TL;DR: Moving home in the UK has a long list of separate fees: estate agent commission on the sale, conveyancing fees and disbursements on both the sale and the purchase, mortgage arrangement and valuation fees, a survey on the new property, removals, Stamp Duty Land Tax (or Land Transaction Tax in Wales / Land and Buildings Transaction Tax in Scotland), and miscellaneous costs such as redirected post, EPCs and electronic ID checks. Most fees are paid out of completion proceeds; some are upfront. The taxes (SDLT/LTT/LBTT) are usually the largest single line for buyers above the relevant nil-rate thresholds. First-time buyers and those moving home benefit from different relief regimes; the additional dwelling supplement applies to those buying a second home or buy-to-let.
Last reviewed May 2026
Moving home is rarely a single transaction. For most movers it is two transactions running in parallel: a sale of the existing property and a purchase of the next one. Each transaction has its own fees, paid to different professionals, with some collected upfront and some deducted from completion proceeds. The total fee bill of a typical move can be a substantial fraction of the equity being moved.
The biggest single line item for most buyers is the property tax (Stamp Duty Land Tax in England and Northern Ireland, Land Transaction Tax in Wales, or Land and Buildings Transaction Tax in Scotland). The next largest is usually the estate agent's commission on the sale. Beyond those two, the remaining costs are individually modest but together are not trivial.
This guide sets out the typical fees and taxes involved in moving home, who charges them, when they are paid, and where the line items can vary substantially between transactions.
Estate agent fees on the sale
Estate agent commission is normally payable on completion of the sale. High-street estate agents typically charge a percentage of the sale price, often in the range of 1 to 2 percent plus VAT for sole agency, with multi-agency or open-listing arrangements at higher rates. Online or hybrid agents often offer a fixed-fee model paid upfront or on completion.
The exact rate is negotiable. Local market conditions, the value of the property and the time available for the sale all affect what an agent will agree. Most estate agency contracts are sole agency or sole selling rights for a fixed initial period (typically 8 to 12 weeks), after which the seller can withdraw or instruct other agents.
The fee is paid out of the sale proceeds at completion, with the agent invoicing the seller's solicitor who deducts the agent's fee from the completion balance before forwarding the net proceeds to the seller. VAT is added to the headline percentage; this is a frequent source of underestimation when sellers compare quotes.
Conveyancing fees on sale and purchase
Conveyancing is the legal work of transferring ownership. Most movers instruct a single solicitor or licensed conveyancer to handle both their sale and their purchase. The fee structure is usually a professional fee (the firm's charge for their work) plus disbursements (third-party costs the firm pays on the client's behalf, such as Land Registry fees, search fees and bank transfer charges).
Professional fees vary by firm, location and transaction value. Higher-value transactions and leasehold purchases generally cost more, because the work involved is more complex. Online conveyancing services compete on price and may offer fixed fees; high-street firms tend to charge a higher figure but with more direct contact.
Disbursements include local authority searches, water and drainage searches, environmental searches, the bank transfer fee for sending completion funds, the Land Registry fee for registering the new ownership (a sliding scale based on price), an SDLT submission fee where applicable, and an electronic identity verification charge for anti-money-laundering compliance. The total of disbursements on a typical purchase is usually in the high hundreds of pounds.
Mortgage arrangement, valuation and broker fees
If the move involves a new mortgage, the lender's fees apply on the purchase. The arrangement fee (sometimes called product fee, completion fee or booking fee, depending on the lender) varies by product, with some products having no fee and others having fees of one to two thousand pounds. The fee can sometimes be added to the loan, in which case the buyer pays interest on it for the life of the mortgage.
The lender also requires a valuation. This may be a free basic valuation, an upgraded survey paid for by the borrower, or an external survey commissioned separately. The valuation is for the lender's benefit and gives only a brief view of the property; a buyer who wants more thorough information should commission their own homebuyer report or building survey.
Mortgage broker fees apply where a regulated broker is used. Some brokers charge no fee and are paid by commission from the lender; others charge a fee paid by the client (typically a few hundred pounds), often offset by selecting from a wider product range. Independent regulated mortgage advice is normally appropriate for a material new mortgage; the broker's terms of engagement set out the basis of charging.
Surveys on the new property
A survey on the new property protects the buyer from buying a property with serious defects. Three main levels of survey are commonly available, broadly aligned to the RICS Home Survey Standard.
A Level 1 (Condition Report) is the most basic, suitable for newer or visibly well-maintained properties. It identifies major defects and is the cheapest option. A Level 2 (Homebuyer Report) gives more detail and includes valuation; it is the most commonly chosen survey for typical houses and flats. A Level 3 (Building Survey, sometimes called a structural survey) is the most detailed, suitable for older properties, properties in poor condition, or major projects.
