What Fees Do You Pay When Buying a House in the UK?
The deposit is the headline cost of buying a UK home, but it's far from the only one. The hidden bill of fees, taxes, and legal costs typically adds £3,000 to £8,000 on top of the deposit — and sometimes much more. Most first-time buyers underestimate this and find themselves cash-strapped at completion.
This guide is the full list, with realistic 2024 numbers.
The cash you need at the start
For a £250,000 first-time buyer purchase with a 10% deposit:
| Item | Cost |
|---|---|
| Deposit | £25,000 |
| Stamp duty (FTB, under £425k) | £0 |
| Conveyancing (legal fees + disbursements) | £1,400 |
| Mortgage arrangement fee | £0–£1,495 |
| Mortgage valuation | Often free |
| Survey (homebuyer) | £400–£600 |
| Removals | £600–£1,500 |
| Initial furniture / paint / repairs | £1,000–£3,000 |
| Buildings insurance (first month) | £25 |
| Total cash at completion | £28,425–£32,820 |
So budget £28k–£33k for a £250k home with a 10% deposit and FTB stamp duty relief.
For a £450,000 home with the same deposit, swap stamp duty for £1,250 (FTB, 5% of the bit over £425k) and add ~£500 to conveyancing. Total: £45k–£55k.
Stamp Duty Land Tax (SDLT)
In England and NI:
- First-time buyers: £0 up to £425,000, 5% from £425,001 to £625,000, no relief above £625,000
- Movers: £0 up to £250,000, 5% to £925,000, 10% to £1.5m, 12% above
- Second homes / BTL: standard rates plus 3% surcharge
Scotland (LBTT) and Wales (LTT) have different structures. Read UK stamp duty for first-time buyers.
Conveyancing fees
Two parts:
- Legal fees (£600–£1,500 + VAT) — your conveyancer's time
- Disbursements (£300–£500) — searches, Land Registry fees, bank transfers
Realistic mid-range total: £1,300–£1,900.
Add £100–£400 for leasehold or new-build. Read Conveyancing UK cost guide.
Mortgage fees
Banks charge a range of mortgage-related fees. Some are unavoidable, others depend on your product choice.
| Fee | Typical cost | Notes |
|---|---|---|
| Mortgage arrangement / product fee | £0–£1,995 | Usually higher on lowest-rate deals |
| Booking fee | £0–£250 | Some lenders combine into arrangement fee |
| Valuation fee | £0–£600 | Many lenders include it free |
| Higher Lending Charge | £0–£1,500 | Rare now, but check at high LTV |
| Telegraphic transfer fee (CHAPS) | £20–£40 | Sometimes called completion fee |
The arrangement fee is the big one. A £999 fee often comes with a 0.2–0.3% lower rate — worth it on bigger loans, not on smaller ones.
Detail: Mortgage arrangement fee explained.
Surveys and valuations
The lender's valuation is just to confirm the property is worth what you're paying. It's NOT a survey for your benefit — it tells you nothing about hidden defects.
Three survey levels (RICS):
| Survey type | Cost | When |
|---|---|---|
| Mortgage valuation | £0–£600 | Lender always does (often free) |
| Homebuyer Report (Level 2) | £400–£1,000 | Modern, standard properties |
| Building Survey (Level 3) | £600–£2,000 | Older properties, listed buildings, signs of issues |
For a 1950s+ standard house, a Homebuyer Report is usually fine. For a Victorian terrace, a 1920s ex-council, or a building over 100 years old, a Level 3 Building Survey is wise. Read Mortgage valuation vs homebuyer survey vs full structural.
Searches
Performed by your conveyancer:
- Local authority search: £150–£400. Reveals planning applications, road schemes, contaminated land, etc.
- Water and drainage search: £40–£80
- Environmental search: £40–£60
- Mining search (in mining areas): £50–£100
- Chancel repair indemnity: £20
Total ~£300–£600. Bundled in your conveyancer's disbursement quote.
Land Registry fee
Stepped scale based on property price:
| Property price | Fee |
|---|---|
| £80,001–£100,000 | £40 |
| £100,001–£200,000 | £100 |
| £200,001–£500,000 | £150 |
| £500,001–£1m | £295 |
| £1m–£2m | £500 |
Buildings insurance
Required by your lender from completion day. Annual cost £150–£400 for a standard property. Get a quote a month before completion — your conveyancer will request the policy details.
Mortgage broker fees (if applicable)
Most major UK online brokers (Habito, Mojo, L&C) are fee-free — paid by the lender. Independent brokers may charge £0–£999. See How much does a mortgage broker cost?.
Move-in costs
Easy to forget:
- Removals: £400–£1,500 (van and 2 men, half-day)
- Cleaners pre-move-in: £100–£300
- Locksmith (change locks): £100–£200
- TV/internet installation: £50–£200
- Council tax registration: free
- Mail forwarding (Royal Mail): £40 for 3 months
- Repairs / unknown issues: £500–£3,000
Ongoing fees you should budget for
Beyond completion:
- Buildings and contents insurance: £200–£600/year combined
- Council tax: £1,500–£3,000+/year depending on band and area
- Service charge (flats only): £1,500–£4,000/year
- Ground rent (leasehold): £0–£500/year (peppercorn for new leases)
- Boiler service: £80–£150/year
- Maintenance fund (set aside): 1% of property value/year is a sensible benchmark
Hidden costs that catch people out
- Mortgage exit fee when you remortgage (£100–£300)
- Lender's conveyancing fee if your conveyancer isn't on the lender's panel (£200–£500)
- EPC if missing (£60–£120) — required to legally rent the property out
- Telephone and broadband installation, especially in rural new-builds (£200+)
- White goods if not included (£600–£2,000 for full kitchen)
- Curtains, blinds, light fittings that the seller takes (£300–£2,000)
Read Hidden costs of buying a house in the UK.
What about new builds?
New-build purchases sometimes carry developer-specific fees:
- Reservation fee: £500–£1,000 (sometimes refundable, sometimes not)
- Help to Buy administration fee: £200–£300 if applicable
- Legal fee top-up for developer-specific paperwork: £100–£300
- Snagging survey: £300–£600 (post-completion, lists defects for the developer to fix)
Read Choose a mortgage broker for new-build specialists.
Get a free mortgage quote — most brokers will model your full costs, not just the mortgage.
Frequently asked questions
Can I add fees to my mortgage? Some — arrangement fee can usually be added to the loan. Stamp duty, conveyancing, and survey must be paid in cash.
What's the absolute minimum cash I need beyond deposit? Around £3,000 for a sub-£250k purchase: conveyancing, survey, basic move-in. Realistic is £5k+.
Are these fees the same for cash buyers? No mortgage fees, but everything else applies. Stamp duty, conveyancing, survey, removals — all relevant.
Do I pay VAT on conveyancing? Yes — 20% VAT on the legal fee portion. Disbursements are usually VAT-free.
What if the deal falls through? Without "no move, no fee" insurance, you lose any work-to-date conveyancing fees (£300–£700), survey fees (£400+), and mortgage arrangement fees if paid (rare — usually paid only at completion).
Are there schemes to help with the upfront fees? No formal government scheme. Some banks offer cashback (£250–£500) on completion. Some lenders bundle "free legals" and "free valuation" — these reduce the cash outlay materially.
This article is for informational purposes only and does not constitute financial advice. Always consult a qualified mortgage adviser before making a decision.