Buying & selling
Moving house fees checklist: every charge, in the order you'll pay it
Most guides list the costs of moving. This one lists them in the order the money leaves your account, from the first fee before you have even offered to the last one weeks after you have the keys — so nothing arrives as a surprise.
How to use this
Work down the stages in order and tick off what applies. Buyers use the buyer rows, sellers the seller rows, and anyone doing both uses both — most people moving house are. Figures are typical 2026 UK ranges; the actual numbers come from the quotes you get, and the three big ones (agent, conveyancer, removals) are all free to obtain.
Stage 1 — Getting ready
| Fee | Who pays | When | Typical (2026) |
|---|---|---|---|
| Energy Performance Certificate | Seller | Before the property is marketed | £60–£120, only if the current one has expired — they last ten years |
| Estate agent valuation | Seller | Before choosing an agent | Usually free |
| Mortgage broker fee, if any | Buyer | Varies — ask; prefer on offer or completion | £0 for many brokers; £295–£995 fixed, or a percentage of the loan |
| Agreement in principle | Buyer | Before you offer | £0 |
Stage 2 — Offer accepted
| Fee | Who pays | When | Typical (2026) |
|---|---|---|---|
| Conveyancer's payment on account | Both | On instruction | Often £200–£400 up front to cover searches and identity checks |
| Identity and anti-money-laundering checks | Both | On instruction | £10–£30 per person |
| Survey | Buyer | Booked within days of the offer | £350–£600 Level 2; £600–£1,200 Level 3; £150–£300 valuation only |
| Mortgage arrangement, booking and valuation fees | Buyer | On full application | Arrangement from £0 to around £1,000; valuation sometimes free, sometimes a few hundred |
| Searches | Buyer | Ordered on instruction, paid then or from the account | Roughly £250–£400 for local authority, environmental and drainage |
Stage 3 — Before exchange
| Fee | Who pays | When | Typical (2026) |
|---|---|---|---|
| Leasehold management pack | Seller | Ordered as soon as the offer is accepted — it is slow | Often £150–£400, set by the freeholder or managing agent |
| Indemnity insurance, if a title defect needs covering | Usually seller | When the buyer's conveyancer raises it | £20 to a few hundred pounds |
| Removals booking deposit | Both | On booking, ideally two to four weeks out | Often a deposit, balance before or on the day |
| Buildings insurance | Buyer | Must be in place from exchange | A monthly premium — start it the day you exchange, not the day you complete |
Stage 4 — Exchange of contracts
| Fee | Who pays | When | Typical (2026) |
|---|---|---|---|
| Exchange deposit | Buyer | On exchange | Usually 10% of the price, sometimes less by agreement; if you are also selling, your buyer's deposit is often passed up the chain |
From exchange you are legally committed. Everything above this line is money you can lose if the purchase falls through; everything below is money you will definitely spend.
Stage 5 — Completion day
| Fee | Who pays | When | Typical (2026) |
|---|---|---|---|
| Stamp duty, LBTT or LTT | Buyer | Paid by the conveyancer on completion from money you have sent | Depends on price, nation and your circumstances — use a calculator |
| Conveyancer's fee, balance | Both | In the completion statement | £700–£1,100 sale; £950–£1,400 purchase; £1,500–£2,500 both, plus VAT |
| Land Registry fee | Buyer | On completion | Banded by price — from about £20 to several hundred pounds |
| Bank transfer (CHAPS) fee | Both | On completion | £20–£40 per transfer |
| Estate agent's fee | Seller | Deducted from the sale proceeds | Commonly 1–1.5% of the price plus VAT; online agents fixed fees from a few hundred pounds |
| Mortgage redemption and any early repayment charge | Seller | From the sale proceeds | The ERC can run to thousands if you leave a fixed deal early — check before you list |
| Removals, balance | Both | On or before the day | £640–£920 for a 3-bed local move; more for distance, packing or stairs |
Stage 6 — After you have the keys
| Fee | Who pays | When | Typical (2026) |
|---|---|---|---|
| Leasehold notice of transfer and charge | Buyer | Within weeks of completion | Often £50–£150 each, set by the freeholder |
| Mail redirection | Both | Set up before the move, runs from the day | A few tens of pounds for three months; more for longer |
| Locks | Buyer | First day | A locksmith visit — you do not know who has keys |
| Council tax, utilities, broadband, TV licence | Both | From completion | Ongoing; some providers charge a connection fee |
| Cleaning the old place | Seller / tenant | Before handover | A few hours' professional clean if you are not doing it yourself |
The ones people miss
- The early repayment charge on the mortgage you are leaving. Ask your lender for the figure before you put the house on the market.
- Buildings insurance from exchange, not completion — between the two dates the property is your risk.
- The leasehold pack, because it has to be ordered early and paid for by the seller, who often does not know.
- Payments on account to the conveyancer — money you send early that reappears as a credit on the completion statement.
- The removals deposit, and waiting time if you are not packed when the crew arrives.
Questions people ask
What fees do you pay when moving house?
For a buyer: survey, mortgage fees, searches, the conveyancer's fee and disbursements, stamp duty (or LBTT in Scotland, LTT in Wales), the Land Registry fee and removals. For a seller: the estate agent's fee, an EPC if needed, the conveyancer's fee, any early repayment charge on the mortgage, and removals. Most people moving house pay both sets.
What do I pay before exchange, and can I lose it?
The survey, the mortgage application fees, searches, identity checks and any payment on account to the conveyancer — typically several hundred to a couple of thousand pounds. If the purchase falls through before exchange, that money is generally gone. After exchange you are committed, and the rest is certain.
When is stamp duty paid?
On completion. Your conveyancer files the return and pays the tax from money you have transferred to them beforehand — it appears on the completion statement with the legal fee and the Land Registry fee.
When do I pay the estate agent?
On completion, deducted from the sale proceeds before the balance reaches you. You do not pay it up front, and with a no-sale-no-fee agreement you do not pay it at all if the sale falls through — check the terms, especially the notice period.
Does a seller pay stamp duty?
No. Stamp duty, LBTT and LTT are paid by the buyer. The seller's completion-day costs are the agent's fee, the conveyancer's fee, the mortgage redemption and any early repayment charge.
How much should I keep back for the small fees after completion?
A few hundred pounds covers mail redirection, a locksmith, a clean of the old place and any leasehold notice fees. It is the line most people forget and the easiest to plan for.
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