Guide
What moving home actually costs — the fees most people underestimate
Most people budget the deposit and forget about everything else. Here's the full list of upfront costs and where they come from.
Stamp duty is often the biggest surprise
Stamp Duty Land Tax (SDLT) can add tens of thousands to a property purchase at higher price points. At £350,000 for a non-first-time buyer: 0% on the first £250,000, 5% on the next £100,000 — giving £5,000 in SDLT alone. First-time buyers benefit from relief that eliminates SDLT up to £425,000, but above £625,000 the standard rates apply in full. SDLT must typically be paid within 14 days of completion.
Solicitor and survey costs
Conveyancing solicitor fees typically range from £1,000 to £3,000 depending on property value, type (freehold vs leasehold), and location. Leasehold properties are significantly more complex and often cost more to convey. Survey costs vary by type: a basic valuation (often required by the mortgage lender) is £200–£400; a Homebuyer Report (Level 2) is £400–£1,000; a full structural survey (Level 3) is £800–£1,500+ for larger or older properties.
The costs people forget
Mortgage arrangement fees (typically £500–£1,500, sometimes added to the loan), local authority search fees (£200–£500 depending on the council), Land Registry registration fees, removal costs (£500–£2,000+ depending on distance and volume), and council tax for the overlap period between properties. These individually seem small but add up to £2,000–£5,000 on top of the visible costs.