Property Lawyer Costs and Conveyancing Fees
Insight
Understanding property lawyer costs helps you budget and compare quotes more accurately. Different firms include different tasks in their fee, and the time involved changes significantly between a simple freehold home and a complex title.
Simple residential purchases tend to sit at the lower end of the range. Apartments, cross lease properties, lifestyle blocks and developments often cost more because they require deeper checks and more documents.
This page explains what conveyancing fees include, what they often exclude, typical ranges and the factors that influence cost. It also links to related guides such as buying a house, selling a house, cross lease property and unit title problems.
Why Property Lawyer Costs Matter
Warning: Ultra low fees often skip detailed LIM and title analysis. These documents are where most major risks appear.
Two quotes may look similar in cost but differ greatly in scope. Always check what documents and steps each firm includes.
Legal fees form part of the cost of buying or selling, but they protect you at the point where you commit to the property. A lawyer explains the agreement, checks the conditions and highlights anything that may affect your decision.
Standard titles can contain easements, covenants and notices that limit how you use the property. LIMs may reveal natural hazards, incomplete consents or council projects that influence value.
If these issues are not found before you go unconditional, you may face costs later that far exceed the original legal fee. Treating conveyancing as risk management rather than administration helps set realistic expectations.
What Conveyancing Fees Usually Include
Ask each firm which documents they always check and which are treated as optional. This helps you compare quotes fairly.
Most standard fees include reviewing the sale and purchase agreement, checking that the conditions are appropriate and confirming that the dates give enough time for due diligence. Your lawyer explains what each clause means and whether the agreement needs amending.
The fee usually includes reviewing the record of title, reading any easements or covenants and checking the LIM for hazards, consent history and council notices. These checks are essential because many issues appear only in the documents.
On the finance side, lawyers prepare mortgage documents, coordinate with your lender and ensure funds are ready on settlement day. They also arrange settlement statements, exchange funds and register the transfer and any new mortgage with LINZ.
What Conveyancing Fees Often Do Not Include
Important: Properties with cross lease titles, unit titles, rural features or subdivision potential often require deeper checks. See cross lease, unit title problems and rural and lifestyle blocks for more detail.
One quick question such as “what sits outside the standard fee” can prevent misunderstanding later.
Most standard fees do not cover complex title problems, major LIM issues or negotiations after due diligence. These situations require more time and often involve separate work streams.
If the LIM reveals unconsented work, flood risk or future council projects, your lawyer may need to request extra documents or speak to the council. This extra time usually sits outside the basic fee.
Work involving trust structuring, relationship property, tax or development planning is also usually separate. If your situation is more complex than a straightforward home purchase, mention this at the start when requesting a quote.
Typical Conveyancing Fee Ranges
A lower value property with complex documents can cost more than a higher value home with clean records.
Fees vary between firms, but most transactions sit within common ranges. The complexity of the title and the amount of documentation often matter more than the purchase price.
Standard freehold homes usually sit at the lower end of the scale. Properties with body corporate records, cross lease terms, rural services or many easements tend to sit higher.
You can compare your situation against the ranges below to understand where your transaction may fall.
| Work Type | Fee Range | Notes |
|---|---|---|
| Freehold purchase or sale | NZD 1,000–2,500 | Clean title and straightforward due diligence. |
| Trust or company purchase | NZD 1,800–3,800 | Extra verification and structure checks required. |
| Unit title apartment | NZD 1,500–3,500 | Includes review of body corporate records. |
| Cross lease property | NZD 1,500–4,000 | Flats plan and lease terms require detailed review. |
| Lifestyle or rural land | NZD 2,000–5,000+ | Checks on access, services, zoning and boundaries. |
| Subdivision | Varies | Depends on scale and number of new titles. |
| Refinancing | NZD 400–1,200 | Mortgage discharge and new mortgage registration. |
What Affects Property Lawyer Costs
Mentioning any cross lease, unit title or rural features when requesting quotes helps firms price the work more accurately.
The type of property is one of the biggest factors influencing cost. Unit titles include body corporate minutes, maintenance plans and levy histories. Cross leases require checking flats plans and lease terms. Rural blocks come with questions about access, fencing and services.
Document quality also matters. LIMs with missing information or unclear wording require follow up, and short conditional periods often increase cost because your lawyer must prioritise your file.
The structure of the transaction influences cost as well. Purchases involving trusts, companies or complex lending require more review. Buying off the plans or dealing with encumbrances also adds time. You can explore these topics under off the plan and title defects and encumbrances.
Frequently Asked Questions
How much does a property lawyer usually cost?
Most straightforward residential purchases fall between NZD 1,000 and 2,500. These costs increase for apartments, cross lease titles, lifestyle blocks and developments because they require extra documents and more detailed review.
The best way to understand the actual fee is to request a written estimate that reflects your property type and the condition of your documents.
Why do conveyancing quotes vary so much?
Firms use different pricing models and spend different amounts of time on due diligence. Some focus on fast, low cost work while others provide deeper reviews of titles, LIMs and council files.
Quotes also change based on the number of documents involved and whether any negotiation or follow up is expected.
Are fixed fee packages always cheaper?
Fixed fee packages help with budgeting, but they are not always cheaper overall. If the LIM or title reveals issues that require extra investigation, this time usually sits outside the fixed scope.
Always ask what the fixed fee includes and what will be treated as additional work if problems appear during due diligence.
Can legal fees be added to my home loan?
Some banks allow borrowers to add legal fees to their mortgage, particularly first home buyers. Whether this applies to you depends on your lender, deposit and lending conditions.
Your mortgage adviser or bank representative can confirm whether this option is available in your situation.
Do I still pay legal fees if the purchase does not proceed?
Yes. You pay for the work completed up to the point where the purchase stops. This often includes review of the agreement, title, LIM and due diligence documents.
Many buyers choose to stop the purchase after discovering issues. In those cases, the cost of advice is usually small compared to the problems avoided.
Are there extra fees for auctions or multi offer situations?
There can be additional fees for urgent pre auction or multi offer work. These situations require documents to be checked quickly and often within tight time frames.
If you plan to bid, ask early about pre auction review fees and what the lawyer will check before the auction. You can also read more under pre auction checks.
You don’t need all the answers
Property issues can feel overwhelming — especially when you’re facing deadlines. Sharing a few details about your situation is enough for a lawyer to understand the context and guide you through the next steps.
Talk to a Property Lawyer About Fees
Legal fees vary depending on the type of property and the number of documents involved. Sharing a few details about your situation helps lawyers estimate the work more accurately.
If you want a clearer idea of what your own conveyancing costs might be, you can describe your property, location and any known issues through a simple intake form.