How Much Does it Cost to Move House?

Most people spend somewhere between £11,000 and £18,500 when moving home, once legal work, surveys, removals, mortgage fees and Stamp Duty are added together.

Thinking of moving home in the near future? If so, you’ve probably got a lot on your mind, and one of the biggest questions is cost. “How much is moving house actually going to cost me?” is something almost everyone worries about, especially if they’re buying and selling at the same time.

Between legal fees, surveys, removals and mortgage-related charges, the numbers can stack up quickly and catch buyers off guard, and with average UK house prices sitting at just under £300k, taking all of the related fees into account is more important than ever.

So, if you’re worried about just how much buying and selling a house is going to set you back, we invite you to come with us as we provide you with some useful clarity on the subject.

How much will I pay in conveyancing when moving house?

Most people put aside between £1,800–£3,000 for the legal work involved when they’re both selling and buying. The exact amount depends on the value of each property, how straightforward the paperwork is and whether anything unusual shows up during the checks.

Some transactions pass with very little friction, while others involve a little (or a lot) more work, which naturally increases the cost.

Selling work usually includes:

• Preparing and issuing the contract
• Responding to enquiries from the buyer’s solicitor
• Checking and redeeming your existing mortgage
• Managing the transfer of funds on completion

Buying work usually includes:

• Reviewing the contract pack in detail
• Raising enquiries for clarification
• Checking the mortgage offer and lender requirements
• Handling search results and reporting back
• Managing money securely

You’ll also see fixed third-party costs, such as:

• Local authority, drainage and environmental searches
• Area-specific reports (for example, mining checks)
• Land Registry fees and ID verification
• Bank transfer (CHAPS) charges

Seeing how the fees split between selling work, buying work, and unavoidable external charges makes it much easier to compare quotes properly and understand what you’re actually paying for. Read more info on solicitor selling costs here.

Selling & buying total: £1,800–£3,000 - Buying only: £900–£1,500

How much will a buyer survey cost me in the UK?

Most buyers pay somewhere between £300 and £1,500 for a survey, depending on the age, size and condition of the home they’re buying. It’s the older or unusual properties that tend to cost more because they literally take longer to check for major issues that may affect the overall value.

Choosing a survey level can often feel like you’re guessing, which never feels right with something so important. So, here’s a look at what each one offers.

Survey Level 1 - “Condition Report”

• OFFERS: A basic overview of the property’s general condition.
• DOESN’T COVER: No detailed advice or repair comments.
• COST RANGE: £300-£500
• BEST FOR: Newer homes in good order where you want simple reassurance.

Survey Level 2 - “HomeBuyer Report”

• OFFERS: Highlights visible defects, damp, insulation issues and other common risks to the property’s structure.
• DOESN’T COVER: Doesn’t open up walls or look behind flooring.
• COST RANGE: £400-£900
• BEST FOR: Most flats and standard houses built after 1900.

Survey Level 3 - “Building Survey”

• OFFERS: The most detailed inspection, including structure and long-term risks.
• DOESN’T COVER: Doesn’t open up walls or look behind flooring.
• COST RANGE: £900-£1,500+
• BEST FOR: Older homes, larger properties or anything needing renovation.

A survey of some kind is essential because a mortgage valuation doesn't involve checking the building’s condition. The valuation only confirms the property is worth what you’re borrowing, so it won’t tell you about defects or repairs.

A proper survey gives you independent insight, so you’re not discovering problems after moving in, and our survey team will recommend the most suitable option. Learn more about survey costs here.

Selling & buying total: £2,100–£4,500 Buying only: £1,200–£3,000

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How much will I pay in mortgage fees when buying a home?

Mortgage costs vary widely, and most buyers only find this out as they move through their application. Some fees are tied to the mortgage deal itself, while others appear during the paperwork.

Needless to say, if you’re going through a broker, there’s likely a cost involved for their services that you’ll need to pay. Here’s a rundown.

Arrangement or product fee: £995 – £1,999

This is usually the biggest charge. It’s linked to the specific mortgage deal you choose and can run from a few hundred pounds to thousands. You can add it to the loan, but doing that means paying interest on it.

Booking fee: £99 – £299

A smaller upfront charge that appears on certain fixed or special-rate mortgages. It’s usually non-refundable, even if you don’t proceed with that deal.

Mortgage valuation: £150 – £350

Some lenders offer this for free, but many don’t. It confirms the property is worth the loan amount. It’s for the lender’s protection, not yours.

Broker fees: £300 – £500

Some advisers charge, while others are paid directly by the lender. It depends on the firm and how complex your case is, so you may not have to pay this. That said, you do need to be aware of it.

