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Beyond the deposit, buying a house usually involves conveyancing fees, a survey, Stamp Duty Land Tax depending on the price and your circumstances, possible lender arrangement and valuation fees, and moving costs. Some of these are due before completion day, so it pays to build them into your budget from the start. Work out your likely Stamp Duty with my Stamp Duty calculator, and see the surveys page for what each type of survey covers.
Saving for a deposit is only one part of buying a home. Many buyers are surprised by the additional costs involved, from solicitor’s fees and surveys to Stamp Duty Land Tax and moving expenses. Understanding these costs in advance can help you budget more accurately and avoid unexpected surprises during the buying process. In this guide, we’ll explain the main costs of buying a house in the UK, when you’ll need to pay them, and how to plan your budget with confidence.
Buying a home involves more than just your deposit, with legal, survey and moving costs to budget for.
Stamp Duty Land Tax may apply depending on the property's price and your circumstances.
Mortgage arrangement fees and valuation fees may apply with some lenders, although many products include free valuations.
Planning for all costs before you buy can help prevent delays and financial pressure later in the process.
How HTG Mortgages Can Help
At HTG Mortgages, I work with over 120 lenders across the UK, meaning we have access to a wide range of mortgage products to suit all types of borrowers. Whether you’re a first-time buyer or looking to remortgage, we can help you determine how much you can borrow and find the right mortgage for your circumstances.
We also provide ongoing support, regularly checking your options after your mortgage is secured, ensuring that you never miss out on a lower rate.
What Costs Should I Budget for When Buying a House?
When buying a property, you’ll need to budget for more than your deposit. Common costs include Stamp Duty Land Tax (where applicable), solicitor’s fees, survey costs, mortgage fees, removal costs and buildings insurance. The exact amount will depend on the property’s value, the type of mortgage you choose and your individual circumstances.
Do I Have to Pay Stamp Duty?
Whether you pay Stamp Duty Land Tax depends on the property’s purchase price and your circumstances, including whether you’re a first-time buyer or already own another property. The rules and thresholds can change over time, so it’s important to check the current position before you buy. Your solicitor and mortgage broker can help you understand what applies to your purchase.
How Much Do Solicitors Charge?
A solicitor or licensed conveyancer manages the legal side of your purchase, including property searches, contracts and transferring ownership. Fees vary depending on the property and the level of service provided. You’ll also need to budget for disbursements, such as search fees and Land Registry charges, which are separate from the solicitor’s own fee.
Speak to an expert
Whether you’re buying your first home, moving house or remortgaging, HTG Mortgages is here to make the process as simple and stress-free as possible. I’ll compare mortgages from over 120 lenders, guide you every step of the way and help you find the right mortgage for your circumstances.
Do I Need a Property Survey?
Although your lender will arrange a mortgage valuation, this is carried out for the lender’s benefit and isn’t a detailed inspection of the property’s condition. Many buyers choose to arrange their own survey, such as a HomeBuyer Report or Building Survey, to identify any issues before committing to the purchase.
Are There Mortgage Fees?
Some mortgage products include arrangement fees, booking fees or valuation fees, while others do not. In some cases, you can choose to pay certain fees upfront or add them to your mortgage, although adding fees to the loan means you’ll pay interest on them over time. A mortgage broker can help compare the overall cost of different products rather than focusing solely on the interest rate.
What Other Costs Should I Expect?
It’s easy to overlook expenses such as removal companies, buildings insurance, broadband installation, furniture, decorating and utility connection costs. Depending on the property, you may also need to budget for immediate repairs or maintenance after moving in.
Can I Add Mortgage Fees to My Loan?
Many lenders allow certain mortgage arrangement fees to be added to your mortgage instead of being paid upfront. While this can reduce your initial costs, it also means you’ll pay interest on the fee throughout the mortgage term, increasing the total amount repaid.
How Can I Budget for Buying a House?
Creating a realistic budget before making an offer can help reduce stress later in the process. Consider every stage of the purchase, from the deposit and legal fees through to moving costs and furnishing your new home. Leaving some savings aside for unexpected expenses can also provide valuable peace of mind.
Can a Mortgage Broker Help Me Understand the Costs?
Yes. A mortgage broker can explain which costs you’ll need to pay, identify any lender fees that apply and help you compare mortgage products based on the total cost rather than just the headline interest rate. They can also work alongside your solicitor to help keep your purchase progressing smoothly.
Costs run higher again on a second property, starting with the 5% stamp duty surcharge; my second home mortgage guide covers that version.
Need Personal Mortgage Advice?
Every buyer’s situation is different. While this guide explains the general rules, the right mortgage for you depends on your income, deposit, credit history and future plans. If you’d like tailored advice, I’m here to help, with whole-of-market coverage.
