UK Moving House Costs: A Complete Guide for 2026/27
Between Stamp Duty, solicitor fees, surveys and removals, moving house comes with a long list of costs beyond the purchase price itself. This guide sets out every major cost category and the extras people most often forget to budget for.
For most buyers in England and Northern Ireland, Stamp Duty Land Tax (SDLT) is the single largest one-off cost: 0% up to £125,000, 2% from £125,000 to £250,000, 5% from £250,000 to £925,000, 10% from £925,000 to £1.5 million, and 12% above that. First-time buyers get relief up to a £500,000 purchase price, with 0% up to £300,000 and 5% on the portion from £300,000 to £500,000. An additional 5% surcharge applies on top of standard rates for second homes or investment properties.
Conveyancing and Legal Fees
Conveyancing fees cover the legal work of transferring ownership: local authority searches, reviewing the contract and title, handling exchange and completion, registering the change of ownership with the Land Registry, and redeeming your old mortgage and setting up a new one where relevant. Fees are usually a fixed price plus disbursements — the search and Land Registry fees paid to third parties — so check whether a quote includes disbursements or lists them separately.
Surveys
A mortgage lender's valuation only protects the lender and is not a full survey of the property's condition. A separate survey — commonly a HomeBuyer Report, or a more detailed full structural survey for older or unusual properties — is optional but strongly recommended, and cost depends on the level of detail and the property's value and age.
Removal Costs
Removal costs depend on the volume of belongings, distance moved, and whether you use a full-service firm (packing, moving and unpacking) or do your own packing and just hire a van and driver. Getting quotes from several removal firms, and decluttering before the move to reduce volume, are the two most common ways to reduce this cost.
Mortgage-Related Fees
Depending on the lender and product, budget for a product/arrangement fee (sometimes added to the loan rather than paid upfront), a valuation fee, and potentially a broker fee. If you are also selling a property with an existing mortgage, check for any early repayment charge if you are switching lender or repaying outside a fee-free window.
Often-Forgotten Costs
Mail redirection and updating your address on services and subscriptions
Replacement items that do not fit or suit the new property (curtains, appliances)
A period paying two sets of utility bills or council tax during overlap
Immediate small repairs or redecoration once you move in
Scotland and Wales
Scotland charges Land and Buildings Transaction Tax (LBTT) instead of SDLT, with its own bands, first-time buyer relief up to £175,000, and an 8% Additional Dwelling Supplement for second properties. Wales charges Land Transaction Tax (LTT) instead, with its own bands — unlike England and Scotland, Wales currently has no dedicated first-time buyer relief.
Reducing Your Costs
Compare conveyancing quotes rather than accepting the first one your estate agent recommends
Pack your own boxes rather than paying for a full-service pack
Declutter and sell or donate items before the move to reduce removal volume
Build a contingency of several hundred pounds on top of known costs
What is the biggest cost when moving house in England?
For most buyers, Stamp Duty Land Tax (SDLT) is the single largest one-off cost, calculated on a banded basis: 0% up to £125,000, 2% from £125,000 to £250,000, 5% from £250,000 to £925,000, 10% from £925,000 to £1.5 million, and 12% above that. First-time buyers get relief up to a £500,000 purchase price, with 0% up to £300,000 and 5% on the portion from £300,000 to £500,000. An additional property surcharge of 5% applies on top of standard rates if you are buying a second home or investment property.
What do conveyancing solicitor fees typically cover?
Conveyancing fees cover the legal work of transferring ownership: local authority searches, reviewing the contract and title, handling the exchange and completion process, registering the change of ownership with the Land Registry, and (if applicable) redeeming your old mortgage and setting up a new one. Fees are usually quoted as a fixed price plus disbursements (the search and Land Registry fees paid to third parties), so check whether a quote includes disbursements or lists them separately.
Do I need a survey, and how much does it cost?
A mortgage lender's valuation (arranged by the lender, sometimes at your cost) only protects the lender and is not a full survey of the property's condition. A separate survey — commonly a HomeBuyer Report or a more detailed full structural survey for older or unusual properties — is optional but strongly recommended, and costs vary depending on the level of detail and the property's value and age.
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How much do removals typically cost?
Removal costs depend on the volume of belongings, distance moved, and whether you use a full-service firm (packing, moving and unpacking) or do your own packing and just hire a van and driver. Getting quotes from several removal firms, and decluttering before the move to reduce volume, are the two most common ways people reduce this cost.
What mortgage-related fees should I budget for?
Depending on the lender and mortgage product, budget for a product/arrangement fee (sometimes added to the loan rather than paid upfront), a valuation fee, and potentially a broker fee if you use a mortgage broker. If you are also selling a property with an existing mortgage, check for any early repayment charge on that mortgage if you are switching lender or repaying early outside a fee-free window.
What costs do people most commonly forget to budget for?
Commonly forgotten costs include mail redirection, changing address on services and subscriptions, buying replacement items that do not fit or suit the new property (curtains, appliances), a period of overlap paying two sets of utility bills or council tax, and immediate small repairs or redecoration once you move in. Building a contingency of several hundred pounds on top of the "known" costs is a common way to avoid a nasty surprise.
Are there costs specific to Scotland or Wales instead of Stamp Duty?
Yes — Scotland charges Land and Buildings Transaction Tax (LBTT) instead of SDLT, with its own bands and first-time buyer relief, and an Additional Dwelling Supplement for second properties. Wales charges Land Transaction Tax (LTT) instead, again with its own bands, though unlike England and Scotland, Wales currently has no dedicated first-time buyer relief.
Can I reduce moving costs by doing some tasks myself?
Yes — common ways to cut costs include packing your own boxes rather than paying for a full-service pack, hiring a van and doing a DIY move for a shorter distance, decluttering and selling or donating items before the move to reduce removal volume, and comparing conveyancing quotes rather than accepting the first one from your estate agent's recommended solicitor.
Disclaimer: Moving costs, fees and tax bands vary and change over time; always check current gov.uk guidance and get up-to-date quotes from professionals. This guide is general information, not financial or legal advice. Always seek independent professional advice for your specific situation.
