What Fees Do I Pay When Buying a House in the UK?

Beyond your deposit, expect to pay between 5% and 10% of the property price in additional buying costs. The main items are: Stamp Duty Land Tax (or LBTT in Scotland, LTT in Wales) — often the largest single cost; conveyancing / solicitor fees (£700–£2,000); survey fees (£300–£1,200); mortgage product fees (£0–£1,500); removal costs (£300–£2,000+); and assorted smaller fees. For a £300,000 first-time buyer purchase, total fees typically come to £3,000–£8,000 on top of deposit.

This is the full breakdown for 2026/27.

Stamp Duty Land Tax (SDLT) — England & Northern Ireland

The largest single fee for most home purchases.

For 2026/27 (England & NI, from 1 April 2025):

Standard rates:

• 0% to £125,000.
• 2% on £125,001–£250,000.
• 5% on £250,001–£925,000.
• 10% on £925,001–£1,500,000.
• 12% above £1,500,000.

First-time buyer relief:

• 0% to £300,000.
• 5% on £300,001–£500,000.
• No relief above £500,000 (standard rates apply).

Additional property surcharge:

• +5% on every band for buy-to-let, second homes, or owning another property at completion.
• From 31 October 2024.

Worked SDLT for first-time buyer at £350,000:

• 0% × £300,000 = £0.
• 5% × £50,000 = £2,500.
• Total SDLT: £2,500.

Worked SDLT for non-first-time buyer at £350,000:

• 0% × £125,000 = £0.
• 2% × £125,000 = £2,500.
• 5% × £100,000 = £5,000.
• Total SDLT: £7,500.

Land and Buildings Transaction Tax (LBTT) — Scotland

Scotland’s version of SDLT.

Standard rates (2026/27):

• 0% to £145,000.
• 2% on £145,001–£250,000.
• 5% on £250,001–£325,000.
• 10% on £325,001–£750,000.
• 12% above £750,000.

First-time buyer relief:

• 0% threshold raised from £145,000 to £175,000.
• Above £175,000, standard rates apply.

Additional Dwelling Supplement (ADS):

• 8% on the full price (not banded) for second properties or buy-to-let.

Worked LBTT for first-time buyer at £250,000:

• 0% × £175,000 = £0.
• 2% × £75,000 = £1,500.
• Total LBTT: £1,500.

Land Transaction Tax (LTT) — Wales

Wales’ version.

Standard rates (2026/27):

• 0% to £225,000.
• 6% on £225,001–£400,000.
• 7.5% on £400,001–£750,000.
• 10% on £750,001–£1,500,000.
• 12% above £1,500,000.

No separate first-time buyer relief — the £225,000 threshold applies to everyone.

Higher residential rates for additional property (from 11 Dec 2024):

• Up to £180,000: 5%.
• £180,001–£250,000: 8.5%.
• £250,001–£400,000: 10%.
• £400,001–£750,000: 12.5%.
• £750,001–£1,500,000: 15%.
• Above £1,500,000: 17%.

HMRC SDLT guidance.

Conveyancing / solicitor fees

Legal work to transfer ownership. Two parts:

Conveyancer’s fee

The fixed fee for the legal work:

• First-time buyer: typically £700–£1,200.
• Mover with no chain complications: £900–£1,500.
• Complex purchase (leasehold, new-build, shared ownership, chain): £1,200–£2,000+.

Disbursements

Third-party costs the solicitor pays on your behalf:

• Land Registry fee: £20–£455 depending on property value.
• Local authority searches: £150–£400.
• Drainage and water search: £40–£80.
• Environmental search: £30–£60.
• Bankruptcy search: £2 per applicant.
• Telegraphic transfer fee for completion funds: £30–£50.

Total disbursements typically: £300–£800.

Combined conveyancing total: £1,000–£2,800 depending on complexity.

