The deposit is usually the biggest cheque you’ll write when buying a home, but it’s rarely the only one. Stamp Duty, legal fees, searches, a survey, mortgage charges, insurance, removals and those first few repairs all need to come from somewhere. MoneyHelper estimates that the fees involved in buying or selling can come to more than £5,000, and that’s before the deposit and Stamp Duty.

Your own total will depend on the purchase price, whether you’re a first-time buyer, the mortgage you choose, the condition of the property and whether it’s freehold or leasehold. Below, our team walks through each cost in the order you’re likely to meet it: what it covers, when it’s usually paid, whether it’s compulsory and how to plan for it.

How Much Do You Need on Top of the Deposit?

We always suggest keeping a separate “buying costs” fund rather than putting every pound into the deposit. For most buyers, that fund needs to cover several thousand pounds of fees before moving day, plus any Stamp Duty. If you’re moving home, you’ll also need to allow for selling costs and any early repayment charge on your current mortgage.

Treat online estimates as a guide, not a quote. A £300,000 purchase with a 10% deposit needs £30,000 for the deposit alone, but the real cash figure depends on tax, legal work, the survey you choose, mortgage fees and moving arrangements. Ask every provider for a written quote that separates compulsory charges, optional extras and anything that could be added later.

Cost	When it’s usually paid	What to check
Stamp Duty Land Tax	Within 14 days of completion (normally paid by your conveyancer)	Depends on price, first-time buyer status and whether you’ll own more than one home.
Conveyancing and searches	During the transaction and on completion	Compare the total quote, including disbursements and VAT.
Survey	After your offer is accepted	Choose the level that suits the property, not just the cheapest option.
Mortgage costs	At application, offer or completion	Check booking, product, valuation and transfer fees.
Moving and setting up	Around moving day and the weeks after	Include removals, storage, insurance, cleaning and early repairs.

Stamp Duty Land Tax

In England and Northern Ireland, Stamp Duty Land Tax (SDLT) is charged in bands on each portion of the price. According to the current GOV.UK residential SDLT rates, a buyer who will own just one property pays nothing on the first £125,000, 2% on the portion from £125,001 to £250,000 and 5% on the portion from £250,001 to £925,000, with higher bands above that. Scotland and Wales have their own property taxes.

First-Time Buyer Relief

If you and everyone buying with you are first-time buyers, you currently pay no SDLT on the first £300,000 and 5% on the portion from £300,001 to £500,000. The relief isn’t available if the price is over £500,000. Check the eligibility rules carefully, as they depend on whether anyone in the purchase has owned a home before, anywhere in the world.

Additional Properties and Replacing Your Home

If buying means you’ll own more than one residential property, you’ll usually pay an extra 5% on top of the standard rates. If you’re replacing your main home but haven’t sold the old one by completion, you may pay the higher rates first and be able to claim a refund if you sell within three years. Surcharges also apply to non-UK residents. Use the official calculator or ask your conveyancer before you fix your budget.

What That Looks Like on a £300,000 Home

To show how much your circumstances matter, here’s the SDLT on the same £300,000 purchase in England under the current rates:

• Eligible first-time buyer: £0.
• Home mover replacing their main home: £5,000 (nothing on the first £125,000, £2,500 on the next £125,000 and £2,500 on the final £50,000).
• Buyer who will own an additional property: £20,000, because the extra 5% applies to the whole price.

These are illustrations only. Always confirm your own figure with the GOV.UK calculator or your conveyancer.

Solicitor and Conveyancing Fees

Conveyancing is the legal work involved in buying the property. Your solicitor or licensed conveyancer checks the contract and title, carries out searches, raises enquiries, works with your lender and transfers the purchase money. MoneyHelper’s conveyancer guidance notes that total quotes can range from around £800 to over £2,000, depending on how complex the purchase is and what’s included.

The headline fee doesn’t always include every disbursement. Ask whether your quote covers:

• Local authority, drainage and environmental searches.
• Land Registry registration and electronic transfer charges.
• Bank transfer fees, ID checks and file-opening costs.
• Leasehold, shared ownership or gifted deposit work, where relevant.
• Extra legal work if the title or chain becomes more complicated.

Compare two or three like-for-like quotes. A cheap headline price can end up costing more if routine work is excluded or communication is slow. MoneyHelper’s guide to finding a solicitor or conveyancer recommends confirming the full price, professional membership, lender-panel approval and complaints process. If it helps, we can recommend one of our trusted local solicitors to provide a quotation; find out more on our conveyancing services page.

Surveys and Valuation Costs

A lender’s mortgage valuation isn’t the same as a survey. The valuation protects the lender by checking the property is suitable security for the loan; it isn’t a detailed look at repairs, damp, defects or future maintenance. Many lenders include the valuation within their mortgage product, but some charge for it.

Which Home Survey Should You Choose?

• Level 1: a basic condition report for a conventional, newer home in reasonable condition.
• Level 2: a more detailed inspection suited to many standard houses and flats, flagging issues such as damp or signs of movement.
• Level 3: a full building survey for older, extended, unusual or visibly defective properties.

MoneyHelper gives a broad guide of around £400 to £1,500 for a survey, depending on the level and the property. The right level depends on the age and condition of the home, not simply the cheapest quote. A survey is optional, but it gives you evidence to ask for repairs, renegotiate or walk away before you’re committed.

Mortgage Fees When Buying a House

Mortgage costs vary widely between lenders and products. Depending on the deal, you may see a booking fee, an arrangement or product fee (sometimes £1,000 or more), a valuation fee and a mortgage account fee. Some products have no fee but a higher interest rate, so compare the total cost over the period you expect to keep the deal, not just the headline rate.

