The short answer
Beyond the deposit and stamp duty, expect to budget separately for legal fees, a survey, mortgage-related fees, Land Registry costs, and moving costs. None of these are optional extras — they're the normal, standard costs of any UK property purchase, and forgetting to budget for them is one of the most common first-time buyer mistakes.
Start with the two big numbers
Before budgeting for the smaller costs below, get your stamp duty and mortgage payment figures locked in first.
Open the calculators →The full list
| Cost | What it's for | Typical range |
|---|---|---|
| Mortgage valuation fee | Confirms to your lender the property is worth what they're lending against | Often free to a few hundred pounds, depending on the lender |
| Survey | An independent assessment of the property's condition — separate from the lender's valuation | £300–£1,500+, depending on survey level and property size |
| Legal / conveyancing fees | Your solicitor's fees for handling the legal side of the purchase | £800–£1,800+, more for leasehold or complex purchases |
| Local authority searches | Checks for planning issues, flood risk, and other local factors, carried out by your solicitor | £250–£450 |
| Land Registry fee | Registers you as the new legal owner | £20–£500+, scaled to property price |
| Mortgage arrangement / product fee | Charged by some lenders for setting up the mortgage deal | £0–£2,000, varies hugely by lender and deal |
| Buildings insurance | Required from the point of exchange, since you're financially on the hook for the property from then | Varies by property and cover level |
| Removal costs | Moving your belongings from your old home (or first home) to the new one | £300–£1,500+, depending on distance and volume |
Ranges above are indicative and vary by property, location, and provider — always get actual quotes rather than budgeting purely off these figures.
Leasehold adds its own costs
If you're buying a leasehold property (common for flats), expect additional legal work to review the lease terms, which usually increases your solicitor's fee, plus ongoing ground rent and service charges that a freehold property simply wouldn't have. Ask for these figures early — they affect your ongoing monthly budget, not just the purchase itself.
A simple way to think about total upfront cash needed
Add these together for a realistic picture of what you need available, separate from your mortgage:
- Deposit
- Stamp duty (or LBTT/LTT)
- Legal fees and searches
- Survey cost
- Any mortgage fees not added to the loan
- A buffer for moving costs and immediate essentials
Use our stamp duty and mortgage calculators for the two largest numbers, then add realistic quotes for the rest before deciding what you can actually afford to offer on a property.
Frequently asked questions
Can these costs be added to my mortgage?
Some can. A mortgage product fee is the easiest, since many lenders let you add it to the loan rather than pay upfront (though this means paying interest on it over the mortgage term). Stamp duty can often be added too — most lenders will let you borrow it as part of the mortgage, which increases your loan-to-value and is subject to the usual affordability checks; see our guide to adding stamp duty to your mortgage for the full cost trade-off. Legal fees and survey costs, by contrast, generally need to be paid separately in cash and aren't rolled into the mortgage itself.
Do I still need my own survey if the lender does a valuation?
Almost certainly yes. A lender's valuation exists purely to confirm the property is worth what they're lending against — it isn't a survey of the property's condition and won't flag structural issues. A separate survey, commissioned by you, is the only way to find out about problems before you're committed.
What's the difference between a HomeBuyer Report and a full structural survey?
A HomeBuyer Report is a mid-level survey suited to conventional properties in reasonable condition, covering visible defects and general condition. A full structural (or building) survey is far more detailed and thorough, recommended for older properties, unusual construction, or anywhere you have specific concerns — it costs more but goes significantly deeper.
Are there extra costs specific to buying a leasehold property?
Yes. Leasehold purchases typically involve additional legal work (reviewing the lease terms), and ongoing costs like ground rent and service charges that a freehold property wouldn't have. Your solicitor's fees are often higher for leasehold transactions too, reflecting the extra checks involved.
Is stamp duty different for a new-build home?
No — there's no separate stamp duty scheme for new-build properties. You pay the same standard rates (or first-time buyer relief, or the additional property surcharge, whichever applies to you) on a new-build as you would on an identical resale property at the same price. Where new-builds can catch buyers out is elsewhere in the budget — some developers offer incentives like paying your stamp duty or legal fees as part of the deal, so it's always worth asking what's included before you calculate your own upfront costs.
This guide is for general information and doesn't constitute financial advice. Cost ranges are indicative and vary by provider, location, and property — always get actual quotes before budgeting a purchase.