How much are the total fees when buying a house UK?

Expect to pay 3-10% of the property price in fees and costs on top of your deposit. For a £300,000 property, this could be £9,000-30,000+ including stamp duty (£125,000 of the price is tax-free for someone moving home), legal fees (£1,000-2,000), survey (£300-1,500), mortgage fees (£0-2,000), and moving costs. First-time buyers pay less: they pay no stamp duty on the first £300,000 of a home up to £500,000.

What fees do first-time buyers pay?

First-time buyers in England and Northern Ireland pay no SDLT on the first £300,000 and 5% on the rest up to £500,000, but only if the price is £500,000 or less and every buyer is a first-time buyer who will live there as their only or main home. Main costs are: legal/conveyancing fees (£1,000-2,000), survey (£300-1,500), mortgage arrangement fee (£0-2,000), mortgage valuation (often free), and moving costs. Total typically £2,000-6,000 plus your deposit.

Do I need a survey when buying a house?

A survey isn't legally required, but it's strongly recommended. The mortgage lender's valuation only confirms the property is worth the loan amount — it doesn't check for problems. A proper survey can identify issues that could cost thousands to fix. HomeBuyer Reports cost £300-600; Full Building Surveys cost £500-1,500.

Home Buying Costs Calculator UK — Total Cost of Buying a House

Buying a home involves more than just the deposit. Here’s a complete breakdown of all the costs involved.

For the wider cluster covering deposits, affordability, schemes, mortgage applications and buying costs, use the main First-Time Buyers hub.

Total Cost Summary

Cost Category	Typical Range	Notes
Deposit	5-20% of price	Higher = better rates
Stamp duty	0-12% of each slice of the price	First-time buyers pay none on the first £300,000 of a home up to £500,000
Legal fees	£1,000-2,500	Conveyancing and searches
Survey	£300-1,500	Depends on type
Mortgage fees	£0-2,000	Can often be added to loan
Moving costs	£500-2,000+	Van hire or removal company

Cost Calculator by Property Price

First-Time Buyer

Property Price	Deposit (10%)	Stamp Duty	Fees (est)	Total Needed
£200,000	£20,000	£0	£3,000	£23,000
£250,000	£25,000	£0	£3,500	£28,500
£300,000	£30,000	£0	£4,000	£34,000
£400,000	£40,000	£5,000	£4,500	£49,500
£500,000	£50,000	£10,000	£5,500	£65,500

Non-First-Time Buyer (Moving Home)

Property Price	Deposit (10%)	Stamp Duty	Fees (est)	Total Needed
£200,000	£20,000	£1,500	£3,000	£24,500
£250,000	£25,000	£2,500	£3,500	£31,000
£300,000	£30,000	£5,000	£4,000	£39,000
£400,000	£40,000	£10,000	£4,500	£54,500
£500,000	£50,000	£15,000	£5,500	£70,500

Additional Property (Buy-to-Let/Second Home)

The stamp duty higher rates add 5% to every band (how they work):

Property Price	Deposit (25%)	Stamp Duty	Fees (est)	Total Needed
£200,000	£50,000	£11,500	£3,500	£65,000
£300,000	£75,000	£20,000	£4,500	£99,500

Detailed Cost Breakdown

1. Deposit

Deposit Size	Pros	Cons
5%	Lower barrier to entry	Higher interest rates, mortgage insurance
10%	Good rates available	Still higher than 15%+ LTV
15%	Better rates	More saving required
20%+	Best rates	Significant sum to save

2. Stamp Duty Land Tax (England & NI)

SDLT is charged in slices of the price, and the rate on each slice depends on who’s buying. The full bands are in our stamp duty rates guide.

First-time buyers: First-time buyers in England and Northern Ireland pay no SDLT on the first £300,000 and 5% on the rest up to £500,000, but only if the price is £500,000 or less and every buyer is a first-time buyer who will live there as their only or main home.
Moving home: nothing on the first £125,000, then 2% up to £250,000, 5% up to £925,000, 10% up to £1,500,000 and 12% above.
Additional property: 5% on top of every band.

Scotland (LBTT) and Wales (LTT) have different rates: use the stamp duty calculator.

3. Legal/Conveyancing Fees

Service	Cost Range
Conveyancer’s fixed fee	£500-1,500
Local authority searches	£200-400
Water and drainage search	£30-50
Environmental search	£30-50
Land Registry fee	£95-500 (depends on price)
Bank transfer fees	£30-50
ID verification	£10-20
Typical total	£1,000-2,500

4. Survey Costs

Survey Type	Cost	Best For
Mortgage valuation	Often free	Lender’s requirement only
Condition Report (Level 1)	£250-400	Modern properties, flats
HomeBuyer Report (Level 2)	£400-700	Most properties
Building Survey (Level 3)	£600-1,500	Older/unusual properties

5. Mortgage Fees

Fee Type	Cost	Notes
Arrangement/product fee	£0-2,000	Can add to mortgage
Booking/application fee	£0-250	Non-refundable
Valuation fee	Often free	Some lenders charge
Broker fee	£0-500	Many are free

6. Moving Costs

Service	Cost Range
Van hire (DIY)	£50-150/day
Man and van	£200-500
Removal company (local)	£400-800
Removal company (long distance)	£800-2,000+
Packing materials	£50-100
Storage (if needed)	£50-200/month

7. Ongoing Costs to Budget For

Cost	Frequency	Typical Amount
Buildings insurance	Annual	£150-500
Contents insurance	Annual	£100-300
Maintenance fund	Annual	1% of property value
Service charge (leasehold)	Annual	£1,000-5,000
Ground rent (leasehold)	Annual	£100-500
Council tax	Monthly	£100-400

Costs You Might Forget

Cost	Amount	When
Mortgage early repayment charge	1-5% of loan	If you have existing mortgage
Estate agent fees (if selling)	1-3% + VAT	When selling current home
Utilities setup fees	£50-100	Moving in
Redirected mail	£35-100	3-12 months
New locks/security	£100-300	Moving in
Immediate repairs/decorating	Variable	Moving in

Leasehold Additional Costs

Cost	Amount
Leasehold information pack	£200-500
Notice of transfer fee	£50-200
Certificate of compliance	£50-100
Deed of covenant	£100-300

How to Reduce Costs

Area	Saving Strategy
Stamp duty	First-time buyer relief; shared ownership
Legal fees	Compare quotes; online conveyancers
Survey	Choose appropriate level for property
Mortgage fees	Compare total cost including fees
Moving	Move mid-week; do packing yourself

Budget Checklist

Category	Budgeted	Actual
Deposit	£	£
Stamp duty	£	£
Legal fees	£	£
Searches	£	£
Survey	£	£
Mortgage fees	£	£
Moving costs	£	£
Immediate repairs	£	£
Emergency buffer	£	£
TOTAL	£	£

Recommendation: Add 10% buffer for unexpected costs.

Key Takeaways

Budget 3-10% on top of deposit for all fees and costs
First-time buyers save significantly on stamp duty
Get survey quotes early — don’t skip this step
Compare conveyancers — prices vary significantly
Keep emergency fund — unexpected costs happen

For more detail, see our first-time buyer guide and stamp duty calculator.

Mortgage Affordability UK 2026 — How Much Can I Borrow?

Your home may be repossessed if you do not keep up repayments on your mortgage. PocketWise provides information and guidance, not financial advice. Seek independent mortgage advice before making decisions about borrowing.

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