or anti–money laundering checks.

Contact them for a full written breakdown. How quickly and clearly they respond can give you a sense of their service levels.

While emailing, it’s also worth asking practical questions: who will handle your case, will there be an online case tracker, and what happens if either transaction falls through?

Many firms now offer a 'no sale, no fee' promise, which means you won’t pay their legal fees if the deal collapses - though you’ll still pay for work they have already carried out such as local searches.

You'll of course want to check Google reviews and any other verified review sites too.

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Andrew Boast replies: Talk to the person who would be your case handler. You need someone who is good at communicating, is available to speak or email, and talks in a way you like.

Work with a qualified solicitor or conveyancer, because experience is critical.

Look for other USPs such as a no sale, no fee agreement, faster completion options or cheaper conveyancing searches.

Read Trustpilot, Feefo or Google reviews. Perfection is impossible in conveyancing, but a 4.5 and above means they generally do a good job.

Once all these boxes are ticked, then look at the price.

If it is too expensive for you, weigh up receiving a slower service versus paying a lower fee and this reduces your expectations.

Follow the above and you won't need to buckle up and hope.