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What buying a home actually costs, beyond the deposit

Conveyancing, searches, a survey, the Land Registry, removals. None of it can go on the mortgage, and it all falls due while the deposit is already spent.

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The short answer

Beyond the deposit and stamp duty, a typical UK purchase costs roughly £2,500 to £4,000 in fees. That covers conveyancing, searches, a survey, the Land Registry fee and any mortgage arrangement fee. Removals and setting the house up come on top.

£2,500Low end of typical fees, excluding stamp duty
£4,000High end of typical fees
£400Where survey costs usually start
14 daysDeadline to file and pay stamp duty
What is on this page
  1. Every cost, in the order you pay it
  2. The survey argument
  3. The costs after you get the keys
  4. How to budget for it

Every cost, in the order you pay it

Cost Typical range When you pay
Mortgage arrangement fee £0 to £1,500 On application or added to the loan
Valuation £0 to £400 During the application
Survey £400 to £1,200 Before exchange
Conveyancing £900 to £1,800 Split across the purchase
Searches £250 to £450 Early in the process
Land Registry fee £20 to £500 At completion
Stamp duty Depends on price and status Within 14 days of completion
Removals £400 to £1,500 On the day

Typical UK ranges. Your conveyancer's quote is the number that matters.

Add them up before you offer. For a typical first purchase outside the stamp duty net, £2,500 to £4,000 is a realistic figure.

Removals is the line most buyers guess at. A quick online quote from a firm such as The Van Man Co turns it into a real number before you offer.

The survey argument

A basic valuation is for the lender, not for you. It confirms the property is worth roughly what you are paying. It does not tell you the roof is failing.

Level 2 homebuyer reportSuitable for most conventional homes in reasonable condition. Flags problems and gives an idea of urgency.
Level 3 building surveyFor older, altered or unusual properties. More detail, more cost, and far more useful on a Victorian terrace.
What you get for itA survey that finds £9,000 of roof work either gets the price reduced or stops you buying a problem. That is a good return on £700.
What it is notA guarantee. Surveyors report what they can see, and they are clear about what they could not inspect.

The costs after you get the keys

  • Buildings insurance, needed from exchange rather than completion
  • Contents insurance from the day you move in
  • White goods, curtains, a bed and paint
  • Council tax from completion day, even if you are not living there yet
  • Standing charges on energy from day one
  • A locksmith, which is a small cost and a sensible one

Want this checked against your own situation?

Send us the figures and we will tell you what they mean. If it is not ours to advise on, we will say who should.

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This goes to a separately authorised firm we have vetted. The introduction costs you nothing. If you go ahead, we may be paid a fee by that firm.

How to budget for it

1

Get a conveyancing quote early

Ask for the full figure including disbursements, not the headline.

2

Price the survey for that property type

Older homes need a higher level of survey.

3

Use the HMRC calculator for stamp duty

Two minutes, and it stops a nasty surprise.

4

Add 10% for the unexpected

Something always comes up. A buffer stops it becoming a credit card.

Where you stand

Budget carefully if
  • You are buying an older or altered property
  • The purchase is leasehold, which adds legal work
  • Stamp duty applies to you
  • You are moving from furnished rented accommodation
Costs may be lower if
  • First-time buyer relief reduces or removes your stamp duty
  • Your mortgage deal covers the legal work
  • The property is a recent new build with warranties
  • You are moving locally and can handle removals yourself

Check broadband before you make an offer

Broadband speeds can vary street by street, so check the exact address before you commit. Ofcom's free checker shows which broadband speeds and mobile coverage are available at any UK property.

Want all your bills in one?

We can introduce you to a specialist who can combine your mobile, broadband and utilities into one bill. There's no fee for the introduction.

We don't provide these services ourselves. Switching household bills is not a regulated financial service, so FCA protections and the Financial Ombudsman do not apply. We'll only pass your details to the specialist if you ask us to. See our privacy notice.

Questions people actually ask

How much does it cost to buy a house in the UK?
Outside stamp duty, expect roughly £2,500 to £4,000 in fees for a typical purchase. Add stamp duty if it applies, and a moving-in fund on top.
Do I need a survey?
A lender valuation is not a survey. On an older or altered property a homebuyer report or building survey usually pays for itself in negotiation or avoided repairs.
When do I need buildings insurance?
From exchange of contracts, not completion. At exchange you become responsible for the property even though you do not yet own it.
Are conveyancing fees negotiable?
The quotes vary a lot, so compare three. Check whether searches and disbursements are included, because a low headline fee often is not the full cost.
Can I add fees to my mortgage?
Arrangement fees can usually be added, which spreads them over the term and adds interest. Stamp duty and legal fees generally cannot.
How do I check broadband speed at a property?
Use Ofcom's free broadband and mobile checker at checker.ofcom.org.uk. Enter the property's postcode and choose the address to see which broadband speeds and mobile coverage are available before you make an offer.

Where to go next

Stamp duty explainedThe largest line for many buyers.First-time buyer guideThe whole process in order.Deposits explainedThe other cash you need.Emergency savingsDo not spend this on the move.Build a buffer firstBefore completion, not after.MortgagesHow our introduction works.
Where these figures come from

Figures checked on 1 September 2026 and correct for the 2026/27 tax year. Rates change, so check the source before you act on a number.

Mortgage advice goes to a separately authorised firm we have vetted. The introduction costs you nothing. If you go ahead, we may be paid a fee by that firm.

Last reviewed September 2026.

Want the full cost of a purchase priced up?

Send us the property and the price. We will introduce you to a mortgage adviser and flag what else to budget for.

Start a conversation

Prefer WhatsApp? Message us there. We are open Monday to Saturday, 9am to 8pm.

This goes to a separately authorised firm we have vetted. The introduction costs you nothing. If you go ahead, we may be paid a fee by that firm.

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