Land Registry Fee Calculator (England & Wales, 2026)
Whole property: a normal sale or purchase (Scale 1).
Part of a title: only part of the registered land is transferred (Scale 1).
New lease: a lease granted by a landlord (Scale 1).
Voluntary first registration: registering land that is not yet registered when no sale forces it (reduced Scale 1).
Gift or inheritance: a transfer not for money (Scale 2).
Mortgage on its own: a mortgage registered separately, such as a remortgage (Scale 2).
Online means your conveyancer applies through the HM Land Registry portal or Business Gateway. It is cheaper for transfers and charges of a whole registered title. Posted applications pay the higher rate. Ask your conveyancer which route they use.
Most solicitors and licensed conveyancers apply online, which is cheaper for transfers of a whole title.
The price paid for the whole property. If VAT is charged on a commercial purchase, include it, because Scale 1 is assessed on the VAT-inclusive price.
Only a mortgage that stays on the property after the transfer counts. If it is paid off on completion, enter 0. A new mortgage registered together with the transfer also counts.
The lump sum paid to the landlord for the lease. Enter 0 if there is none. Include VAT if it is charged.
The largest yearly rent in the first five years that can be worked out when you apply. A peppercorn rent counts as 0.
Your conveyancer’s own charge. It is not set by HM Land Registry and is not part of the registration fee.
Local authority, drainage and environmental searches, plus any other disbursements your conveyancer lists.
Stamp Duty Land Tax is a separate tax paid to HMRC on the purchase. Work it out on GOV.UK and type the result here.
Get your SDLT figure from GOV.UK and enter it here. Nothing is pre-filled because these costs vary.
- Scale used
- –
- Fee assessed on
- –
- Value band
- –
- Fee if posted
- –
- Fee if filed online
- –
- Online saving
- –
- Total with your other costs
- –
Enter a value and press Calculate. Statutory fees are not subject to VAT.
What the land registry fee is and what it covers
When ownership of a property in England or Wales changes, the change has to be recorded at HM Land Registry (HMLR). The fee for that recording is set by law, not by your solicitor, and it depends on the value involved. People search for it as land registry fees, land reg fees, land registration fees or HMLR fees, but they all mean the same charge.
The figure is usually a few hundred pounds for an ordinary home purchase. It is paid through your conveyancer, who normally lists it as a disbursement, meaning a cost passed on at the price HMLR charges. The current fee order came into effect on 9 December 2024 and GOV.UK confirms it still applies.
The fee is not the same thing as stamp duty, solicitor fees or search costs. Those are separate, and I cover them further down.
Scale 1 and Scale 2 fee tables
HMLR uses two scales. Scale 1 applies when money changes hands: a normal sale, a lease, or a voluntary first registration. Scale 2 applies to transfers not for money (gifts, inheritance, most court orders) and to mortgages.
Scale 1 (sales, leases, first registrations)
| Value | By post | Online, transfer of whole | Voluntary first registration |
|---|---|---|---|
| £0 – £80,000 | £45 | £20 | £30 |
| £80,001 – £100,000 | £95 | £40 | £70 |
| £100,001 – £200,000 | £230 | £100 | £170 |
| £200,001 – £500,000 | £330 | £150 | £250 |
| £500,001 – £1,000,000 | £655 | £295 | £495 |
| Over £1,000,000 | £1,105 | £500 | £830 |
Scale 2 (gifts, inheritance, mortgages)
| Value | By post | Online, whole title |
|---|---|---|
| £0 – £100,000 | £45 | £20 |
| £100,001 – £200,000 | £70 | £30 |
| £200,001 – £500,000 | £100 | £45 |
| £500,001 – £1,000,000 | £145 | £65 |
| Over £1,000,000 | £305 | £140 |
Source: HM Land Registry: Registration Services fees on GOV.UK. The online rate only applies to transfers or surrenders of a whole registered title. Transfers of part, and lease registrations, pay the post rate even when filed online.
Worked examples
These use the tables above. You can type the same numbers into the calculator to check.
