Buying a property can be a fantastic investment, but there’s no denying that moving house racks up some costs. While it’s worth it in the long run, especially when you find your dream home or an excellent buy-to-let, it’s important to understand the fees and costs involved.
With our guide and support from the experienced property solicitors at ONP, you can have a clear picture of the hidden costs that come with moving. We’ll also offer some tips on how to budget, so you can enjoy a smooth moving process with no surprises.
What are the hidden costs of moving house?
Whether you’re a first-time buyer or you’re selling your current property to buy another, you may already be aware of the key costs that come with moving and home ownership.
Chances are, the following costs are already on your radar:
- The property sale price itself
- Your deposit and mortgage interest rates if you’re not a cash buyer
- Basic conveyancer fees
However, while these costs do contribute a significant part of your overall moving spend, there are several other expenses to prepare for.
Sale fees
Don’t forget that if you’re not a first-time buyer, you’ll likely need to account for fees associated with selling your home.
When thinking about your affordability for a new property, remember to budget for:
- Estate agent fees
- Conveyancing fees (in addition to conveyancing fees for buying a property)
- Energy Performance Certificate (EPC)
- Mortgage exit fees or early repayments (if applicable)
Stamp Duty
If you’re a first-time buyer in England purchasing a property up to £250,000, you won’t need to factor in Stamp Duty. But if you’re already a homeowner, then this is an important moving cost to be aware of.
Stamp Duty Land Tax, or SDLT, is one of the biggest costs to factor in when buying a property in England or Northern Ireland. The amount you pay depends on the property price, whether you’re a first-time buyer, whether you already own another property, and whether any reliefs apply. Because thresholds can change, it’s always worth checking the latest government guidance or using an SDLT calculator before budgeting.
Costs can also vary depending on your location. For example, buyers in London and the South East may face higher overall moving costs due to increased property values and service fees compared to other regions.
These figures apply to properties in England and Northern Ireland only, so if you are buying in Wales or Scotland, taxes vary. In Wales, you’ll be subject to Land Transaction Tax (LTT), and in Scotland, Land and Buildings Transaction Tax (LBTT) replaces Stamp Duty, affecting residential property purchases over £145,000.
Learn more about Stamp Duty rates and thresholds.
Removal services
Whether you’re moving across the country or just down the road, you’ll need to get your belongings to your new address. Moving furniture, appliances, clothes, and all your other possessions usually requires a van or lorry.
You may decide to hire a van yourself or employ professional movers to handle the transportation for you. Either way, it’s important to factor these moving costs into your budget.
Think about:
- How much van space you’ll need
- The distance travelled
- The level of service (packing, loading, unloading)
If you’re moving in a city, you may also need to budget for parking permits or access restrictions for removal vehicles.
Property surveys
You are not obligated to appoint a property surveyor to check the house you are buying. However, it’s highly beneficial to do so, as it may reveal issues that could be expensive in the future. There are different types of property surveys, from a basic Level 1 Condition Report, best for new-build homes, to an in-depth Level 3 Building Survey, recommended for older properties.
Depending on the level you choose and your regional location, you can typically expect to pay between £300 and £1500.
Although this is an upfront cost, it can save you thousands in the long run, as you may be able to negotiate the sale price if the survey highlights any problems. In some cases, you may even decide to pull out of the sale if the survey reveals significant structural issues.
Legal fees
While you might already have an overview of how much your property conveyancer may charge, it’s worth bearing in mind that there are some additional costs that can’t be avoided.
Depending on your conveyancer, these may or may not be included in the overall quote. For example:
- Bank transfers for large sums and same-day exchanges
- Anti Money Laundering (AML) checks
- Local authority checks that go beyond the basics
- Indemnity insurance policies
- HM Land Registry fees
- Search fees
When you appoint one of our helpful ONP property solicitors as your conveyancer, you can have peace of mind knowing we are as transparent as possible with our pricing. We provide a detailed price upfront so you don’t need to worry about unexpected additions.
You can even see our sample conveyancing costs to give you an idea of exactly what we do and don’t cover in our overall price.
Lender requirements
Sometimes, your mortgage lender may ask for additional information, which can incur extra costs. These can include enhanced identity checks, indemnity insurance, and additional verification if your house deposit has been gifted by a family member.
Leasehold fees
If you are buying a leasehold property, such as a flat, you may need to pay ongoing fees such as service charges and ground rent. The first payments for these are often due soon after the sale completes, so it’s worth budgeting for them as part of your moving costs.
Overlapping household bills
In most cases, you’ll face some form of bill overlap when moving. Even if you’re a first-time buyer, it’s tricky to completely align the termination of a contract in one property with the start of a new one in another.
We recommend setting a buffer for overlapping internet, utility, and council tax bills, as well as rent and mortgage costs, so you aren’t stung by an unexpected double payment.
Additional hidden costs to consider
Some costs are often overlooked but can quickly add up:
- Buildings insurance (often required before exchange of contracts)
- Home contents insurance
- Furnishing and initial setup costs (especially for first-time buyers)
- Cleaning services or end-of-tenancy cleaning
How much should you budget for moving costs?