Survey fees are typically in the range of a few hundred pounds for a Level 1, higher for a Level 2, and higher still for a Level 3, depending on the property value and location. Surveyors should be RICS-registered. Some buyers also commission specialist reports (drains, asbestos, structural engineer) where the surveyor flags specific concerns.
Stamp duty and devolved equivalents
The largest single line item for most buyers is the property tax. In England and Northern Ireland, Stamp Duty Land Tax applies on the purchase price, with rate bands and reliefs that depend on whether the buyer is a first-time buyer, replacing a main home, or buying an additional property. SDLT is paid on completion and submitted to HMRC by the conveyancer.
Wales uses Land Transaction Tax with its own bands and rules; Scotland uses Land and Buildings Transaction Tax. Each devolved tax has its own published bands and reliefs, including additional dwellings supplements (in Scotland, the Additional Dwelling Supplement; in England and Northern Ireland, the higher rates for additional dwellings; in Wales, the higher residential rates). The supplement is a substantial additional charge on second homes and most buy-to-let purchases.
For someone selling a main home and buying a new main home (a typical move), no additional dwelling supplement applies as long as the new property replaces the old as the only or main residence. Where the sale of the old home does not complete before the purchase of the new one, the supplement may be paid initially and then refunded by HMRC (or the devolved authority) once the old home is sold within the time limit.
Removals, post redirection and miscellaneous costs
Removal costs depend on the volume of belongings, the distance, and whether packing services are included. A local move with a small van and a single-day operation might cost a few hundred pounds; a long-distance move with a full van, packing, and overnight storage can run into the low thousands. Quotes from reputable removal firms (the British Association of Removers maintains a register) should be taken on a like-for-like basis.
Royal Mail offers a redirection service for a fee, typically running for between three months and a year. The fee depends on the duration. Energy and broadband contracts, council tax, insurance and other utilities all need to be redirected or transferred; some involve early termination charges if the contracts are still within minimum terms.
An EPC (Energy Performance Certificate) is required for the seller. If the property does not have a current EPC, the seller commissions one before marketing; the cost is modest. Some sellers and buyers also pay for professional cleaning of the outgoing or incoming property.
Disclaimer: This article is general information about the costs typically incurred when moving home in the UK. It is not financial, mortgage, conveyancing or tax advice. Actual costs vary by transaction, location, property type and the specific service providers used. Anyone planning a move should obtain detailed quotes from estate agents, conveyancers, lenders and removal firms, and check the current SDLT, LTT or LBTT bands on the relevant authority's website.
Frequently asked questions
What is the largest single fee in a typical home move?
For most buyers above the nil-rate threshold, the largest single line item is the property tax: Stamp Duty Land Tax in England and Northern Ireland, Land Transaction Tax in Wales, or Land and Buildings Transaction Tax in Scotland. For sellers, the largest line item is normally the estate agent's commission, usually a percentage of the sale price plus VAT.
When are conveyancing fees paid?
Most conveyancing professional fees are paid on completion, with the firm's invoice deducted from the completion balance. Search fees and other disbursements are typically paid earlier in the process, often shortly after the firm is instructed. The conveyancer issues a completion statement showing all amounts.
Do I have to pay stamp duty if I am replacing my main home?
Yes, SDLT applies on the purchase, but the standard residential rates apply rather than the higher rates for additional dwellings, provided the buyer is replacing their only or main residence. Where the sale of the old home does not complete before the purchase of the new home, the higher rates may be paid initially and then refunded once the old home is sold within the time limit.
Do I need a survey on a new-build property?
New-build properties are usually covered by a structural warranty (commonly a 10-year NHBC or equivalent warranty). A buyer may still choose to commission a snagging survey before moving in, identifying defects for the developer to address. Mortgage lenders require their own valuation regardless of the warranty.
Are estate agent fees negotiable?
Yes. The headline rate offered by an agent is typically a starting point. The seller can negotiate the percentage, the term of the contract, the basis (sole agency, sole selling rights, multi-agency) and the inclusion or exclusion of marketing extras. The contract should be reviewed before signing, particularly around the term and any tie-in.
How we verified this
The structure of conveyancing fees and disbursements, the role of estate agents and the requirement for an EPC reflect current UK conveyancing practice and Law Society guidance. Stamp Duty Land Tax bands and the higher rates for additional dwellings are taken from HMRC's published guidance and the Finance Act 2003 as amended. Devolved property taxes (LTT in Wales, LBTT in Scotland) are taken from the Welsh Revenue Authority and Revenue Scotland published rates. The RICS Home Survey Standard and surveyor levels reflect RICS published guidance. Removal cost ranges are descriptive of typical published quotes; firm-specific quotations should be obtained for any move. Figures and rates should be reconfirmed before being relied on.
