Conveyancing and Legal Fees
Solicitor or licensed conveyancer fees are unavoidable. For a standard freehold purchase, expect to pay £1,000–£1,800 in legal fees, plus disbursements — the costs the solicitor pays on your behalf. Disbursements include local authority searches (£100–£300 depending on the council), drainage and water search (£40–£80), environmental search (£30–£80), bank transfer fees (£25–£50), and Land Registry registration fees (scaled to purchase price — £135 for up to £100,000, £540 for up to £500,000, £1,105 for up to £1 million).
Leasehold purchases cost more — typically £200–£500 extra in legal fees due to the additional documentation and lease review. New build purchases can also attract additional fees for dealing with developer documentation and NHBC warranty checks. Always ask for a full itemised quote, including all disbursements, before instructing.
Survey Costs
A RICS survey is not compulsory but is strongly advisable on any property that isn't brand new. The cost depends on the survey level and property size. A RICS Level 2 HomeBuyer Report (appropriate for most properties) typically costs £450–£900. A Level 3 Building Survey (for older, larger, or non-standard properties) costs £700–£1,500. A Level 1 Condition Report, appropriate only for new or recently renovated properties, costs £300–£500.
For leasehold properties, consider whether a specialist drain survey (£150–£300) is needed if the Level 2 flags drainage concerns. For properties near former industrial land, an asbestos survey (£250–£500) may be appropriate. These additional specialist surveys are an optional extra that your primary surveyor will recommend if needed.
Mortgage Costs
Mortgage arrangement fees (also called product fees) are charged by lenders for their mortgage products — typically £999–£1,999, though some products charge more. You can usually add this to the mortgage (paying interest on it over the term) or pay it upfront. Paying upfront is cheaper over time but adds to your day-one costs.
You may also pay a broker fee if using a mortgage broker — typically £300–£600, though some brokers charge a percentage of the loan. The lender will instruct a valuation for their own purposes (assessing whether the property is adequate security for the loan) — this is typically free with most standard mortgage products, though some specialist products charge £150–£500.
Removal Costs
Removal costs depend on volume, distance, and service level. Local moves in a small van can be done for £300–£600. Full-service moves — where the removals firm packs, loads, transports, and unpacks — cost significantly more. As a general guide for a standard family house move:
| Property size | Local move (under 50 miles) | Long-distance (100+ miles) |
|---|---|---|
| 1-bed flat / studio | £300–£600 | £600–£900 |
| 2-bed house/flat | £500–£900 | £900–£1,400 |
| 3-bed house | £700–£1,200 | £1,200–£1,800 |
| 4-bed house | £1,000–£1,600 | £1,600–£2,500 |
| 5+ bed house | £1,400–£2,200+ | £2,200–£3,500+ |
Insurance and Other Costs
Buildings insurance is required by your mortgage lender from the date of exchange (not completion). Costs vary substantially by property type and location but expect to pay £150–£500 per year for a standard house. High-flood-risk properties, listed buildings, and non-standard construction can attract significantly higher premiums.
Home buyer protection insurance covers your survey and solicitor costs (typically up to £1,500–£3,000) if the purchase falls through due to gazumping or vendor withdrawal. It costs £50–£100 and is worth considering, particularly on purchases where you are spending significant amounts on surveys before exchange.
If you are selling as well as buying, you will also pay estate agent fees — typically 1–3% of the sale price plus VAT for a traditional high-street agent, or a fixed fee of £500–£1,500 for an online agent. On a £400,000 property, a 1.5% agent fee amounts to £6,000 plus VAT.
Total Cost Summary
Pulling all costs together for a typical purchase gives a clearer picture of the real financial commitment. Note that stamp duty — often the largest single additional cost — is covered in our separate stamp duty guide.
| Cost | Typical range (£300,000 purchase) |
|---|---|
| Solicitor fees (inc. disbursements) | £1,500–£2,500 |
| RICS HomeBuyer Survey (Level 2) | £500–£800 |
| Mortgage arrangement fee | £0–£1,999 |
| Removals (3-bed, local) | £700–£1,200 |
| Buildings insurance (year 1) | £150–£400 |
| Home buyer protection insurance | £50–£100 |
| Total (exc. stamp duty) | £2,900–£7,000 |
| Stamp duty (FTB at £300,000) | £0 |
| Stamp duty (home mover at £300,000) | £5,000 |
Frequently Asked Questions
How much does it cost to move house in the UK? Beyond the property price and stamp duty, most buyers spend between £3,000 and £7,000 on solicitor fees, a survey, removals, and insurance, though larger or leasehold purchases push this higher.
Do I need a solicitor to buy a house? Yes — you need a solicitor or licensed conveyancer to handle the legal transfer, searches, and Land Registry registration. Expect £1,000 to £1,800 in legal fees for a standard freehold purchase, plus disbursements on top.
How much do house removals cost? A local move for a 3-bed house typically costs £700 to £1,200, rising to £1,200 to £1,800 for a long-distance move. Full-service packing adds more, and Friday or end-of-month dates book up fast.
When do I need buildings insurance in place? Your lender requires buildings insurance from the date of exchange, not completion, because you are legally committed to the purchase once contracts are exchanged. Arrange it before you exchange to avoid a gap.
Is a survey worth the money when buying a house? For any property that is not brand new, a RICS survey costing £450 to £1,500 can flag defects that cost far more to fix later. It also gives you evidence to renegotiate the price if problems turn up.
Key Takeaways
- ✓Total moving costs beyond stamp duty typically range from £3,000–£7,000 — budget for this separately from your deposit
- ✓Solicitor fees should be itemised including all disbursements — the headline fee rarely tells the full story
- ✓Book removals 4–6 weeks ahead — Friday and end-of-month dates fill up quickly
- ✓Buildings insurance must be in place from exchange, not completion — arrange it before you exchange contracts
- ✓Home buyer protection insurance (£50–£100) reimburses survey and legal costs if the purchase falls through