Home Buying PlannerUK affordability dashboard

UK home-buying guides

Home-buying guides

Straight answers on what buying a home in the UK really costs, from stamp duty and deposits to conveyancing, surveys and moving. Every guide is grounded in official figures and updated regularly.

Topic

Property type

Costs

The full cost of buying a house in the UK

Every cost of buying a house in the UK beyond the deposit: stamp duty, conveyancing, surveys, mortgage fees, removals and the hidden costs buyers forget.

Moving & removal costs

How much it costs to move house in the UK: removals, packing, storage, mail redirection, utility set-up and council tax overlap, with typical figures.

Buy-to-let: the costs to budget for

The full cost of a buy-to-let in the UK: deposits, the stamp duty surcharge, buy-to-let mortgages, tax on rental income and ongoing landlord costs.

Remortgaging costs explained

The full cost of remortgaging in the UK: arrangement fees, valuation, legal fees, early repayment charges and exit fees, plus how to keep costs down.

Ground rent and service charges

Ground rent and service charges explained for UK leaseholders: what each covers, typical costs, the ground rent ban, sinking funds and how to challenge.

Lease extension cost explained

What a lease extension costs in the UK, why a short lease is a problem when buying, the 'marriage value' trap below 80 years, and recent leasehold reforms.

Buildings insurance when buying

When you need buildings insurance to buy a house, why lenders require it from exchange, what it covers vs contents insurance, and how rebuild cost is set.

Land Registry fees explained

What HM Land Registry fees cost when buying a property, the scale based on price, the cheaper online rate, what they cover, and who pays them.

Estate agent fees explained

How much estate agent fees cost in the UK, how commission works, sole vs multi-agency, online vs high street, and how to negotiate a better rate.

Council tax bands explained

How council tax bands work in the UK, what each band costs, how a property's band is set, the discounts available, and how to check the band before you buy.

Capital gains tax on property

When capital gains tax applies to UK property, the rates, private residence relief, the annual allowance, allowable costs and 60-day reporting.

Buying a second home

The extra costs of buying a second home in the UK: the stamp duty surcharge, mortgage rules, council tax premiums and capital gains tax when you sell.

Stamp duty

How much is stamp duty?

How much stamp duty you pay in the UK: current SDLT, LBTT and LTT bands, who pays, when it's due, and worked examples across England, Scotland, Wales.

Stamp duty on second homes & buy-to-let

How much extra stamp duty you pay on a second home or buy-to-let in the UK: the additional-property surcharge across England, Scotland and Wales.

How stamp duty is calculated

How SDLT is worked out band by band in England and Northern Ireland, with worked examples, first-time buyer relief, the additional-property surcharge.

Stamp duty refund: how and when to claim

When you can reclaim the 3% stamp duty surcharge, the deadlines and time limits, how to claim from HMRC, and other refund situations explained.

Non-resident stamp duty surcharge

How the 2% non-resident stamp duty surcharge works in England and Northern Ireland: who counts as non-resident, how it stacks with other rates, and refunds.

Stamp duty on shared ownership

How stamp duty works on shared ownership homes: paying in one go vs as you go, first-time buyer relief, and what happens when you staircase.

First-time buyer stamp duty across the UK

How much stamp duty first-time buyers pay in England, Scotland, Wales and Northern Ireland, with reliefs and worked examples.

Deposit & mortgage

How much deposit do you need for a house?

How much deposit you need to buy a house in the UK: the 5% minimum, typical 10 to 20%, and what each deposit size means for your mortgage rate.

Mortgage in principle: what it is and how to get one

What a mortgage in principle (AIP/DIP) is, how long it lasts, whether it affects your credit score, what you need to apply, and how to get one before viewing.

Shared ownership explained

How shared ownership works in the UK: buying a share, paying rent on the rest, staircasing to own more, eligibility rules, real costs and the pros and cons.

Using a Lifetime ISA for your first home

How a Lifetime ISA helps first-time buyers: the 25% government bonus, £4,000 annual limit, £450,000 property cap, withdrawal charge and how it compares.

