Ask a friend who has just bought a house what surprised them most, and the answer is rarely the price of the property. It is the list of smaller costs that appears around it: a searches fee here, a lodgement fee there, a settlement charge that was not in the original quote. None of them is huge on its own. Together, they can add up to a noticeable amount, and not knowing about them in advance is what makes them feel like a nasty surprise.
Conveyancing is the legal process of transferring ownership of property from one person to another. In Western Australia it covers everything from checking the contract and searching the title to coordinating with the lender and attending settlement. Because the work is largely routine, many people treat the fee as a commodity and pick the cheapest quote. That can work out well. It can also leave you with a bare bones service and extra charges later, or with no one to turn to when something goes wrong.
This guide explains how conveyancing costs in WA work, what is normally included, what is not, how to compare quotes fairly and when it is worth paying for more than the basics. It is written for buyers and sellers in WA who want to know what they are paying for before they sign up.
Who Can Do Conveyancing in Western Australia?
In WA, property transfers are handled by settlement agents or lawyers. Consumer Protection WA explains that anyone working as a settlement agent must either hold a settlement agent licence or be a certified legal practitioner. Licence holders must also complete continuing professional development each year. You can read more on the Consumer Protection WA settlement agents page.
That gives you two main choices.
- A licensed settlement agent. Many people use a settlement agent for routine residential purchases and sales. They focus on the transaction, the searches, the paperwork and the settlement itself.
- A law firm. A lawyer can do the same transaction work and can also give legal advice on the contract, the title and any complications. Some law firms have a settlement agent on site, so the legal and settlement functions sit under one roof.
Neither is automatically better. The right choice depends on how routine your transaction is and how much advice you want. For a standard house purchase with a clean title, a fixed fee settlement service may be all you need. If there is an easement on title, a company or trust is buying, the contract has unusual conditions or something has already gone wrong, legal advice is worth considering.
What Are Conveyancing Costs in WA Made Up Of?
When people ask what conveyancing costs, they are usually asking about one number. In reality, there are three separate buckets, and mixing them up leads to confusion.
1. The Professional Fee
This is what you pay the settlement agent or lawyer for their work. Fees in WA are not regulated, so they vary. Commonly quoted market estimates for a standard residential transaction sit roughly between $700 and $2,500 including GST, with sellers often paying toward the lower end and buyers toward the higher end. Buyers tend to pay more because their conveyancer typically runs more searches and coordinates with a lender.
Those are estimates, not guarantees, and they change over time. The only figure that matters is the one in your written quote.
2. Disbursements
Disbursements are third party costs that your conveyancer pays on your behalf and then charges to you at cost. Examples include:
- Title and property searches. Checking the Certificate of Title, easements, caveats, notifications and other records.
- Rates and water clearances. Information from the local government and the water authority about amounts owing and adjustments.
- Settlement platform fees. Most settlements are completed electronically, and the platform charges each party a fee.
- Landgate lodgement and registration fees. The cost of registering the transfer, and any mortgage or discharge, with Landgate.
- Strata or community title information. For apartments and townhouses, the cost of obtaining the strata company’s information.
A combined estimate for searches is often quoted in the low hundreds of dollars, but it depends on the property, so ask for an itemised list.
3. Government Charges and Taxes
These are not conveyancing fees, but they are part of the cost of buying and are often confused with them.
- Transfer duty. Paid to the State by buyers, calculated on the purchase price or value. It is usually the largest single cost of buying and is separate from your conveyancer’s fee. Concessions may be available for eligible first home buyers, so check the current rules with RevenueWA.
- Landgate registration. Some of this is passed through as a disbursement, but it is set by government.
Understanding the three buckets makes it much easier to compare quotes. One provider might quote a low professional fee and list disbursements separately. Another might bundle some of them in. Comparing the headline numbers without checking what is included is how people end up paying more than they expected.
What Landgate Charges
Landgate publishes its regulated fees, which are not subject to GST. As at 1 July 2026, a few examples from its schedule include:
- Mortgage registration: $225.10
- Mortgage discharge, per mortgage: $225.10
- Copy of Certificate of Title: $33.90
- Copy of a registered document, such as a transfer, mortgage or caveat: $33.90
- Dealing search, per document copied: $33.90
- Certified copy of a title or document: $113.90 in total
The transfer lodgement fee depends on the property value and is worked out using Landgate’s lodgement fee calculator. It is generally a few hundred dollars and rises with the price. Because the schedule is described as a guide and updated from time to time, check the current figures on the Landgate land transaction fees page or ask your conveyancer to confirm them.