Admin and transfer charges: £20 – £45

Most buyers will pay a CHAPS fee for transferring funds securely. Anything beyond that should be clearly explained before you agree to it.

You should expect:

• Fees tied to securing your mortgage rate (arrangement/product fee)
• A lender valuation fee if it isn’t included with the deal
• A CHAPS or bank transfer fee for sending funds securely

You shouldn’t be paying for:

Most of these fees can be planned for in advance, and getting a clear breakdown from your lender or broker gives you the peace of mind of knowing what you’ll pay and when in the lead-up to exchange.

Selling & buying total: £2,400–£6,000 — Buying only: £1,500–£4,000

When do I have to pay stamp duty on my new home?

Stamp duty must be paid within 14 days from completion, so you must transfer the funds to your solicitor beforehand. SDLT becomes payable when the price of the home you’re buying goes over the current tax threshold, which, right now, sits at £250,001. It’s not a fixed amount, as it changes based on the property price and the type of buyer, so it’s absolutely worth checking the latest figures when setting your budget.

First-time buyers get higher stamp duty allowances, while anyone buying a second home or investment property pays an extra surcharge. The rules can change, too, so it pays to check for updates once in a while.

Here’s when Stamp Duty applies:

• When the property price goes above the current SDLT threshold.
• When the purchase is a second home or buy-to-let (higher surcharge applies).
• When the buyer is a company rather than an individual.

To work out your exact figure, the GOV.UK Stamp Duty calculator gives you a clear total once you enter the property price and your buyer status.

Selling & buying total: £4,900–£11,000+ Buying only: £3,000–£9,000+

How much will I pay in estate agent fees when buying and selling?

If you’re selling as well as buying, this is one of the biggest extra costs to factor in. Most agents charge a percentage of your sale price, so the fee rises or falls with the value of your home. Here’s what the fee usually includes:

• Marketing your home (photos, listing, floorplan, online ads)
• Hosting or arranging viewings
• Handling offers and negotiating on your behalf
• Keeping the sale moving once an offer is accepted

• VAT on top of the agent’s percentage (often overlooked)

Selling + buying total: £7,900–£17,000+ - Buying only: £3,000–£9,000+

How much do removal companies cost in the UK?

Most people spend £400–£1,500 on removals, and quotes vary widely depending on how much you’re moving, how easy the property is to access and how far everything needs to travel. That said, you might even want to move yourself.

The big differences usually come from the practical details you don’t spot until a removals firm points them out to you.

Here’s what typically affects the price you pay:

• How much furniture and boxes need to be moved.
• Whether your home has good access or awkward stairs/parking.
• If you want packing included rather than doing it yourself.
• The distance between your old and new home.
• If you need temporary storage between selling and moving in.
• Whether large or fragile items need specialist handling.

However, you MUST keep in mind that:

• Packing is rarely included in basic “van and driver” quotes.
• Friday and month-end slots usually cost more than flexible dates.
• Long-distance routes are priced higher than short local moves.

The best idea is to get written quotes from a few firms, particularly as this makes it much easier to see what’s included and get a benchmark for the average cost of these kinds of home-moving services.

Selling + buying total: £8,300–£18,500+ Buying only: £3,400–£10,500+

So what’s the real total cost of moving house?

Most movers end up spending more than they first expect, mainly because the costs come from lots of different places rather than one single bill. As we’ve seen, when you add everything together, you get a much clearer picture of the actual cost you’ll need to meet.

For most people, the total sits somewhere between £11,000 – £18,500+ when you’re both selling and buying a home at the same time. Where you sit on that scale depends on a number of factors:

• The price of the property you’re buying .
• Removals distance and whether packing is included.
• Setup costs after moving (redirects, locksmith, broadband installation).
• Any last-minute repairs or items the new place needs.
• How complex the conveyancing is on either side.
• Your mortgage product and any lender fees.
• Your chosen moving date (peak periods cost more).
• The level of survey you choose.

Some of these sit completely outside your control, while others can be adjusted to keep the total sensible. Setting aside a buffer of £1,000–£2,000 on top of your planned costs also gives you room for anything unexpected without adding pressure during the final stages of the move.

Need help with your move? Talk to the Sam Conveyancing Team

Moving home has a lot of moving parts, and it’s normal to reach a point where you want someone to clarify things. A quick conversation can often cut through a lot of uncertainty and give you a clearer idea of your next steps - and that’s what the SAM Conveyancing team is here for.

We help buyers and sellers understand the legal side in plain terms and keep things progressing in the background so you can focus on the move itself.

If you want someone to look over your situation or you’re ready to get things started, you can speak to us anytime. Just get in touch today, and we’ll do everything we can to help you realise your property ambitions.

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