Key facts: Beyond the deposit, budget for: stamp duty (potentially £0 for first-time buyers within relief limits; use our calculator), conveyancing (typically £1,000–£2,000 with searches), surveys (£400–£1,500 by level), mortgage fees (£0–£1,500), removals (£400–£1,500+), plus valuation, insurance and moving-day costs. A realistic all-in figure for many movers is £3,000–£10,000+ on top of the deposit.
Stamp duty — the big variable
Stamp duty land tax is the largest moving cost for many buyers, and the most variable: first-time buyers get relief within limits, home movers pay banded rates, and additional properties attract a surcharge. Scotland and Wales run their own systems. Run your exact figure through our stamp duty calculator before you offer — it changes what you can actually afford to bid.
Legal work and surveys
Conveyancing — the legal transfer — typically runs £800–£1,500 in fees plus £250–£500 in searches, with leasehold adding complexity and cost. Surveys are tiered: a basic Level 2 HomeBuyer report (£400–£700) suits conventional homes; a full Level 3 building survey (£700–£1,500) earns its fee on older, unusual or visibly imperfect properties, where one uncovered issue can repay it many times over in renegotiation.
Mortgage-related costs
Product/arrangement fees run £0–£1,500 (sometimes addable to the loan — convenient, but you'll pay interest on it for decades); valuation fees £0–£500 where not free; and if you're leaving a fix early, early repayment charges of 1–5% of the balance can dwarf everything else on this page — check yours before committing to dates, or consider porting.
Moving day and the forgotten costs
Removals range from a £150 van hire to £1,500+ for a full-service move with packing. Then the drip: mail redirection, cleaning, immediate repairs, appliances the seller took, broadband setup, and overlap on bills if completion dates don't align. Movers who budget a £1,000–£2,000 "junk drawer" line for this category rarely regret it.
Budgeting it properly
Two moves that protect you: get itemised conveyancing quotes (not headline fees that grow with "disbursements"), and have your broker structure mortgage fees against rate honestly — a low rate with a big fee often loses to the reverse. Get matched with a mortgage broker through Nesto — free, no obligation.
Frequently asked questions
How much are solicitors' fees for buying a house?
Typically £800–£1,500 plus £250–£500 of searches. Leasehold purchases sit at the higher end and beyond.
Do first-time buyers pay stamp duty?
Relief applies within price limits — many first-time buyers pay nothing. Check your exact position with our stamp duty calculator.
Is a survey worth the money?
Almost always. A survey that finds damp, roof or structural issues gives you renegotiation power worth far more than its fee — or saves you from the wrong house entirely.
Can I add mortgage fees to the loan?
Often yes — but you'll pay interest on them for the mortgage term. Paying upfront is cheaper if you can.