As you can see, many factors impact the overall cost of moving house. The more you can account for hidden extras, the smoother your move is likely to be.
Rather than relying on a single national average, the example below illustrates the typical costs you might expect when purchasing a £300,000 property in England. (PLEASE NOTE: Actual costs will vary depending on your individual circumstances)
| Expense | Example cost |
| Conveyancing fees | £1,000–£1,800 |
| Property Searches | £300-£500 |
| HM Land Registry fee | £150-£330* |
| Property Survey | £400-£1,200 |
| Mortgage arrangement fee (if applicable) | £0-£1,000 |
| Mortgage valuation (if not included by the lender) | £0–£400 |
| Removal Company (optional) | £500–£2,000 |
| Stamp Duty Land Tax (if applicable)** | Varies depending on buyer circumstances |
| Contingency fund for unexpected costs | £2,000–£5,000 |
| Estimated total (excluding deposit, estate agent fees and any Stamp Duty) | £4,350 – £12,230 |
* HM Land Registry fees depend on factors such as the application type and whether it’s submitted electronically.
** Stamp Duty Land Tax depends on the purchase price and your individual circumstances (for example, whether you’re a first-time buyer, replacing your main residence or purchasing an additional property). Your solicitor can advise on the amount payable.
Tips for budgeting for house moving costs
Buying a property naturally comes with some significant costs. Here are some tips to help you budget for all eventualities so you can feel confident and ready for your move.
- Start saving as early as possible.
- Create a master budget that lists as many potential house moving costs as possible, including those we’ve outlined above. Some of the expenses may not end up being relevant, but it’s better to be aware of them so you don’t get an unexpected bill.
- Set aside a contingency fund of 10-15%.
- Aim to declutter before you move so you have fewer possessions to transport. This can potentially lower your removal costs.
- If possible, aim to move on a weekday to keep moving costs down.
Frequently asked questions
What is the average cost of moving home in the UK?
While costs vary on an individual basis, most buyers should budget between 10–15% of the property value to ensure all bases, taxes, and legal fees are covered.
What are the most common costs to consider when moving house?
The most frequently overlooked hidden costs include additional property solicitor legal disbursements, comprehensive property surveys, removal company fees, and Stamp Duty adjustments.
What moving costs do first-time buyers pay?
While first-time buyers can often avoid Stamp Duty if the property is under the relief threshold, they are still fully responsible for property surveys, removal services, overlapping utility bills, and legal conveyancing fees.
Do sellers pay conveyancing fees?
Yes. If you’re selling a property, you’ll usually pay your own conveyancing fees to cover the legal work involved in transferring ownership. If you’re both selling and buying, you’ll typically pay separate legal fees for each transaction, although many conveyancing firms offer combined quotes.
Do I need to pay Stamp Duty when moving house?
Stamp Duty Land Tax (SDLT) depends on the property’s purchase price and your individual circumstances. Some buyers won’t pay any Stamp Duty, while others may pay different rates depending on whether they’re replacing their main residence, buying an additional property or purchasing as a first-time buyer. If you’re buying in Scotland or Wales, different property taxes apply.
What costs are different for leasehold properties?
Leasehold properties can involve additional costs beyond those associated with freehold homes. These may include service charges, ground rent, management company fees and the cost of obtaining a Leasehold Property Enquiries (LPE1) pack. Buyers should also consider any planned major works that could affect future costs.
Are removal costs included in conveyancing fees?
No. Removal costs are separate from conveyancing fees. While your conveyancer manages the legal aspects of buying or selling your property, you’ll need to arrange and pay for your chosen removal company or van hire independently.
What upfront costs should I expect before completion?
Before your purchase completes, you may need to pay for conveyancing searches, property surveys, mortgage valuation fees, mortgage arrangement fees and, in some cases, a deposit. If you’re also selling a property, you may incur estate agent costs and other associated selling expenses before completion.
H3: What is the most expensive part of moving house?
For many buyers, the largest moving cost is the property deposit. Beyond that, Stamp Duty Land Tax (where applicable) is often one of the biggest expenses. Other significant costs can include estate agent fees if you’re selling, conveyancing fees, property surveys and removal services. The total cost will depend on factors such as your property’s value, whether you’re buying and selling at the same time, and whether you’re purchasing a freehold or leasehold property.
Move with confidence with transparent fees from ONP Solicitors
Moving home comes with enough costs to think about. ONP Solicitors gives you a clear conveyancing quote upfront, so you can understand your legal fees and budget with more confidence from the start. Get your quote today.
Our team of property conveyancers has been in the field for nearly 40 years, so we’ve come to recognise that many homeowners can end up paying for hidden moving costs they hadn’t accounted for.
You can also feel secure in the knowledge that our property solicitors provide clear, comprehensive quotes that outline exactly what we provide. We’re here to help make your house move as smooth and stress-free as possible.
Please don’t hesitate to get in touch to get a quote for selling, buying, or remortgaging.
