--- title: "First Time Buyer Costs UK 2026 — Legal, Survey, Insurance & Moving | First Rung Now" description: "First time buyer costs UK 2026: legal fees, survey, arrangement fees, insurance, removals and hidden extras beyond your deposit. Full worked examples." lang: en-GB json-ld: | [ { "@context": "https://schema.org", "@type": "Organization", "name": "First Rung Now", "url": "https://firstrungnow.com", "logo": { "@type": "ImageObject", "url": "https://firstrungnow.com/logo-512.png", "width": 512, "height": 512 }, "description": "Independent UK mortgage education and broker matching service.", "address": { "@type": "PostalAddress", "addressCountry": "GB" } }, { "@context": "https://schema.org", "@type": "WebSite", "name": "First Rung Now", "url": "https://firstrungnow.com" }, { "@context": "https://schema.org", "@type": "Article", "headline": "First-Time Buyer Costs", "description": "First time buyer costs UK 2026: legal fees, survey, arrangement fees, insurance, removals and hidden extras beyond your deposit. 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This covers legal fees, survey, mortgage arrangement, removals, insurance and immediate essentials. On more expensive properties this rises — a £450k London purchase can require £8k–£12k beyond deposit and stamp duty." } }, { "@type": "Question", "name": "Can I add mortgage fees to the loan?", "acceptedAnswer": { "@type": "Answer", "text": "Yes — most product fees (£999–£1,499) can be added to the loan rather than paid upfront. It's convenient but means you pay interest on the fee for the mortgage term. For a £1,000 fee added to a 30-year mortgage at 5%, the interest cost is around £850 over the term. Pay upfront if you can afford it." } }, { "@type": "Question", "name": "Are legal fees for FTBs cheaper than for other buyers?", "acceptedAnswer": { "@type": "Answer", "text": "No — the conveyancing work is virtually identical whether you're an FTB or not. Some conveyancers offer 'FTB packages' at £750–£950 including standard disbursements — cheaper than the £1,200+ market average. Watch for hidden fees on leasehold, help-to-buy or shared ownership add-ons." } }, { "@type": "Question", "name": "Do I need life insurance to get a mortgage?", "acceptedAnswer": { "@type": "Answer", "text": "It's not a legal requirement and lenders don't demand it. But it's strongly recommended — if a co-owner dies, the mortgage still needs paying. Term assurance covering the mortgage typically costs £15–£40/month for a healthy applicant under 40." } }, { "@type": "Question", "name": "How much should I budget for moving day?", "acceptedAnswer": { "@type": "Answer", "text": "Removals: £300–£1,200 depending on distance and quantity. Van hire DIY: £80–£200 plus fuel. Cleaning: £150–£300 for a professional end-of-tenancy clean on your old rental (often mandatory in your deposit terms). Locksmith / new locks: £120–£250. First shop: £150." } }, { "@type": "Question", "name": "What ongoing costs should I plan for after completion?", "acceptedAnswer": { "@type": "Answer", "text": "Beyond mortgage: council tax (£120–£300/month depending on band and area), utilities (£150–£250/month for a 2-bed), buildings insurance (£15–£35/month), life cover (£15–£40/month), maintenance reserve (target 1% of property value per year for repairs), TV licence, broadband, contents insurance." } } ] } ] --- [Skip to content](#main) [London 020 8088 2997 ](tel:02080882997)[National 0333 567 1185 ](tel:03335671185) [![First Rung Now](/assets/logo-mark-CNo3p3DP.png) First Rung Now UK Mortgage Guides ](/) - Mortgages - Remortgages - Buy To Let - Bad Credit - Calculators - Guides - [Find a Broker](/find-a-mortgage-broker) - [About](/about) [London 020 8088 2997 ](tel:02080882997)[National 0333 567 1185 ](tel:03335671185) [Speak to a Vetted Broker](/find-a-mortgage-broker) 1. [Home](/) 2. [Mortgage Guides](/mortgage-guides) 3. First-Time Buyer Costs UK Mortgage Guide # 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 On this page 1. [Key takeaways](#key-takeaways) 2. [Upfront one-off costs before and at completion](#upfront-one-off-costs-before-and-at-completion) 3. [Stamp Duty (SDLT / LBTT / LTT)](#stamp-duty-sdlt-lbtt-ltt) 4. [Legal fees (conveyancing)](#legal-fees-conveyancing) 