Buying a home is a milestone like no other, with excitement and anxiety on both sides of the process.
While most homebuyers may expect some unexpected and last-minute hiccups, the amount of unexpected costs is on the rise.
According to research by digital moving platform PEXA, which surveyed more than 1,000 consumers who have moved homes in the past 12 months, 95% of them faced unexpected costs, up from 62% in 2025. UK home moving experience report Found.
Moreover, two-thirds of those surveyed considered the unexpected costs they faced to be significant.
While every CLC conveyancer should be able to talk to you about costs up front, this relevant research underscores the importance of doing your homework before embarking on a property search, so you know exactly what to expect and can budget accordingly.
To help, we’ve also compiled a list of potential costs for home buyers and sellers so you know what to watch out for.
1. Real estate agent fees
UK estate agent fees are usually paid by the seller and can vary depending on the service you have chosen, the type of agreement and the market.
According to consumer organization Which?, fees can range from less than 1% to 3.5% of the selling price.
However, the exact copy of your agreement and your real estate agent can advise on the exact amount – it may be lower or higher.
2. Transportation fees
Conveyancing fees are paid by both buyers and sellers, with the Homeowners Alliance estimating the average cost to be between £1,000 and £2,500. This includes legal fees, fraud and anti-money laundering checks and third party costs – called disbursements – such as searches and the cost of legally registering you as the official owner of the property with HM Land Registry.
Always ask for detailed details and a full quote in advance. Although it may be tempting to look for the cheapest carrier or flat-fee provider, we recommend shopping around to find a specialist carrier such as one regulated by the CLC. They should have experience of the type of property you’re planning to buy, whether it’s a new build, a shared ownership scheme, an older rambling property or a rented flat.
3. Searches and surveys
The survey can sometimes reveal unexpected issues or necessary repairs that may require additional investment on the seller’s part, before the sale closes.
Although you will not be able to recover Survey cost If the purchase doesn’t go through, it can be a very worthwhile investment, helping you avoid unexpected costs later.
Your conveyancer will advise you on which searches you should ask them to arrange, as these will vary depending on the type and location of the property. This is a separate cost from the legal advice that the carrier will provide.
4. Mortgage fees
For most of us, a mortgage is a necessary way to finance a property purchase, and you will attract fees along the way. For example, some companies charge fees for mortgage arrangements, which you can pay up front or add to your mortgage balance.
Some real estate agents charge a non-refundable reservation fee to secure the mortgage.
Lenders can also charge a fee to arrange a mortgage valuation, which is measured according to the value of the property. The appraisal is intended to reassure the mortgage lender that the value of the property is in line with the requested mortgage and not less.
5. Stamp duty
Stamp duty – officially known as Stamp Duty Land Tax (SDLT) – is a mandatory tax paid to HMRC when purchasing property or land. The amount depends on various factors such as when and where you buy, the price of the property, and whether you qualify for any exemptions.
For example, in England and Northern Ireland, first-time buyers are exempt from paying stamp duty if their property is worth up to £300,000. The tax also does not apply to the first £125,000 of the main home.
Stamp duty must be paid within 14 days of completing the sale, but payment and paperwork must be handled by your conveyancer.
Buying and selling homes: winds of change
The government’s roadmap for buying and selling homes, published in June this year, set out the importance of advance information and early disclosure.
In the future, buyers will be able to access key information about a property much earlier in the process, improving transparency and enabling them to make better informed decisions.
Increased digitization and automation have already begun to simplify and accelerate the consumer journey, and innovations are happening all the time.
However, it is always advisable to gather as much information as possible about the process before starting to prevent any nasty surprises. CLC regulated carriers should be happy to answer your questions in advance, including providing a detailed breakdown of costs.
Our badge will be prominently displayed on the website of CLC regulated practices, which, when clicked, will take you to our website and confirm that the firm is truly regulated by us.
You can find a list of conveyancing companies regulated by the CLC, as well as further guidance on buying and selling property, here.
Stephen Ward is Director of Strategy and External Relations atBoard of Licensed Carriers