First-time buyer schemes explained

A guide to UK first-time buyer schemes: Lifetime ISA, shared ownership, First Homes, the Mortgage Guarantee scheme, stamp duty relief and which might suit you.

How much can I borrow for a mortgage?

How lenders decide your mortgage size: income multiples, affordability and stress testing, the impact of deposit, debts and outgoings, and how to borrow more.

Help to Buy ISA vs Lifetime ISA

Help to Buy ISA vs Lifetime ISA compared: the 25% bonus, contribution limits, property price caps, penalties and which suits first-time buyers best.

Joint mortgages explained

How joint mortgages work in the UK: combined affordability, joint tenants vs tenants in common, liability, and how to protect yourself when buying together.

Gifted deposits explained

How a gifted deposit works for a UK mortgage: who can gift, the gifted deposit letter lenders need, proof of funds, and the inheritance tax rules to know.

Types of mortgage explained

Fixed, tracker, variable, discount, offset, interest-only and repayment mortgages compared, so you can pick the right UK mortgage for your situation.

Fixed vs variable rate mortgage

Compare fixed, tracker, discount and standard variable rate mortgages, pros, cons, costs and how to choose the right deal for your situation.

Mortgage broker vs going direct

Should you use a mortgage broker or go direct to a lender? How brokers work, what they cost, whole-of-market vs tied advice, and the pros and cons of each.

Credit score for a mortgage

How your credit score affects a UK mortgage, what lenders actually check, how to improve your credit before applying, and what to avoid beforehand.

Self-employed mortgage

How to get a mortgage when self-employed: the accounts lenders want, how income is assessed for sole traders and directors, and tips to get approved.

Negative equity explained

What negative equity is, how it happens, how it affects selling and remortgaging, and practical steps to get out of negative equity in the UK.

Low deposit mortgages explained

How low deposit mortgages work in the UK, from 95% loans to deposit-free deals, the pros and cons, who qualifies, and how to boost your chances of approval.

Right to Buy scheme explained

How Right to Buy works in England: eligibility, current discount caps after November 2024, Right to Acquire, the application process and repayment rules.

Equity release explained

How equity release works in the UK: lifetime mortgages vs home reversion, costs, the no-negative-equity guarantee, effect on benefits and the alternatives.

Porting a mortgage explained

What porting a mortgage means, how to transfer your existing deal to a new property, the affordability re-check, costs, and when porting is worth it.

Bridging loans explained

How bridging loans work in the UK: typical rates and fees, open vs closed and first vs second charge, when to use one to buy before you sell, and the risks.

Interest-only mortgages explained

How interest-only mortgages work, who can get one, the repayment vehicle lenders require, part-and-part and RIO options, and the risks involved.

Offset mortgages explained

How an offset mortgage uses your savings to cut interest, who benefits most, the tax advantage, and how it compares with a standard repayment deal.

Guarantor mortgages explained

How guarantor and joint borrower sole proprietor mortgages help you buy, what a guarantor risks, the costs and the family alternatives compared.

The First Homes scheme explained

How the First Homes scheme works: the 30% discount, who is eligible, price caps, the resale rules, and how it compares with other buyer schemes.

Early repayment charges explained

What an early repayment charge is, how ERCs are calculated, when you have to pay one, and how to avoid or reduce the cost when you remortgage or move.

Mortgage overpayments explained

How mortgage overpayments work, the 10% annual limit and early repayment charges, whether to reduce the term or payment, and when overpaying beats saving.

Down valuation explained

What a down valuation is, why lenders value a home below the agreed price, how it affects your mortgage, and the options to fix or challenge it.

Self-build mortgages explained

Self-build mortgages explained: how stage payments work, arrears vs advance, deposit and land costs, eligibility, and the alternatives for building your own.

Mortgage life insurance explained

What mortgage life insurance is, decreasing vs level term cover, typical costs, and whether you need it alongside critical illness and income protection.

Mortgage guarantee scheme explained

How the UK mortgage guarantee scheme and 95% mortgages work: who qualifies, the pros and cons of a 5% deposit, and the alternatives for low-deposit buyers.

Buying property through a limited company

Should you buy a buy-to-let through a limited company? Tax, mortgage rates, stamp duty, pros and cons, and when an SPV structure makes sense in the UK.