What Is Usually Included in the Professional Fee
A good quote should tell you what the fee covers. For a standard residential purchase or sale, you can generally expect the following.
For Buyers
- Reviewing the contract of sale and explaining the key terms
- Ordering and reviewing title searches and other property searches
- Checking for easements, caveats and other interests on title
- Liaising with the seller’s representative and the real estate agent
- Coordinating with your lender and its representative
- Preparing the transfer and settlement documents
- Calculating adjustments for rates, water and other charges
- Arranging for duty to be assessed and paid
- Attending settlement and arranging the exchange of funds and documents
- Making sure the transfer is lodged for registration
For Sellers
- Preparing or reviewing the contract and any special conditions
- Ordering clearances and information needed for settlement
- Arranging the discharge of any mortgage
- Liaising with the buyer’s representative and the agent
- Calculating adjustments for rates and other charges
- Attending settlement and receiving the proceeds
- Making sure the sale is completed and the transfer registered
What a Fixed Fee Should Tell You
A fixed fee quote gives you a known price for a defined scope. Make sure you know what is in scope. A well written quote will say whether it covers the contract review before you sign, how many searches are included and whether the work extends beyond a straightforward settlement.
What Is Often Not Included
This is where unexpected costs hide. Items that commonly fall outside a basic fee include:
- Extra searches or enquiries for properties with complicated titles
- Strata or community title reviews, especially long reports
- Multiple titles, which mean extra searches and transfer work
- Purchases or sales by a company or trust, which need extra checks on the entity and signing authority
- Special conditions, such as finance, due diligence or sunset clauses that need negotiating
- Advice on lender guarantees or independent legal advice requirements
- Delays and failed settlements, which can involve extra work
- Disputes with the other party, which are usually charged separately
- Pre-contract work, such as reviewing a contract before you make an offer, which may be a separate charge
None of these is unreasonable. The problem arises only when you are not told about them in advance. Ask the question directly: “What would cause the price to go up?”
Buying, Selling and Complex Transactions
Different transactions bring different costs.
Buying an Established Home
This is the standard scenario. Expect a professional fee, disbursements for searches and registration, and transfer duty. If you are buying with a mortgage, expect your lender to have its own requirements and possibly its own fees.
Selling Your Home
Sellers usually pay a professional fee, a settlement fee and the cost of discharging any mortgage. You may also need to pay rates and water up to settlement, and the buyer reimburses you for their share. The agent’s commission is separate and is not part of conveyancing.
Buying Vacant Land
Land purchases can involve extra checks on zoning, services, easements and restrictions. If you plan to build, it is worth getting advice before you sign, as problems on title can be costly to fix.
Buying Strata Property
Apartments and townhouses add the strata company’s information, by-laws, levies and finances. Reading this properly takes time and can add to the cost, but it is also where unwelcome surprises often lie.
Buying in a Company or Trust Name
These structures require additional checks on authority and documentation. Fees are often higher, and early advice is wise.
Properties With Easements, Caveats or Unusual Titles
If your searches show an easement or caveat, you may need legal advice on what it means and whether to proceed. That is a separate service from standard conveyancing, but it can save far more than it costs.
Fixed Fee or Hourly?
Most standard residential transactions are quoted at a fixed fee. That gives certainty. Hourly billing may apply where the work is unusual, uncertain or likely to involve negotiation. Neither is inherently better. What matters is that you understand which one you are agreeing to.
If a quote is fixed, ask:
- What is included, and what is excluded?
- Does it cover pre-contract review?
- Are disbursements shown separately or included?
- What triggers extra charges?
- When is payment due?
If the work is hourly, ask for an estimate and a cap, and ask to be warned before costs pass certain milestones.
How to Compare Conveyancing Quotes Fairly
Comparing quotes can feel like comparing apples and oranges. A few habits make it easier.
- Ask for a written quote with an itemised breakdown. You want the professional fee and the likely disbursements listed separately.
- Check whether GST is included. Some quotes show fees plus GST.
- Compare the same scope. Does each quote include contract review, searches and settlement attendance?
- Look at the disbursements estimate. A very low professional fee with a high disbursements estimate may not be a bargain.
- Ask what is excluded. Strata reviews, multiple titles and special conditions are common extras.
- Check the licence or practising status. Confirm the provider is a licensed settlement agent or a legal practitioner.
- Ask about communication. Who will you deal with, and how quickly will they respond?
- Consider the support you need. A first home buyer may value more explanation than an experienced investor.
- Read reviews and ask for recommendations, but weigh them sensibly.
- Do not choose on price alone. Settlement is a critical moment, and mistakes are expensive.