Survey fees

Optional but recommended. Three levels:

Mortgage valuation (lender’s)

• Often free or £0–£300.
• For the lender’s benefit, not yours.
• Doesn’t identify problems beyond confirming the lender’s loan-to-value calculation.

Homebuyer report (RICS Level 2)

• £350–£700.
• For mid-range properties in good apparent condition.
• Identifies common issues.

Building survey (RICS Level 3)

• £700–£1,200+.
• For older properties, complex buildings or where you want detailed insight.
• Most comprehensive.

For most buyers, a Homebuyer report or Level 3 survey is worth the cost — a missed structural issue can cost tens of thousands later.

Mortgage fees

Several possible charges from the lender:

Arrangement / product fee

• £0–£1,500.
• Sometimes payable upfront, sometimes added to the mortgage balance.
• Lenders often offer fee-free deals at slightly higher rates.

Booking fee

• £0–£300 (less common now).
• Charged on application, non-refundable if you don’t complete.

Valuation fee

• £0–£400.
• For the lender’s valuation of the property.
• Sometimes free in marketing packages.

Broker fee

• £0–£800.
• Paid to mortgage broker if you use one.
• Most brokers are paid by the lender (free to you); some charge flat fees.

Telegraphic transfer (TT) fee

• £25–£35.
• For the transfer of funds at completion.

Combined mortgage fees: £25–£3,000+ depending on product choice.

Removal costs

Often forgotten in the budget. Variable based on:

• Distance (local move vs cross-country).
• Volume of belongings.
• Whether you DIY (van hire ~£100/day) or use professional movers.
• Special items (piano, large furniture, fragile items).

Typical ranges:

• DIY van rental: £100–£300.
• Local professional removals: £500–£1,000.
• National professional removals: £800–£2,000.
• Large family home, long distance: £1,500–£3,500+.

Insurance setup

You’ll need buildings insurance from the day of exchange (legal requirement for mortgaged properties):

• Buildings insurance: £150–£600/year depending on property and rebuild cost.
• Contents insurance: £100–£400/year.

Buildings insurance is typically required by the lender; contents is optional but advisable.

Initial home costs

Often the biggest unbudgeted shock:

• Furniture and appliances: £2,000–£10,000+ if starting fresh.
• Repairs or improvements: highly variable. £500 for minor issues; £20,000+ for kitchen replacement, structural work, etc.
• Initial utilities setup: £100–£300 across various accounts.
• Council tax registration: no fee, but first quarter due immediately.
• Council tax in advance: usually £100–£300 to set up direct debit.

These can easily exceed all your other fees combined. Budget realistically.

Total fee budget — worked examples

Scenario 1: First-time buyer, £300,000 home

• SDLT: £0 (FTB relief).
• Conveyancing: £1,200.
• Disbursements: £500.
• Survey: £450 (HomeBuyer).
• Mortgage fee: £999 (or £0 if fee-free product).
• TT fee: £30.
• Buildings insurance (1 year): £250.
• Removal costs: £700.
• Initial home costs: ~£2,000 (modest).

Total fees: ~£6,000.

Scenario 2: Mover, £400,000 home

• SDLT (no FTB relief): £7,500.
• Conveyancing: £1,500.
• Disbursements: £600.
• Survey: £750.
• Mortgage fee: £999.
• TT fee: £30.
• Removal costs: £1,500.

Total fees: ~£12,900.

Scenario 3: Second-property buyer, £500,000 home

• SDLT (with 5% surcharge): £20,000.
• Conveyancing: £1,800.
• Disbursements: £700.
• Survey: £900.
• Mortgage fee: £999.
• TT fee: £30.
• Removal costs: £2,000.

Total fees: ~£26,500.

The surcharge alone is the dominant cost for additional property purchases.

Internal links

• How much deposit do I need as a first time buyer?
• How much can I borrow on my salary UK?
• How does remortgaging work and when should I do it?

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This guide is information, not regulated financial advice. SDLT/LBTT/LTT rules and rates can change between budgets — confirm on gov.uk before relying on specific figures.