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    First-Time Buyer Costs UK 2026: Every Fee, Tax and Hidden Extra

    The deposit gets all the attention, but the deposit is not the only cash you need to buy your first home. Legal fees, survey, mortgage arrangement, removals, insurance and setup costs together add another £3,000–£8,000 on top — and if you don't budget for them, you'll be scrambling in the fortnight before completion. This guide breaks down every single cost, gives you realistic 2026 UK numbers, and shows worked totals for a £180k, £280k and £420k first-time purchase.

    First Rung Now Editorial Updated 15 June 2026 7 min read

    Upfront one-off costs before and at completion

    Stamp Duty (SDLT / LBTT / LTT)

    Regional and dependent on price. FTB relief is generous in England/NI up to £300k. See our FTB stamp duty guide for full tables. Examples:

    • £180k home in England (FTB): £0.
    • £280k home in England (FTB): £0.
    • £380k home in England (FTB): £4,000.
    • £280k home in Scotland (FTB): £3,000.

    Your conveyancer or solicitor handles the legal side of the purchase. Typical fixed-fee ranges for 2026:

    • Freehold house, standard sale: £900–£1,600 including disbursements.
    • Leasehold flat: £1,150–£2,000 (extra work on lease review, LPE1/LPE2 forms).
    • Shared Ownership: £1,300–£2,200 (additional work on housing association covenant).
    • Help to Buy Wales: add £250–£400 for equity loan documentation.
    • New-build: add £150–£300 (S106, warranty verification).

    Disbursements included in most quotes: Land Registry fee (£20–£150 depending on price), Local Authority Search (£100–£300), Drainage & Water Search (£40–£80), Environmental Search (£45–£75), Bankruptcy Search (£2/name), Chancel Repair Search (£20).

    Survey

    The lender's valuation is not a survey — it's a mortgage risk assessment. You need your own survey:

    • RICS Level 1 Condition Report: £300–£450. New-builds under 10 years.
    • RICS Level 2 HomeBuyer Report: £450–£900. Standard 20th century homes in good visual condition.
    • RICS Level 3 Building Survey: £700–£1,500+. Pre-1930s, extensions, unusual construction, thatch.
    • Snagging survey (new-builds): £300–£500. Highly recommended alongside a Level 1.

    Mortgage arrangement / product fee

    Most fixed-rate mortgages have a product fee — £0 (fee-free deals) through to £1,499 (typical premium fixed). You can add most fees to the loan. Cheaper headline rates usually have higher fees; broker will run true-cost calculations for you.

    Broker fee

    Broker fee structures:

    • £0 (procuration-only): broker takes commission from lender only. Common for straightforward cases.
    • £195–£500: flat fee, usually paid on offer or on completion.
    • 1% of loan (very rare, and to be avoided for standard purchases): reserved for complex adverse cases.

    Removals

    DIY van hire: £80–£200 plus fuel and helpers. Full-service removals: £300–£1,200 depending on volume and distance. Packing service (professional): +£200–£500.

    Buildings insurance

    Required by lender from date of exchange. £180–£400/year for a standard 2–3 bed home. First month or annual premium payable at completion or shortly after. Combined buildings + contents policies save 10%–15%.

    Life and critical illness cover

    Not required but strongly recommended. Term assurance covering the mortgage term and amount: £15–£40/month for healthy under-40s. Critical illness add-on typically doubles the premium.

    Miscellaneous completion-day costs

    • Bank telegraphic transfer (CHAPS) fee for your solicitor to send funds: £25–£50.
    • Land Registry office copies (usually in legal fees).
    • Cleaning / handover between old and new home: £150–£350.
    • Locksmith / new locks (recommended): £120–£250.

    Worked total: £180,000 FTB purchase in Sheffield

    • Deposit (10%): £18,000
    • Stamp duty: £0
    • Legal fees: £1,150
    • Survey (Level 2): £550
    • Mortgage arrangement fee: £999 (added to loan)
    • Broker fee: £0
    • Removals: £450
    • Buildings insurance (annual): £220
    • Locksmith + cleaning: £220
    • Cash needed at completion: £20,590

    Worked total: £280,000 FTB purchase in Manchester

    • Deposit (10%): £28,000
    • Stamp duty: £0
    • Legal fees (leasehold flat): £1,650
    • Survey (Level 2): £650
    • Mortgage arrangement fee: £999 (added to loan)
    • Broker fee: £395
    • Removals: £600
    • Buildings insurance (part of service charge for flat): £0 up-front
    • Locksmith + cleaning: £220
    • Leasehold management pack: £250 (usually paid by seller but sometimes shared)
    • Cash needed at completion: £31,765

    Worked total: £420,000 FTB purchase in Reading

    • Deposit (10%): £42,000
    • Stamp duty (FTB): £6,000
    • Legal fees (leasehold new-build flat): £1,900
    • Survey (Level 1 + snagging): £700
    • Mortgage arrangement fee: £1,299 (added to loan)
    • Broker fee: £495
    • Removals: £800
    • Buildings insurance: £280
    • Locksmith + cleaning: £250
    • Leasehold management pack + notice of transfer: £450
    • Cash needed at completion: £52,875

    Ongoing monthly costs after completion

    Beyond the mortgage payment, expect the following:

    • Council tax: £120–£300/month depending on band and local authority.
    • Utilities (gas, electric, water): £150–£280/month for a 2–3 bed.
    • Buildings insurance: £15–£35/month.
    • Life/CI cover: £15–£40/month.
    • Broadband: £25–£45/month.
    • TV licence: £14/month.
    • Contents insurance: £8–£25/month.
    • Service charge (flats): £100–£350/month.
    • Ground rent (older leaseholds): £10–£50/month (peppercorn on new leases post-2022).
    • Maintenance reserve: aim for 1% of property value per year.

    Six ways to reduce total FTB costs

    1. Fee-free mortgage products — pay a slightly higher rate but save the arrangement fee.
    2. Fixed-fee conveyancing — cap the legal cost early rather than time-based billing.
    3. DIY removals — save £400+ if you have friends and a Sunday.
    4. Bundle buildings + contents insurance for a 10%–15% discount.
    5. Negotiate the seller to leave white goods, carpets and curtains — save £2k+ on furnishings.
    6. Buy just below stamp duty cliff-edge (£300k, £500k in England).

    Frequently asked questions