Moving home is one of the biggest financial decisions most people make—and in 2025, the true cost of moving is catching many buyers off guard. Higher interest rates, evolving lender criteria, and regional market variations all influence the overall financial picture, but it is often the hidden or underestimated costs that derail budgets at the last minute.
Stamp Duty remains the largest additional cost for most UK buyers. However, it is only one part of a broader set of expenses that can materially impact your financial position during a home move. From lender charges and legal fees to valuation costs, removal expenses, and unexpected last-minute expenditures, buyers frequently underestimate the total they need to complete a transaction smoothly.
At Willow Private Finance, we regularly support clients planning moves—whether they are upsizing, downsizing, relocating for work, or moving to a second home. We help clients anticipate their total financial commitment, not just their deposit and mortgage. This article outlines the key hidden costs that home movers face in 2025 and how to budget for them effectively. For related insights, you may also find value in our articles on remortgaging in 2025 and navigating underwriting changes for today’s market.
The UK property market in 2025 is shaped by stabilising interest rates, regional variations in price growth, and a cautious approach from lenders. While rates have not returned to pre-2022 levels, they are gradually softening as inflation moves toward target. This provides buyers with more predictability around mortgage costs, but affordability assessments remain challenging, especially for those with variable income, complex financial arrangements, or high existing outgoings.
The cost of moving has also risen across many professional services. Legal fees, survey costs, and even removal expenses are higher than in previous years, partly due to inflation and partly due to increased regulatory and administrative requirements. For instance, conveyancers are conducting more detailed due diligence, extending timelines and increasing costs for buyers.
Moreover, regional price differences mean Stamp Duty burdens vary significantly. Buyers moving between price brackets or into high-value areas must ensure they understand their full Stamp Duty liability under the current 2025 thresholds.
All these factors mean home movers should prepare for a higher total cost of moving, even if their mortgage deal appears competitive.
Stamp Duty Land Tax (SDLT) is often the single biggest additional line item in a home mover’s budget. While thresholds have undergone periodic adjustments over the past few years, buyers should always check the current rate bands that apply to their specific purchase type.
In 2025, the standard SDLT structure remains tiered, meaning the tax applies to portions of the purchase price within specific thresholds. Buyers moving from one main residence to another pay the standard residential rates. However, buyers purchasing a second home, investment property, or pied-à-terre continue to face a surcharge, making the cost materially higher. Home movers planning a temporary let-out or holding two properties while transitioning must factor in these additional liabilities.
A further consideration arises if you are selling and buying simultaneously. If there is a delay in selling your current home, you may temporarily trigger the surcharge, even if you intend to reclaim it later. This can create short-term cash flow pressures that buyers often overlook.
Understanding your SDLT exposure early in the process is essential. Willow Private Finance frequently models different scenarios for clients—such as simultaneous completion vs. selling after buying—to determine the most efficient strategy and avoid unexpected costs.
Many borrowers focus primarily on interest rates, but one of the most significant hidden costs in moving home is the array of lender charges associated with securing a new mortgage. In 2025, lenders continue to use product fees strategically to offer competitive rates on larger loans or niche mortgage products.
Common fees include:
Product Fees (Arrangement Fees). Often ranging from £999 to 2% of the loan amount, especially on high-value or specialist mortgages. Buyers relying on lower headline rates need to factor these into overall cost calculations.
Valuation Fees. Some lenders offer free valuations, but others charge depending on property value and complexity. Surveyor valuations for high-value properties or unusual structures—such as listed homes or properties with extensive land—can be materially higher.
Administration Fees. These include booking fees, application charges, or mortgage account fees applied at the beginning or end of the term. While individually modest, they add up and contribute to the overall cost of moving.
Clients at Willow Private Finance often ask whether a higher-fee, lower-rate mortgage represents better long-term value. We review the total cost of borrowing, including fees, to help clients make informed decisions aligned with their broader financial goals.
Conveyancing expenses have seen an upward trend throughout 2024 and into 2025, as solicitors increase their due diligence workload in response to evolving regulations, anti-money laundering requirements, and more complex leasehold environments.
Typical legal costs include:
Conveyancing Fees. These vary based on property value, location, and complexity. Fees for leasehold, new-build, shared ownership, or mixed-use properties are higher due to the additional legal checks required.
Search Fees. Local authority searches, drainage and water queries, environmental checks, and chancel liability assessments all carry individual costs. In some areas, turnaround times are slower, increasing both time and fees.
Bank Transfer Fees. CHAPS transfers for sending completion funds incur small but unavoidable charges.
Additional Legal Work. Buyers moving into leasehold properties may face extra fees for reviewing management company packs, deed variations, or historic maintenance records.
It is increasingly important for home movers to choose solicitors capable of handling their specific type of property. At Willow Private Finance, many of our clients opt for firms experienced in high-value, time-sensitive, or multi-party transactions to avoid delays that could lead to further costs.
Beyond the lender’s basic valuation, many buyers choose to commission independent surveys to assess the property’s condition, especially in older homes, rural properties, or houses with known structural risks. Survey costs vary depending on the level of detail required:
Condition Reports. A basic overview suitable for modern properties in good condition.
