Answers · UK 2025/26

What are all the upfront costs of buying a house in the UK?

Beyond the deposit, budget for Stamp Duty, conveyancing (GBP 1,000 to GBP 2,000), a survey (GBP 300 to GBP 1,000), mortgage product and valuation fees, plus searches and Land Registry. On a typical purchase these often add GBP 2,000 to GBP 5,000 on top of any SDLT.

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The deposit grabs the headlines, but several other costs land at or near completion. Stamp Duty Land Tax is the big variable in England and Northern Ireland: 0% to GBP 125,000, 2% to GBP 250,000, 5% to GBP 925,000, with first-time buyer relief giving 0% up to GBP 300,000 (and 5% on GBP 300,000 to GBP 500,000) on purchases up to GBP 500,000. Conveyancing or solicitor fees typically run GBP 1,000 to GBP 2,000 including local searches. A survey ranges from a basic GBP 300 condition report to GBP 1,000-plus for a full building survey on an older property. Mortgage costs include an arrangement or product fee (often around GBP 999, sometimes addable to the loan) and a valuation fee. Land Registry fees and electronic transfer fees add a few hundred pounds. Worked example for a first-time buyer at GBP 250,000 with a 10% deposit: deposit GBP 25,000, SDLT GBP 0 (first-time buyer relief), conveyancing GBP 1,500, survey GBP 500, mortgage fee GBP 999, plus around GBP 350 in Land Registry and transfer fees - roughly GBP 3,350 of costs on top of the deposit. A home mover at the same price would add GBP 2,500 of SDLT. Also budget for removals, buildings insurance from completion day, and any immediate repairs. Use the stamp duty calculator and the mortgage calculator to pin down the two largest figures. Check current SDLT thresholds and first-time buyer rules on gov.uk.