5. [Survey](#survey) 6. [Mortgage arrangement / product fee](#mortgage-arrangement-product-fee) 7. [Broker fee](#broker-fee) 8. [Speak with a vetted mortgage broker about first-time buyer purchase costs and cash flow planning](#speak-with-a-vetted-mortgage-broker-about-first-time-buyer-purchase-costs-and-cash-flow-planning) 9. [Removals](#removals) 10. [Buildings insurance](#buildings-insurance) 11. [Life and critical illness cover](#life-and-critical-illness-cover) 12. [Miscellaneous completion-day costs](#miscellaneous-completion-day-costs) 13. [Worked total: £180,000 FTB purchase in Sheffield](#worked-total-180000-ftb-purchase-in-sheffield) 14. [Worked total: £280,000 FTB purchase in Manchester](#worked-total-280000-ftb-purchase-in-manchester) 15. [Worked total: £420,000 FTB purchase in Reading](#worked-total-420000-ftb-purchase-in-reading) 16. [Ongoing monthly costs after completion](#ongoing-monthly-costs-after-completion) 17. [Six ways to reduce total FTB costs](#six-ways-to-reduce-total-ftb-costs) 18. [Frequently asked questions](#frequently-asked-questions) 19. [How much cash do first-time buyers actually need beyond the deposit?](#how-much-cash-do-first-time-buyers-actually-need-beyond-the-deposit) 20. [Can I add mortgage fees to the loan?](#can-i-add-mortgage-fees-to-the-loan) 21. [Are legal fees for FTBs cheaper than for other buyers?](#are-legal-fees-for-ftbs-cheaper-than-for-other-buyers) 22. [Do I need life insurance to get a mortgage?](#do-i-need-life-insurance-to-get-a-mortgage) 23. [How much should I budget for moving day?](#how-much-should-i-budget-for-moving-day) 24. [What ongoing costs should I plan for after completion?](#what-ongoing-costs-should-i-plan-for-after-completion) 25. [Related guides](#related-guides) 26. [First-Time Buyer Guide UK](#first-time-buyer-guide-uk) 27. [First-Time Buyer Stamp Duty](#first-time-buyer-stamp-duty) 28. [First-Time Buyer Deposit](#first-time-buyer-deposit) 29. [FTB Mistakes to Avoid](#ftb-mistakes-to-avoid) 30. [FTB Conveyancing Guide](#ftb-conveyancing-guide) ### First-time buyers — related reads MIPs, deposits, schemes and the UK buying process. - [Does an MIP include your deposit? Why your MIP is the loan only, and how to work out your real purchase budget. ](/mortgage-in-principle-deposit) - [House buying timeline What actually happens — and how long it takes — between offer accepted and keys. ](/house-buying-timeline) - [£300k home loan Salary, deposit, monthly cost and stamp duty for a £300,000 mortgage. ](/300k-home-loan) - [Help to Buy calculator Equity loan repayment maths and the schemes that replaced Help to Buy in England. ](/help-to-buy-calculator-mortgage) - [No deposit mortgage Every active UK 100% LTV product and the trade-offs that decide fit. ](/no-deposit-mortgage) Explore the hubs [Mortgages explained](/mortgages)[Remortgages](/remortgages)[Buy-to-let mortgages](/buy-to-let)[Bad credit mortgages](/bad-credit-mortgages)[Mortgage calculators](/mortgage-calculators)[All mortgage guides](/mortgage-guides)[Find a mortgage broker](/find-a-mortgage-broker) ## Key takeaways - Beyond your deposit, budget £3k–£8k in extras for a typical FTB purchase. - Biggest one-off cost after deposit: stamp duty (£0 below £300k in England/NI). - Legal fees range £900–£1,600 freehold, £1,150–£2,000 leasehold. - Survey level 2 (HomeBuyer) is right for most FTB purchases: £450–£900. - Ongoing monthly costs beyond mortgage: council tax, utilities, insurance, maintenance reserve. ## Upfront one-off costs before and at completion Want a vetted broker to help with Upfront one-off costs before and at completion? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) ### 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](/first-time-buyer-stamp-duty) 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. ### Legal fees (conveyancing) 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. Vetted UK Broker Match ### Speak with a vetted mortgage broker about first-time buyer purchase costs and cash flow planning Free, no-obligation introduction to an FCA-regulated adviser with experience in your specific scenario. We've done the due diligence so you don't have to. - FCA-regulated only - Typical reply in 1 working day - No upfront fees [Match me with a broker](/find-a-mortgage-broker) ### 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 Related · keep reading - [Bad credit mortgage checker Place your situation on the lender severity scale and see what a specialist will accept. ](/bad-credit-mortgage-checker) - [Bad credit second mortgage Secured second charges as an alternative to remortgaging when credit has slipped. ](/bad-credit-second-mortgage) Browse the full hub: [All mortgage guides](/mortgage-guides) Want a vetted broker to help with Worked total: £180,000 FTB purchase in Sheffield? