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Everyone knows you need a deposit to buy a house. What most first-time buyers don't budget for is everything else — stamp duty, solicitor fees, surveys, mortgage arrangement fees, and moving costs. In 2026, the average total cost of buying a house in the UK is around £8,108 on top of the deposit, according to HomeOwners Alliance data. On a £300,000 property, that means you need to find roughly £38,000 before you get the keys.
This guide breaks down every single cost so you aren't caught short at the worst possible time.
The Deposit — Your Biggest Upfront Cost
The deposit is typically 5–20% of the property price. A larger deposit unlocks lower mortgage interest rates and a wider choice of lenders. The practical impact is significant:
| Property Price | 5% Deposit | 10% Deposit | 15% Deposit | 20% Deposit |
|---|---|---|---|---|
| £200,000 | £10,000 | £20,000 | £30,000 | £40,000 |
| £300,000 | £15,000 | £30,000 | £45,000 | £60,000 |
| £400,000 | £20,000 | £40,000 | £60,000 | £80,000 |
| £500,000 | £25,000 | £50,000 | £75,000 | £100,000 |
First-time buyers can use a Lifetime ISA (LISA) to boost their deposit by up to £1,000 per year in government bonuses. You can contribute up to £4,000/year and receive a 25% bonus. The LISA must have been open for at least 12 months before using it for a property purchase below £450,000.
Stamp Duty Land Tax (SDLT) — England and Northern Ireland
Stamp duty is calculated on a tiered basis — you pay different rates on different portions of the price. The standard 2026 rates for England and Northern Ireland:
| Property Price Band | Standard Rate | First-Time Buyer Rate |
|---|---|---|
| Up to £125,000 | 0% | 0% |
| £125,001–£250,000 | 2% | 0% (FTB relief) |
| £250,001–£300,000 | 5% | 0% (FTB relief up to £300k) |
| £300,001–£925,000 | 5% | 5% |
| £925,001–£1.5m | 10% | 10% |
| Above £1.5m | 12% | 12% |
Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT) — both with different rates and thresholds. Always check the rates applicable to your specific location.
Example — £350,000 property, standard buyer:
0% on first £125,000 = £0
2% on £125,001–£250,000 = £2,500
5% on £250,001–£350,000 = £5,000
Total stamp duty = £7,500
Solicitor and Conveyancing Fees
You need a solicitor or licensed conveyancer to handle the legal transfer of ownership. Typical costs in 2026:
| Fee Type | Typical Cost | Notes |
|---|---|---|
| Solicitor professional fee | £900–£1,800 | Varies by value and complexity |
| Local authority searches | £250–£350 | Checks for planning and local issues |
| Land Registry fee | £135–£540 | Based on property price |
| Bank transfer fee | £25–£50 | CHAPS transfer of funds |
| Anti-money laundering check | £30–£75 | Identity verification |
| Total conveyancing | ~£1,500–£2,500 | Including all disbursements |
Survey Costs — Don't Skip This
A mortgage valuation confirms the property is adequate security for the loan — it doesn't protect you as the buyer. For your own protection, you need a separate survey:
| Survey Type | Cost | When to Use |
|---|---|---|
| Condition Report (Level 1) | £300–£400 | New builds only |
| Homebuyer Report (Level 2) | £400–£600 | Standard properties in reasonable condition |
| Full Building Survey (Level 3) | £600–£1,500 | Older properties, unusual construction, renovations |
More than a third of UK homeowners regret aspects of their purchase, with 29% of 18–34-year-olds citing underestimated costs as their biggest regret. A survey that reveals a structural issue can save you tens of thousands, or allow you to renegotiate the price. Don't skip it to save £500.
Mortgage Arrangement Fees
Most mortgage products come with arrangement fees — though some lenders offer fee-free deals with slightly higher rates. Budget £500–£1,500. You can usually add this to your mortgage, but remember: adding it means paying interest on it for the full mortgage term.
Full Cost Summary — Three Scenarios
| Cost | £250k FTB | £400k Standard | £600k Standard |
|---|---|---|---|
| Deposit (10%) | £25,000 | £40,000 | £60,000 |
| Stamp duty | £0 (FTB relief) | £10,000 | £20,000 |
| Solicitor fees | £1,500 | £1,800 | £2,000 |
| Survey | £500 | £600 | £700 |
| Mortgage arrangement | £1,000 | £1,000 | £1,500 |
| Removals | £600 | £800 | £1,200 |
| Buildings insurance (yr 1) | £250 | £350 | £450 |
| Total cash needed | ~£28,850 | ~£54,550 | ~£85,850 |
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Frequently Asked Questions
From offer accepted to completion typically takes 12–16 weeks, though it can be significantly longer in complex chains. Instructing your solicitor quickly and having your mortgage in principle arranged before you make an offer speeds up the process.
A mortgage in principle is a conditional agreement from a lender that they would likely lend you a specific amount, based on a soft credit check. It's not a formal offer but signals to sellers that you're a serious buyer. Most estate agents recommend having one before viewing properties.
Technically you can act as your own conveyancer, but it's extremely risky and most mortgage lenders won't allow it. Conveyancing involves complex legal searches, contract reviews, and Land Registry submissions. The few hundred pounds you save is not worth the risk on a £200,000+ transaction.
Freehold means you own the property and the land it stands on outright. Leasehold means you own the property for a fixed period (often 999 years) but not the land — a freeholder owns the land and charges ground rent and service charges. Leasehold properties (common for flats) have additional purchase costs and ongoing fees that freehold properties don't.
The Lifetime ISA bonus (25% up to £1,000/year) is the primary government support in 2026. Shared Ownership allows you to buy a share (typically 25–75%) of a property and pay rent on the remainder. Help to Buy equity loan schemes ended in March 2023 but shared ownership remains widely available.