What solicitor fees should I budget for when buying a house?

Conveyancing solicitor fees for buying a property typically range from £1,000 to £2,000, depending on the purchase price and the complexity of the transaction (freehold vs leasehold, new-build, etc.). If you are also selling, add £800–£1,500 for the sale conveyancing. Most solicitors charge a fixed fee plus disbursements — searches, Land Registry registration, stamp duty submission — so always ask for a full quote including disbursements.

What is the Land Registry fee when buying a property?

The Land Registry fee for registering a property purchase in England and Wales is tiered by purchase price: £20 for properties up to £80,000; £40 for £80,001–£100,000; £95 for £100,001–£200,000; £135 for £200,001–£500,000; £270 for £500,001–£1,000,000; and £455 for properties over £1,000,000. These fees apply when registering electronically. Paper applications attract higher fees. Your solicitor handles this registration on your behalf.

Cost of Moving Calculator

Q: How much does it cost to move house in the UK?

The total cost of moving house in the UK typically ranges from £5,000 to £25,000 depending on the purchase price, whether you are also selling a property, and the survey type you choose. Stamp duty is usually the largest single cost. On a £300,000 purchase by a home mover, stamp duty alone is £5,000, with conveyancing fees, survey, and removal costs adding another £4,000–£6,000 on top. Our calculator gives you a full itemised estimate in under a minute.

Q: Do I need a survey when buying a house?

A survey is not legally required, but it is strongly recommended. A Homebuyer Report (Level 2 survey, approximately £400–£700) checks for obvious defects, damp, and structural concerns. A Building Survey (Level 3, £600–£1,500) is more detailed and recommended for older, larger, or non-standard properties. Not getting a survey on a property with hidden defects can cost significantly more than the survey fee to fix. A mortgage valuation is not a survey — it only confirms the property is worth what you are paying.

Q: How much do estate agents charge to sell a house?

Estate agent fees for selling a residential property in England typically range from 0.75% to 3% of the sale price, with an average around 1%–1.5% for sole agency with a traditional high-street agent. Online agents may charge a fixed fee of £500–£1,500, paid upfront regardless of whether the property sells. Our calculator uses 1.2% as a typical sole agency benchmark. Always confirm the exact fee percentage, whether it is inclusive of VAT, and whether it applies only on successful completion.

What does it actually cost to move house?

Moving house is one of the most expensive financial events most people experience, yet the full list of costs is rarely visible in one place. The purchase price is only the start. Stamp duty, solicitor fees, survey costs, mortgage fees, Land Registry registration, estate agent fees (if selling), and removal costs all fall due at different points in the transaction — and many are payable before completion, whether or not the purchase proceeds. Our calculator adds all of them up and shows you exactly when each payment is expected.

Stamp duty — the largest single cost

For most buyers in England purchasing between £125,000 and £500,000, stamp duty (SDLT) is the biggest single cost of moving. A home mover buying at £300,000 pays £5,000 in stamp duty. A first-time buyer at the same price pays £0. An additional property buyer pays £20,000. The difference between buyer types is dramatic — and knowing exactly which category you fall into is the starting point for any moving budget. Use our stamp duty calculator for the full slice-by-slice breakdown.

Solicitor and conveyancing fees

You need a conveyancing solicitor for both buying and selling. Typical buying fees range from £1,000 to £2,000 including disbursements (search fees, Land Registry, SDLT submission). Selling fees are usually £800–£1,500. Always request a full quote including VAT and all disbursements — some solicitors advertise a low headline fee and add search costs, bank transfer fees, and Land Registry charges separately. Fixed-fee conveyancing is common; avoid firms quoting hourly rates for a standard residential transaction.

Surveys — don't skip this cost

A mortgage valuation is not a survey. It tells the lender the property is worth what you are paying — nothing more. A Homebuyer Report (RICS Level 2, approximately £400–£700) checks for damp, structural movement, and obvious defects, with traffic-light ratings and a market valuation. A Building Survey (RICS Level 3, £600–£1,500) provides a detailed assessment of the structure and condition, appropriate for older, larger, or non-standard properties. Skipping a survey on a property with hidden defects can cost tens of thousands to remedy later.

Estate agent fees — when selling

Estate agent fees for selling a residential property typically range from 0.75% to 2% of the sale price with a traditional sole agency. On a £275,000 sale at 1.2%, the fee is £3,300. These fees are typically only payable on successful completion, which means if the sale falls through you owe nothing — though some agents charge a withdrawal fee if you remove the property from the market. Always confirm the exact fee, whether it includes VAT, and the notice period if you wish to change agents.

Moving costs questions

How much does it cost to move house in the UK?

Total costs typically range from £5,000 to £25,000 depending on purchase price, buyer type, and whether you are also selling. Stamp duty is usually the largest single cost for home movers. Our calculator gives you a full itemised estimate including all fees and when each falls due.

What solicitor fees should I budget for?

Buying conveyancing typically costs £1,000–£2,000 including disbursements (searches, Land Registry, SDLT submission). Selling costs £800–£1,500. Always ask for a full quote including VAT and all disbursements — some firms advertise a low headline fee and add costs separately.

Do I need a survey when buying a house?

Not legally required, but strongly recommended. A Homebuyer Report (£400–£700) suits most properties. A Building Survey (£600–£1,500) is better for older, larger, or non-standard properties. A mortgage valuation is not a survey — it only confirms the property is worth what you are paying, not that it is in good condition.

What is the Land Registry fee when buying?

The Land Registry fee is tiered: £95 for £100,001–£200,000; £135 for £200,001–£500,000; £270 for £500,001–£1,000,000; £455 above £1,000,000. Your solicitor handles the registration as part of the conveyancing process.

How much do estate agents charge to sell a house?

Traditional sole agency fees typically range from 0.75% to 2% of the sale price, with 1%–1.5% being most common. Fees are usually only payable on successful completion. Always confirm the percentage, whether VAT is included, and any withdrawal or marketing fees.

Cost of Moving