| Moving House — Key Costs 2026 | |
|---|---|
| SDLT (first-time buyer) | 0% up to £300,000; 5% on £300,001-£500,000 (from 1 April 2025) |
| SDLT (existing homeowner) | 0% to £125k; 2% to £250k; 5% to £925k |
| Conveyancer fees | £1,500-£3,000 plus disbursements (searches, Land Registry) |
| Survey | Homebuyer Report ~£500; full Building Survey £800-£1,500 |
| Removal costs | £600-£2,000 depending on volume and distance |
| Land Registry fee | £20-£910 depending on property price |
Moving house involves more legal, financial and logistical steps than almost any other life event. This week-by-week checklist covers every key action from offer accepted through to moving day in England and Wales in 2026.
Week 0 — Offer Accepted
Instruct a solicitor or licensed conveyancer immediately — do not wait. Confirm your mortgage in principle is still valid and begin the full mortgage application. Commission a survey — do not rely solely on the lender's valuation, which assesses security value not condition. Notify your current insurer of the intended move.
Weeks 1-4 — Conveyancing Begins
Your solicitor requests the draft contract and title deeds; carries out searches; raises enquiries with the seller's solicitor; and checks the title at HM Land Registry. Standard searches take 2-6 weeks depending on local authority workload. In a chain, all parties' searches must complete before exchange is possible.
| Search type | What it reveals | Approx cost |
|---|---|---|
| Local authority | Planning permissions, enforcement notices, road adoption | £100-£250 |
| Water and drainage | Sewer locations, flood risk, water supplier | £50-£80 |
| Environmental | Land contamination, flood zones, radon | £40-£80 |
| Chancel repair | Historic liability to contribute to church repairs | £20-£30 or insurance |
| Mining (specific areas) | Subsidence risk from historic mine workings | £30-£60 |
Weeks 4-8 — Mortgage Offer and Survey
| Survey type | What it covers | Best for | Approx cost |
|---|---|---|---|
| Condition report (Level 1) | Traffic light condition summary | New builds only | £250-£400 |
| Homebuyer report (Level 2) | Visible defects; market valuation; insurance reinstatement | Standard properties post-2000 | £400-£700 |
| Building survey (Level 3) | Full structural inspection; all accessible areas | Older, unusual or extended properties | £800-£1,500+ |
Stamp Duty Land Tax — 2026 Rates
SDLT thresholds reverted on 1 April 2025 when the temporary 2022 increases expired.
| Purchase price band | Standard rate | First-time buyer rate |
|---|---|---|
| Up to £125,000 | 0% | 0% |
| £125,001-£250,000 | 2% | 0% |
| £250,001-£300,000 | 5% | 0% (FTB relief to £300k) |
| £300,001-£500,000 | 5% | 5% |
| £500,001-£925,000 | 5% | 5% |
| £925,001-£1.5M | 10% | 10% |
| Over £1.5M | 12% | 12% |
| 💡 Tip: SDLT is due within 14 days of completion — your solicitor handles this automatically. Use HMRC's SDLT calculator at gov.uk/stamp-duty-land-tax to confirm your liability before exchange. |
Exchange of Contracts
Exchange makes the sale legally binding. You pay the deposit (typically 10%) on exchange. If you pull out after exchange you lose the deposit. If the seller pulls out you are entitled to the deposit back plus potentially damages. Buildings insurance must be in place from exchange date.
Completion Day Checklist
| Action on completion day | Who does it |
|---|---|
| Mortgage funds drawn down | Your solicitor |
| Balance transferred to seller | Your solicitor |
| Keys released by estate agent | On confirmation from seller's solicitor |
| SDLT return submitted and paid | Your solicitor (within 14 days) |
| Land Registry application submitted (AP1/TR1) | Your solicitor |
| Meter readings taken | You |
| Notify utilities, council tax, DVLA | You |
Post-Completion — First Week
Set up direct debits for mortgage, council tax and utilities. Redirect post via Royal Mail (from £34.99 for 3 months). Notify: employer, bank, pension provider, DVLA (driving licence and V5C), HMRC, electoral register (gov.uk/register-to-vote), GP and dentist.
| Disclaimer: This article is for information only and does not constitute financial, legal or tax advice. Figures correct at date of publication but subject to change. Always verify with primary sources (gov.uk, HMRC, FCA register) and consult a qualified adviser before making financial decisions. |
Frequently Asked Questions
How long does conveyancing take?
8-12 weeks for a straightforward freehold with no chain. A chain of 3+ properties typically extends to 16-20 weeks. Leasehold transactions take longer due to the management pack requirement (4-8 weeks to obtain from the managing agent).
What is gazumping and can I prevent it?
Gazumping is when the seller accepts a higher offer after accepting yours but before exchange. Legal in England and Wales. Protection: ask for the property to be taken off the market as a condition of proceeding; move to exchange as fast as possible; consider homebuyer protection insurance covering abortive conveyancing costs.
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