How much does it cost to buy a house in the UK?

Getting an Agreement in Principle from a lender is free. A whole-of-market mortgage broker is also typically free for first-time buyers — they're paid a procuration fee by the lender when your mortgage completes. However, some specialist brokers charge a fee (usually £300–£500) for complex cases.

When you register to view properties, estate agents will ask for proof of finances. There are no fees for viewings. However, once your offer is accepted, the estate agent will run anti-money-laundering (AML) identity checks — typically £20–£60 per buyer.

Many mortgages come with an arrangement fee — typically £999–£1,999. This can usually be added to the mortgage itself rather than paid upfront, though you'll then pay interest on it over the full term. Compare the total cost of the loan, not just the headline rate.

There is sometimes also a booking fee (£100–£250) charged to reserve the rate while your application is processed. Not all lenders charge this. Your broker should show you the overall cost comparison — the Annual Percentage Rate of Charge (APRC) — for each product.

The lender will also instruct a mortgage valuation surveyor to confirm the property is worth what you're paying. This can cost £150–£500 but is sometimes free with certain products. This is not the same as a structural survey.

Conveyancing is the legal transfer of property ownership. You'll need to appoint a solicitor or licensed conveyancer. For a standard first-time purchase, expect a total bill of £1,000–£2,500, which includes the solicitor's professional fee and a set of disbursements (searches, Land Registry fee, bank transfer charges).

Local authority searches alone typically run £150–£350 depending on the council. The Land Registry registration fee is charged on a sliding scale: on a £300,000 purchase it's around £330. Budget these separately from the solicitor's headline quote.

Don't skip the survey. A Level 2 HomeBuyer Report (RICS) typically costs £500–£900 and is suitable for most conventional homes built after 1930. A Level 3 Full Structural Survey runs £900–£1,500 and is worth the extra for older, extended, or obviously tired properties.

If the survey reveals problems — say, a failing roof or damp — you can use the findings to renegotiate the asking price. A £700 survey that saves you £5,000 in a price reduction is excellent value.

Stamp Duty is often the single biggest upfront cost after the deposit. In England and Northern Ireland, first-time buyers pay 0% on the first £425,000 of the purchase price, provided the property costs no more than £625,000. Above that threshold, standard rates apply.

On a £300,000 property, a first-time buyer pays £0 SDLT. On a £500,000 property, they pay £3,750 (5% on the £75,000 above the £425,000 threshold). Wales uses Land Transaction Tax; Scotland uses Land and Buildings Transaction Tax — different rates apply in both.

Removals firms typically charge £400–£1,500 for a house move depending on the volume and distance. Man-and-van services are cheaper for small flats. Booking well in advance (4–6 weeks) gets better availability and sometimes a lower price.

Additional costs to factor in: Royal Mail redirection (around £35 for 3 months), any immediate maintenance or decorating, new appliances if white goods aren't included, and window cleaning or locksmith costs on day one.

On a £300,000 first-time purchase with a 10% (£30,000) deposit, you should budget approximately £5,000–£8,000 in additional costs on top of the deposit: roughly £1,500 for conveyancing, £700 for a Level 2 survey, £1,000–£1,999 for a mortgage arrangement fee, £0 Stamp Duty (under the threshold), and £500–£1,000 for moving and miscellaneous.

On a £500,000 property the picture changes: Stamp Duty adds £3,750, conveyancing can run closer to £2,000 (leasehold flats add more), and a more expensive survey may be warranted — expect total additional costs of £8,000–£12,000.