Staircasing in shared ownership

How staircasing works in shared ownership: buying more shares of your home, valuation and costs, the effect on rent, and stamp duty implications.

Mortgage fees explained

A full breakdown of UK mortgage fees: arrangement and booking fees, valuation, broker, CHAPS and exit fees, and whether to add them to the loan.

The mortgage application process

The mortgage application process step by step: agreement in principle, full application, documents needed, valuation, the mortgage offer and timescales.

Surveys & legal

Conveyancing fees explained

Conveyancing fees explained: typical UK legal costs for buying and selling, the difference between the legal fee and disbursements, and how to compare quotes.

Solicitor fees for buying a house

Solicitor fees for buying a house in the UK: typical legal costs, disbursements, what affects the price, when you pay, and how to choose a good conveyancer.

House survey costs & which survey to choose

How much a house survey costs in the UK, the difference between RICS Level 1, 2 and 3 surveys, which one you need, and why skipping one is risky.

Leasehold vs freehold explained

Leasehold vs freehold explained: what you actually own, ground rent and service charges, lease length and extensions, share of freehold, and what to check.

What is conveyancing?

What conveyancing is, what a conveyancer does, how long it takes, the costs, and the searches and stages involved when buying or selling a UK home.

EPC ratings explained

What an EPC rating is, how the A–G scale works, why it matters when buying or selling, how long an EPC lasts, and how to improve a poor rating.

Mortgage valuation vs survey

The difference between a mortgage valuation and a house survey in the UK, what each covers, what they cost, and why a valuation is not enough to protect you.

Snagging list for new-build homes

What a snagging list is, common new-build defects to look for, when to inspect, professional snagging surveys and how to get the developer to fix issues.

Conveyancing searches explained

The property searches your conveyancer runs when buying a UK home: local authority, environmental, water and drainage and more, what each reveals and the cost.

RICS home survey levels explained

RICS Home Survey Levels 1, 2 and 3 explained: what each covers, typical costs, which to choose for your property type, and how they differ from a valuation.

Japanese knotweed and buying a house

How Japanese knotweed affects buying a house and getting a mortgage: the legal duties, treatment costs, guarantees, and what to ask sellers.

Damp and buying a house

Spot rising, penetrating and condensation damp before you buy, what a survey reveals, typical repair costs and how to renegotiate the price.

Indemnity insurance when buying a house

What property indemnity insurance covers, the common policy types, typical one-off costs and who pays, explained for UK buyers and sellers.

Restrictive covenants explained

What restrictive covenants are, common examples, how they affect what you can do with your home, and how to deal with or remove them when buying.

Cladding and the EWS1 form explained

What the EWS1 form is, how cladding affects buying a flat and getting a mortgage, who pays for remediation, and the latest building safety rules.

Title deeds explained

What title deeds are, the difference between the register and historic deeds, how to get copies from HM Land Registry, and what they prove.

Buying the freehold explained

How leaseholders can buy the freehold, what it costs, the difference between flats and houses, and the legal process step by step.

Flood risk when buying a house

How to check a property's flood risk, what a flood search reveals, the impact on insurance and mortgages, and how Flood Re keeps cover affordable.

Subsidence when buying a house

What subsidence is, the warning signs, how it affects buying, mortgages and insurance, and whether a house with subsidence is worth purchasing.

Party wall agreements explained

What a party wall agreement is, when you need one under the Party Wall Act, how to serve notice, surveyor costs, and what happens if a neighbour objects.

Buying a listed building

Listed building grades explained, the consent you need for changes, the extra costs and insurance, mortgage tips, and how to buy a listed home safely.

Transfer of equity explained

What a transfer of equity is, how to add or remove someone from a property, the costs, stamp duty rules and the step-by-step legal process.

New build warranties explained

How new build warranties work in the UK: what NHBC Buildmark and other 10-year warranties cover, the two warranty periods, and how to make a claim.

Tenants in common vs joint tenants

The difference between joint tenants and tenants in common when buying together: how shares, inheritance and selling work, and which to choose.