Homebuyer Reports. A mid-level investigation covering structural issues, damp, roof condition, and essential repairs.
Full Structural Surveys. Essential for older or architecturally complex properties and often costing considerably more.
Buyers frequently learn from survey results that immediate or near-term repairs are needed—anything from roofing adjustments to electrics updates or damp remediation. These costs can be significant and should be incorporated into the moving budget from the outset.
The physical act of moving home carries its own set of expenses, which vary depending on distance, volume of belongings, and the need for storage or specialist handling.
Key considerations include:
Removal Company Fees. Professional packing, loading, and transport charges vary widely, especially for long-distance moves or multi-day relocations.
Storage Costs. Temporary storage may be required if completion dates do not align or if renovations are needed before moving in.
Insurance. Contents insurance during transit may be an additional premium.
Many buyers underestimate these expenses, particularly when moving large family homes or relocating across regions. Factoring these costs into early planning prevents late-stage financial strain.
Even with careful planning, moving home often brings unavoidable surprises. Common examples include:
Higher-than-expected valuations or survey findings. This may impact mortgage options or prompt renegotiation of the purchase price.
Late exchange delays. These can lead to extended accommodation costs or temporary bridging arrangements.
Property upgrades. Buyers frequently invest in immediate improvements—flooring, security systems, redecorating—that were not originally budgeted.
Dual household costs. During the transition, some buyers temporarily shoulder two mortgages, rents, or council tax bills.
Willow Private Finance encourages clients to maintain a contingency fund—typically 5% of the property value—to manage these unpredictabilities without stress.
Creating a comprehensive, well-structured budget for your move is essential. Home movers should start by calculating:
Willow Private Finance works closely with clients to forecast these in advance. We also assist buyers in reviewing financing strategies, assessing whether remortgaging an existing property, releasing equity, or using short-term finance—such as bridging loans—might support their move. Our insights in short-term property finance and offset mortgage planning provide further context for clients exploring more advanced strategies.
A frequent scenario in 2025 involves buyers budgeting for deposit and SDLT but overlooking lender fees, legal uplift charges, or survey-recommended repairs. In many cases, this results in a late-stage scramble to raise additional capital, delaying exchange or leading to the collapse of the chain.
Another common oversight relates to temporary dual ownership. Buyers planning to complete on their new home before selling the existing one may underestimate the cash flow implications, especially if the temporary SDLT surcharge applies.
These hypothetical situations demonstrate why a holistic budgeting approach is vital—and where Willow Private Finance’s structured financial modelling adds real value.
The outlook for home movers is broadly positive, with greater stability expected in both mortgage pricing and transaction volumes. However, costs remain elevated across professional services and regulatory requirements, and SDLT is likely to continue influencing buying decisions.
As the property market moves toward a more balanced environment, buyers who prepare early and budget comprehensively will be best positioned to move smoothly and confidently, even in competitive regions.
Willow Private Finance specialises in supporting clients through complex, high-value, or time-pressured home moves. As an independent, whole-of-market broker, we analyse all costs associated with your purchase—not just your mortgage—to ensure you have complete visibility and strategic clarity. Our experience with private banks, specialist lenders, and mainstream institutions allows us to negotiate solutions tailored to your circumstances, including options for clients with non-standard income or cross-border assets.
Whether you are upsizing, downsizing, relocating, or navigating a multi-step chain, our team ensures your financing structure is aligned with your full financial picture.
Q1: How much should I budget for Stamp Duty when moving home in 2025?
A: Stamp Duty varies depending on property value and whether the purchase is a main residence or additional property. Most movers should budget several percentage points of the purchase price.
Q2: Are lender product fees avoidable?
A: Some lenders offer fee-free products, but many competitive rates come with fees. It is important to compare the total cost of borrowing, not just the rate.
Q3: Do I need a survey if the lender already completes a valuation?
A: Yes. A lender valuation is for mortgage security only. Independent surveys provide far more detail and help identify costly repairs.
Q4: What is the biggest hidden cost when moving?
A: The most commonly overlooked expenses are legal uplift fees, property repairs identified after survey, and temporary dual-property costs.
Q5: How can I reduce moving-related expenses?
A: Early planning, selecting the right mortgage product, accurate SDLT modelling, and choosing efficient legal and removal partners can all reduce unexpected costs.
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About the Author
Wesley Ranger is the Director of Willow Private Finance and brings more than 20 years of experience in UK and international property finance. He specialises in complex, high-value transactions, private banking relationships, and strategic mortgage structuring for sophisticated clients. Wesley has advised home movers, investors, and international buyers across a wide range of scenarios, ensuring that lending solutions align with broader financial objectives.
Important Notice
This article is for general information purposes only and does not constitute personal financial advice. Stamp Duty, lender criteria, product availability, and eligibility depend on individual circumstances and may change at any time. Always seek personalised advice before entering into any financial arrangement. Property values can fluctuate, and mortgage decisions should be considered within a long-term financial plan.
Willow Private Finance Ltd is authorised and regulated by the Financial Conduct Authority (FCA No. 588422). Registered in England and Wales.