Ask whether a fee is refundable if the mortgage doesn’t go ahead, and whether it can be added to the loan. Adding a fee reduces the cash you need now, but you’ll pay interest on it over the term. If you’re moving from an existing deal, check for an early repayment charge too. It’s also worth getting a mortgage agreement in principle before you start viewing, so you know roughly what you can borrow.

Our mortgage services team offers a free, no-obligation consultation to talk through your options, the fees involved and what you can comfortably borrow. Your home may be repossessed if you do not keep up repayments on your mortgage.

Searches, Land Registry and Transfer Charges

Property searches help uncover anything that could affect the home or how you use it. A local authority search can reveal planning decisions, road proposals and other records. Drainage and water searches check the services, while environmental searches may flag flood, contamination or ground-risk issues. MoneyHelper suggests local searches often cost around £250 to £300, though the price varies by area and provider.

Your conveyancer will also pay Land Registry fees to register the transfer and your mortgage, plus charges for moving funds electronically. These usually appear as disbursements, so check they’re included in your quote. Leasehold purchases can add a management pack, notice fees, deed-of-covenant charges and other admin costs set by the freeholder or managing agent.

Insurance and Leasehold Costs

Most lenders require buildings insurance from exchange of contracts or another point they specify. Contents insurance is optional but sensible. Premiums depend on the property, location, construction, claims history and level of cover, so arrange it in good time rather than leaving it until moving day.

Leasehold and Estate Charges

Flats and some new-build houses come with service charges, ground rent or estate management charges, and these affect affordability long after completion. Ask for the current amounts, how often they’re paid, any planned major works, the reserve fund position, insurance arrangements and any restrictions in the lease. A lower asking price isn’t necessarily better value if the annual charges are high or unpredictable.

Moving House Costs and the First Month

Removals, van hire, storage, cleaning, mail redirection, childcare, pet care and takeaway on moving day are all easy to forget. MoneyHelper’s broad guide for removals runs from around £400 to more than £1,000, with storage and distance affecting the total. Get several written quotes and check whether packing, dismantling furniture and difficult access are included. Our removal services page is a good place to start.

The first month can bring its own costs too: changing the locks, curtains, appliances, broadband set-up, a lick of paint or a dripping tap. Keep a repair reserve rather than stretching every pound towards the purchase price. If you’re selling at the same time, remember that estate agent fees and mortgage exit costs belong in the same moving budget.

A Practical Buyer’s Budget

Before you make an offer, split your costs into three columns: what you must pay, what you can choose, and what could come up if the purchase becomes more complex. Then add a contingency. For a £300,000 home in South Essex, that list might include the deposit, legal and search costs, a survey, mortgage fees, insurance, removals and a repair reserve, plus whichever SDLT figure applies to you from the examples above.

• Ask your lender or adviser for the total cost of the mortgage, not just the monthly payment.
• Ask your conveyancer for a quote that separates VAT, searches and likely disbursements.
• Choose a survey based on the age and condition of the home.
• Check service charges, ground rent and planned works before offering on a leasehold property.
• Keep cash aside for the first month; completion isn’t the end of the spending.

How to Avoid Surprises Without Cutting Corners

The aim isn’t to avoid every cost; it’s to find out about them early enough to make good decisions. Instruct a conveyancer early, have your ID and proof of funds ready, check your lender’s fee schedule and ask the agent practical questions about tenure and charges. If you’re selling too, our guide on how to prepare your house for sale will help you plan any presentation costs before your own move.

If the Purchase Falls Through

In England and Wales, an accepted offer isn’t legally binding until contracts are exchanged. Before exchange, either side can usually walk away, even if you’ve already paid for a survey, searches, legal work or a mortgage valuation. Ask your conveyancer how their fees work if the purchase doesn’t complete: some charge for work already done, while others offer a no-sale, no-fee arrangement with conditions.

This is another reason not to put every available pound into the deposit. Keep enough cash to cover a second survey or set of searches if needed, and don’t book anything you can’t cancel until your solicitor confirms exchange has taken place.

Some sellers we work with choose to use a reservation agreement, a legally binding agreement entered into once a sale is agreed, so that both sides can move forward with greater commitment. If you’re offered one as a buyer, read the terms carefully and take independent legal advice before signing, as there can be financial consequences if you withdraw.

Frequently Asked Questions

What are the hidden costs of buying a house in the UK?

The main extra costs are Stamp Duty (or the equivalent tax in Scotland and Wales), conveyancing and searches, a survey, mortgage fees, insurance, Land Registry and transfer charges, removals, storage, leasehold charges and early repairs.

How much should I budget on top of the deposit?

There’s no single figure. MoneyHelper estimates buying and selling fees can exceed £5,000 before the deposit and Stamp Duty. Your price, location, mortgage, survey, tenure and moving plans will decide your own total.

Is a house survey worth paying for?

A survey is optional, but it can uncover defects and help you make a better-informed decision. Choose the level that suits the property; a mortgage valuation isn’t a substitute for a buyer’s survey.

Do first-time buyers pay Stamp Duty?

Eligible first-time buyers in England and Northern Ireland currently pay no SDLT on the first £300,000 and 5% on the portion between £300,001 and £500,000. Relief doesn’t apply above £500,000. Check GOV.UK before relying on it.

Plan Your Purchase With Carter Remy Estates

Knowing the full cost of buying makes it much easier to search with confidence and avoid stretching your finances. When you’re ready, browse our latest properties for sale and book viewings with our team. We can also provide free independent mortgage advice and recommend trusted local solicitors, so the numbers are clear before you make an offer.

If you’re buying and selling in South Essex, Thurrock or East London, get in touch with our team on 01268 727757 (Basildon) or 01375 511411 (Grays), or explore more guides on the Carter Remy blog. The right budget isn’t the most a lender will offer; it’s the figure that still leaves you comfortable once the keys are in your hand.