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) - 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 Want a vetted broker to help with Worked total: £280,000 FTB purchase in Manchester? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) - 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 Related · keep reading - [Bad credit with a large deposit How a 25%+ deposit unlocks rates adverse-credit borrowers thought were closed. ](/mortgage-with-bad-credit-but-large-deposit) - [Contractor mortgages with bad credit Day-rate and limited-company contractors: which specialist lenders will look at you. ](/mortgages-for-contractors-with-bad-credit) Browse the full hub: [All mortgage guides](/mortgage-guides) Want a vetted broker to help with Worked total: £420,000 FTB purchase in Reading? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) - 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 Want a vetted broker to help with Ongoing monthly costs after completion? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) 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 Related · keep reading - [Poor credit mortgage lenders The specialist UK lenders most willing to price recent adverse credit. ](/poor-credit-mortgage-lenders) - [MIP with bad credit Getting a credible MIP when your file shows defaults, CCJs or missed payments. ](/mortgage-in-principle-bad-credit) Browse the full hub: [All mortgage guides](/mortgage-guides) Want a vetted broker to help with Six ways to reduce total FTB costs? Free FCA-regulated introduction. We carefully check the broker matches your scenario — no pressure, no upfront fees. [Match me with a broker](/find-a-mortgage-broker) 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 ### How much cash do first-time buyers actually need beyond the deposit? ### Can I add mortgage fees to the loan? ### Are legal fees for FTBs cheaper than for other buyers? ### Do I need life insurance to get a mortgage? ### How much should I budget for moving day? ### What ongoing costs should I plan for after completion? ## Related guides [ ### First-Time Buyer Guide UK The complete FTB journey step by step. Read guide ](/first-time-buyer-guide-uk)[ ### First-Time Buyer Stamp Duty England, Scotland, Wales & NI thresholds. Read guide ](/first-time-buyer-stamp-duty)[ ### First-Time Buyer Deposit How much to save at each LTV band. Read guide ](/first-time-buyer-deposit)[ ### FTB Mistakes to Avoid The costly errors most FTBs make. Read guide ](/first-time-buyer-mistakes-to-avoid)[ ### FTB Conveyancing Guide How your solicitor's work actually breaks down. Read guide ](/first-time-buyer-conveyancing) First-Time Buyer Match ### Get matched with a first-time buyer mortgage specialist Free, no-obligation introduction to an FCA-regulated broker who works with first-time buyers every day — whatever your stage, deposit or credit profile. - FCA-regulated brokers only - Typical reply in 1 working day - No upfront fees — your data goes to one broker only Full name Email Phone Postcode Where are you in your journey? Select your stage… Just researching Saving my deposit Ready to get a mortgage in principle Have an MIP, viewing properties Had an offer accepted Anything else? (optional) Match me with a broker By submitting you agree to be contacted by First Rung Now and one matched FCA-regulated broker. Your home may be repossessed if you do not keep up repayments on your mortgage. First Rung Now Independent UK mortgage education and broker matching. We don't sell mortgages — we help you understand them, then connect you with vetted advisers. 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