What is typically the biggest moving cost?

For most buyers, stamp duty (or LBTT in Scotland / LTT in Wales) is the single largest moving cost after the deposit. On a £400,000 property in England, a home mover pays £10,000 in stamp duty — more than all other fees combined. First-time buyers benefit from relief that can eliminate this cost entirely on properties up to £300,000.

Do I need a full building survey?

A full building survey (also called a Level 3 survey) is the most thorough option and is strongly recommended for older properties, listed buildings, unusual construction types, or any property where the homebuyer report flags concerns. A homebuyer report (Level 2) is suitable for most modern, well-maintained properties. A basic valuation only confirms the property is worth the purchase price — it is not a structural survey and offers no protection against hidden defects.

Can I add the mortgage arrangement fee to my loan?

Most lenders allow you to add the arrangement fee to the mortgage balance rather than paying it upfront. However, this means you pay interest on it for the full mortgage term, which can significantly increase the total cost. For a £1,000 fee on a 25-year mortgage at 4.5%, adding it to the loan costs around £650 more in interest compared with paying it upfront.

What are local searches and why do I need them?

Local authority searches reveal information held by the council about a property and its surrounding area — including planning permissions, road adoption status, proposed developments, and environmental issues. They are required by mortgage lenders and are a standard part of the conveyancing process. Costs typically range from £150 to £350 depending on the local authority, with an average around £250.

Moving House Costs Calculator

Calculate the full cost of buying and moving home in the UK. Covers stamp duty, solicitor fees, surveys, Land Registry, local searches, removals, and mortgage arrangement fees.

Property price

Buyer type

Region

Bedrooms

Survey type

Estimated moving costs£4,420

Stamp duty	£0
Solicitor / conveyancer(est.)	£1,500
Homebuyer report	£500
Land Registry fee	£270
Local searches	£250
Removal costs(3 bed, est.)	£900
Mortgage arrangement fee	£1,000
Total estimated cost	£4,420

Estimates based on UK averages. Solicitor fees, surveys, and removal costs vary by provider and location. Mortgage arrangement fees vary by lender and may be added to the loan.

What does it cost to move home in the UK?

Moving home in the UK involves far more than just the purchase price. Buyers typically face stamp duty (or its Scottish and Welsh equivalents), solicitor and conveyancing fees, a survey, Land Registry registration, local authority searches, and removal costs — before accounting for any mortgage arrangement fee charged by their lender.

On a £300,000 property, these additional costs can easily reach £5,000–£10,000 or more depending on the buyer's circumstances and the level of survey chosen. First-time buyers may pay less stamp duty thanks to relief schemes, but they face the same conveyancing and survey costs as any other buyer.

This estimator provides a realistic total based on your property price, buyer status, region, property size, and the type of survey you plan to commission. All figures are estimates — actual costs vary by solicitor, lender, and location.

Typical moving costs breakdown

Cost	Range	Who pays
Stamp duty (SDLT)	£0–£15,000+	Buyer
Conveyancing / solicitor	£1,000–£2,000	Both (own solicitors)
Survey	£400–£1,500	Buyer
Mortgage arrangement fee	£0–£2,000	Buyer
Removal company	£500–£1,500	Both (own moves)
Estate agent fees	1–3% of sale price	Seller
EPC certificate	£60–£120	Seller
Local searches & disbursements	£250–£400	Buyer

Costs of selling and buying at the same time

If you're selling one property and buying another, you face costs on both sides. As a seller, you pay estate agent fees (1–3% of the sale price), your own solicitor fees, and an EPC certificate if yours has expired. As a buyer, you pay stamp duty, your solicitor, a survey, mortgage fees, and removal costs. The combined bill for selling and buying simultaneously can easily reach £15,000–£30,000 depending on property values.

Use our house buying costs calculator to estimate your buying costs separately, or our stamp duty calculator for a detailed breakdown of your SDLT liability.

Frequently asked questions

What is typically the biggest moving cost?: For most buyers, stamp duty (or LBTT in Scotland / LTT in Wales) is the single largest moving cost after the deposit. On a £400,000 property in England, a home mover pays £10,000 in stamp duty — more than all other fees combined. First-time buyers benefit from relief that can eliminate this cost entirely on properties up to £300,000.
Do I need a full building survey?: A full building survey (also called a Level 3 survey) is the most thorough option and is strongly recommended for older properties, listed buildings, unusual construction types, or any property where the homebuyer report flags concerns. A homebuyer report (Level 2) is suitable for most modern, well-maintained properties. A basic valuation only confirms the property is worth the purchase price — it is not a structural survey and offers no protection against hidden defects.
Can I add the mortgage arrangement fee to my loan?: Most lenders allow you to add the arrangement fee to the mortgage balance rather than paying it upfront. However, this means you pay interest on it for the full mortgage term, which can significantly increase the total cost. For a £1,000 fee on a 25-year mortgage at 4.5%, adding it to the loan costs around £650 more in interest compared with paying it upfront.
What are local searches and why do I need them?: Local authority searches reveal information held by the council about a property and its surrounding area — including planning permissions, road adoption status, proposed developments, and environmental issues. They are required by mortgage lenders and are a standard part of the conveyancing process. Costs typically range from £150 to £350 depending on the local authority, with an average around £250.

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