Electrical safety when buying a house

Why electrical safety matters when buying a home, what an EICR is, signs of old or unsafe wiring, and how to budget for a rewire before you commit.

Asbestos when buying a house

Where asbestos is found in older UK homes, whether it is a dealbreaker, how surveys handle it, and the cost of safe removal or management.

Right to Manage explained

Right to Manage explained: how leaseholders can take over management of their block without buying the freehold, who qualifies, the steps and the costs.

Flying freehold explained

What a flying freehold is, why lenders and surveyors care, the risks for buyers, indemnity insurance, and how to buy a property with a flying freehold safely.

Share of freehold explained

What share of freehold means, how it differs from leasehold and freehold, the pros and cons, and what to check before buying a share-of-freehold flat.

Chancel repair liability

What chancel repair liability is, why it can affect properties near old churches, how conveyancers check for it, and the role of indemnity insurance.

Easements and rights of way

Easements and rights of way explained for UK buyers: what they are, common types, how to spot them on the title, and what to check before you buy.

Non-standard construction houses

What non-standard construction means, common types like concrete, timber and steel frame, why mortgages can be harder, and how to assess the risks.

Boundary disputes explained

Boundary disputes explained for UK buyers: how to spot them before you buy, what title plans show, who owns each fence, and how to resolve disagreements.

Process

How to buy a house: step-by-step UK process

How to buy a house in the UK: a step-by-step guide from budgeting and mortgage in principle to offers, conveyancing, exchange and completion.

Exchange and completion explained

What happens at exchange of contracts and completion when buying a house, the gap between them, what you pay when, and how to avoid delays.

Buying a house at auction

How buying a house at auction works in the UK: the deposit on the day, the 28-day completion, fees, finance, the legal pack and the risks to plan for.

Buying a new build house

What to know before buying a new build in the UK: deposits and reservation fees, snagging, warranties, leasehold traps, incentives and how to negotiate.

What is gazumping?

Gazumping explained: what it means, why it's legal in England and Wales, how it differs in Scotland, and practical steps to reduce the risk of losing a home.

Property chains explained

What a property chain is, why chains break, how long they add to a sale, and practical ways to keep your chain moving or avoid one altogether.

Making an offer on a house

How to make an offer on a house in the UK: how much to offer, what to say to the estate agent, conditions to attach, and how to negotiate the price.

How long does it take to buy a house?

How long buying a house takes in the UK: a typical 2-6 month timeline from offer to completion, what causes delays, and how to speed up your purchase.

Buying a house with cash

How buying a house with cash works in the UK: the process, costs you still pay, proof of funds rules, pros and cons, and whether a survey is still worth it.

Buying a probate property

What buying a probate property means, why these sales take longer, the risks and opportunities, and how the probate process affects your purchase timeline.

Home Report (Scotland) explained

What a Scottish Home Report includes, who pays for it, how the valuation affects your mortgage, repair categories, and how buying differs from England.

Buying a repossessed house

How to buy a repossessed property in the UK: where to find them, why prices can be lower, the gazumping risk, surveys, and the steps to a safe purchase.

Sealed bids when buying a house

How sealed bids work when buying a property in the UK: how to put in your best offer, what sellers consider beyond price, and tips to win without overpaying.

Buying a holiday let

How to buy a holiday let in the UK: holiday let mortgages, furnished holiday letting rules, stamp duty surcharge, running costs and realistic returns.

Gazundering explained

What gazundering is, why buyers reduce their offer just before exchange, whether it is legal, and how sellers can protect themselves against it.

Memorandum of sale explained

What a memorandum of sale is, what it contains, when the estate agent issues it after your offer is accepted, whether it's legally binding, and what happens.

Completion day explained

What happens on completion day when buying a house: when funds transfer, when you get the keys, common delays, and how to prepare for moving in.

Proof of funds when buying a house

Proof of funds explained for UK buyers: what counts as evidence, why agents and solicitors ask, anti-money-laundering rules, and gifted deposits.

Flat vs house: which to buy

Flat vs house compared for UK buyers: price, tenure, service charges, space, maintenance and resale, plus which suits first-time buyers and growing families.