When Paying a Bit More Makes Sense
The cheapest quote is not always the best value. Consider paying more, or choosing a lawyer rather than a settlement agent, when:
- The purchase price is high or the transaction is unusual
- You are buying with a company, trust or other entity
- There is an easement, caveat or encumbrance on title
- You want advice on the contract before you sign
- You are buying off the plan or vacant land
- There are special conditions or tight timeframes
- You are selling a property that has been renovated, subdivided or subject to disputes
- You want one point of contact who can handle the legal and settlement sides
A few hundred dollars more for careful advice can be small compared with the cost of a mistake.
Ways to Keep Costs Down Without Cutting Corners
- Engage your conveyancer early, ideally before you sign the contract, so that problems are found while you can still negotiate.
- Get your paperwork ready. Have identification, finance details and contract documents available.
- Respond promptly to requests. Delays can add time and sometimes cost.
- Ask for a fixed fee quote and confirm the scope.
- Avoid last minute changes to the settlement date or conditions where possible.
- Review the quote line by line and ask about anything unclear.
- Combine services where it makes sense, such as using the same firm for a sale and a purchase.
Questions to Ask Before You Engage Anyone
- Are you a licensed settlement agent or a legal practitioner?
- What is your fixed fee, and does it include GST?
- What disbursements should I expect, and can you itemise them?
- Does your quote include a review of the contract before I sign?
- What could cause extra charges?
- Who will be handling my file?
- How will you keep me updated?
- What happens if settlement is delayed?
- Do you handle strata, vacant land or company purchases?
- When do I pay, and how?
Common Mistakes People Make
- Engaging a conveyancer after signing. You lose the chance to negotiate or withdraw.
- Comparing only the headline fee. Disbursements and exclusions matter.
- Forgetting transfer duty. It is a major cost and needs to be budgeted for.
- Assuming everything is included. Ask what is not.
- Skipping the title search review. Easements and caveats can affect your plans.
- Leaving finance to the last minute. Delays at settlement can be costly.
- Not asking questions. A good provider will happily explain.
Final Word
Conveyancing is a small part of the overall cost of a property transaction, but it is one of the most important. Knowing how the costs are built up lets you compare quotes sensibly and avoid unpleasant surprises. Ask for a written, itemised quote. Check what is included and what is not. Remember to budget for transfer duty and other government charges. And think about whether your transaction is straightforward or complicated enough to justify legal advice.
If you live in or near Mandurah and are looking for a lawyer to look after your property purchase or sale, are you ready to speak with DFG Legal Mandurah about your plans? You can also find more on real estate transactions and title searches, browse the law articles and resources, or contact a property lawyer in Perth to talk through your situation.
Frequently Asked Questions
1. How much does conveyancing cost in WA?
Fees are not regulated, so they vary. Commonly quoted market estimates for a standard residential transaction fall roughly between $700 and $2,500 including GST, with buyers often paying more than sellers. On top of that you pay disbursements, such as searches and Landgate fees, and buyers also pay transfer duty. Always get a written quote for your particular transaction.
2. What is the difference between professional fees and disbursements?
Professional fees are what you pay the settlement agent or lawyer for their work. Disbursements are third party costs they pay on your behalf, such as title searches, rates and water clearances, platform fees and registration fees, and then charge to you at cost. A clear quote lists them separately.
3. Is transfer duty part of conveyancing costs?
Not exactly. Transfer duty is a State tax paid by buyers, calculated on the purchase price or value, and it is usually the largest cost of buying. Your conveyancer usually arranges for it to be assessed and paid, but it is separate from their fee. Concessions may be available to eligible first home buyers, so check the current rules.
4. Should I use a settlement agent or a lawyer?
Both can handle a routine residential transfer. A settlement agent may suit a straightforward purchase or sale, while a lawyer can also advise on the contract, title issues and complications. If you have an easement, a trust or company buyer, unusual conditions or a dispute, consider legal advice.
5. Why do some conveyancing quotes seem much cheaper than others?
The difference can come from what is included. A low fee may exclude contract review, extra searches, strata reviews or the cost of dealing with special conditions, or it may list disbursements separately or estimate them low. Compare quotes on the same scope and ask what could cause the price to rise.
Sources
- Settlement agents (Consumer Protection, Government of Western Australia)
- Land transaction fees (Landgate, Government of Western Australia)
This article is general information only and does not constitute legal or financial advice. Fees, duty and government charges change over time and vary with each transaction. Always obtain a written quote and seek advice from a qualified lawyer or licensed settlement agent about your specific situation.