Buying with a mortgage: is there a second fee?
Usually not. On a normal purchase, the transfer to you carries the Scale 1 fee, and the lender’s mortgage registered alongside it has no extra fee. The condition is that the mortgage is lodged before the purchase is completed at HMLR. GOV.UK gives the example of a buyer who sent the charge in four days after the transfer was submitted and was then charged a separate Scale 2 fee on the mortgage.
A remortgage is different. Switching lender registers a new charge, which pays Scale 2 on the amount secured, although discharging the old one is free. If you are comparing deals, add this to the cost in our UK mortgage calculator results, and see the rent vs buy calculator for the UK if you are still deciding whether to purchase at all.
Leases, first registration and gifts
New leases
For a newly granted lease, the fee is assessed on the premium plus the highest annual rent in the first five years that can be quantified. A peppercorn rent counts as nothing. If there is no premium and no quantifiable rent, the fee is based on the lease value, with a minimum of £45. Leases always pay the post-rate column. Pick the new lease option in the calculator and enter the premium and the highest rent separately, and it adds them for you.
Unregistered property and first registration
Most homes are already registered, but if you buy an unregistered property, the sale triggers compulsory first registration. If you apply within a year of an open-market sale, the fee uses the price paid. For gifts, older sales and some other cases, it uses the current market value, backed by a signed statement of value. Voluntary first registration, where nothing forces you to register, gets the reduced column in the Scale 1 table.
That answers a common search: registering an unregistered property costs the Scale 1 amount for its value band, and HMLR can add a £40 inspection fee if it decides an inspection is needed (refunded if none happens).
Gifts, inheritance and divorce
For gifts and assents from an estate, the fee base is the property value less any mortgage that stays in place. A share is pro-rated. Court-ordered transfers on divorce are assessed on the property value, and money the court orders one spouse to pay is ignored for this purpose.
Costs this calculator does not include
The land registry fee is one of several costs of moving. Budget separately for:
- Stamp Duty Land Tax (SDLT). The tax on the purchase itself, usually far bigger than the registration fee. Check the current rates on GOV.UK.
- Conveyancer fees. Not regulated by HMLR and they vary by firm and complexity. Compare written quotes and ask whether the registration fee is shown separately.
- Search fees and other disbursements. Local authority, drainage and environmental searches.
- Large portfolio deals. Applications covering 20 or more titles use a separate large-scale calculation, so this tool will understate them.
To see how these costs fit your monthly budget, try our UK cost of living calculator and the UK take-home pay calculator. More tools are listed in the UK financial calculators hub.
Common mistakes
- Using the wrong scale. A gift is not priced like a sale. Scale 2 is much cheaper at most values.
- Forgetting VAT on commercial purchases. Scale 1 is assessed on the VAT-inclusive price.
- Assuming online always means cheaper. Only transfers and surrenders of a whole title get the online discount.
- Sending the mortgage late. A charge lodged after completion can trigger its own fee.
- Applying it in Scotland or Northern Ireland. These fees cover England and Wales only. Scotland and Northern Ireland have separate registers and fee schedules, so check those bodies for land registry fees in NI.
The Land Registration Fee Order 2024 is published on legislation.gov.uk if you want the legal text. HMLR also provides its own official fee calculator, which covers more application types than this one.
Frequently asked questions
How much is the land registry fee?
For an ordinary purchase it runs from £20 to £500 online or £45 to £1,105 by post, depending on the price. A £350,000 home costs £150 online or £330 by post.
How much does a solicitor charge to register a property?
There is no fixed rate. Registration is normally part of the wider conveyancing fee, and the HMLR fee is added on top as a disbursement. Ask for a quote that separates the two.
Does the fee change if I buy with a mortgage?
Not if the mortgage is lodged with the purchase. The mortgage is only charged separately if it arrives after completion or when you remortgage.
Is VAT charged on HM Land Registry fees?
No. GOV.UK states that HMLR statutory fees are not subject to VAT.