The True Cost of Moving House in 2026: A Complete UK Location Comparison Guide

Sell My House Fast
12th February 2026
10 mins
Ben Carter

Moving house can cost far more than expected. This in-depth 2026 UK guide explains Stamp Duty (SDLT), LBTT, LTT, solicitor fees, surveys, land registration and regional cost differences across England, Scotland, Wales and Northern Ireland, helping you budget with confidence.

moving house

Moving house is one of the biggest financial commitments most people will ever make.

While buyers often focus on the purchase price, the real cost of moving house includes taxes, legal fees, surveys, mortgage charges, and registration costs, many of which vary by location in the UK.

Because England, Scotland, Wales and Northern Ireland operate under different property tax systems and legal frameworks, understanding regional differences is essential when moving house in 2026.

Below is a fully referenced breakdown of the costs involved.

Moving House in England

Stamp Duty Land Tax (SDLT)

When moving house in England, buyers must pay Stamp Duty Land Tax (SDLT) on properties above the government threshold.

SDLT operates on a banded system, meaning you pay different percentages on different portions of the purchase price.

Rates vary depending on:

  • Purchase price

  • First-time buyer status

  • Whether it is an additional property

  • Residency status

In high-value areas such as London and the South East, SDLT is often the highest cost when moving house.

HM Land Registry Fees (England & Wales)

When purchasing property in England, ownership must be registered with HM Land Registry.

Fees depend on:

  • Property value

  • Whether the application is submitted digitally

Search fees (local authority, environmental, and drainage) are also required during conveyancing.

Conveyancing Process in England: What You Need to Know When Moving House

When moving house in England, the conveyancing process is the legal transfer of property ownership from one party to another.

It ensures that the transaction is legally valid, that the buyer receives clear title to the property, and that any financial or legal risks are properly identified before completion.

The conveyancing system in England is governed by property law and is carried out by regulated professionals, either solicitors or licensed conveyancers.

Understanding how the process works (and who regulates it) is essential when moving house, as delays or legal mistakes can cost time and money.

Common Conveyancing Costs

When moving house, typical legal costs include:

  • Legal fees: £800 – £1,500 + VAT

  • Searches: £300 – £500

  • Land Registry fee: £20 – £910 (based on property value)

  • SDLT submission fee (often included in legal fee)

Leasehold purchases involve additional legal work and therefore higher costs.

Moving House in Scotland

Scotland has a different legal system, which changes the structure of moving house costs.

Land and Buildings Transaction Tax (LBTT) When Moving House in Scotland

If you are moving house in Scotland, you will not pay Stamp Duty Land Tax (SDLT). Instead, property purchases are subject to Land and Buildings Transaction Tax (LBTT).

LBTT is administered by Revenue Scotland and applies to most residential property purchases above the tax-free threshold.

Like Stamp Duty in England and Northern Ireland, LBTT operates on a progressive banded system, meaning you pay different tax rates on different portions of the purchase price, not a flat rate on the entire amount.

When Is LBTT Paid?

When moving house in Scotland, LBTT must be:

  • Submitted to Revenue Scotland

  • Paid within 30 days of the effective date of the transaction (usually completion)

Your solicitor typically handles:

  • Submitting the LBTT return

  • Calculating the correct amount

  • Ensuring payment is made on time

Failure to submit or pay on time can result in penalties and interest.

Why LBTT Is Important When Budgeting for Moving House

For many buyers in Scotland, LBTT represents one of the largest upfront costs after the deposit.

The amount payable depends on:

  • Purchase price

  • Whether you qualify for first-time buyer relief

  • Whether ADS applies

  • Whether the property is residential or non-residential

Because Scotland’s property market often uses the “Offers Over” system, buyers sometimes pay above the Home Report valuation which can increase the LBTT payable.

Registers of Scotland: Property Registration When Moving House in Scotland

When moving house in Scotland, property ownership is recorded with Registers of Scotland (RoS), not HM Land Registry, which operates in England and Wales.

Registers of Scotland is the official, government body responsible for maintaining Scotland’s public property registers. Once your purchase completes, your solicitor must register your title to ensure you are recognised as the legal owner.

How Much Are Registration Fees?

Registers of Scotland charges fees based on the purchase price (or value) of the property.

This means:

  • Lower-value properties attract lower registration fees.

  • Higher-value properties incur higher registration charges.

For standard residential purchases, fees typically range from modest amounts for lower-value homes to significantly higher sums for premium properties.

Because Scotland’s property market includes both affordable rural housing and high-value city and countryside estates, registration costs can vary considerably.

Home Report Requirement

One of the most significant differences when moving house in Scotland compared to England, Wales or Northern Ireland is the mandatory Home Report.

In Scotland, the seller must obtain and provide a Home Report before marketing the property. This requirement was introduced to increase transparency, reduce failed transactions and give buyers clearer information upfront.

Cost of a Home Report

The cost of a Home Report is paid by the seller and typically ranges from:

  • £400 to £1,000+

The fee depends on:

  • Property value

  • Property size

  • Location

Although it is an upfront expense for sellers, it reduces uncertainty and can make the moving house process more transparent for buyers.

Moving House in Wales

Wales follows the same conveyancing system as England but operates its own property tax.

Land Transaction Tax (LTT) When Moving House in Wales

If you are moving house in Wales, you will not pay Stamp Duty Land Tax (SDLT). Instead, residential property purchases are subject to Land Transaction Tax (LTT).

LTT replaced Stamp Duty in Wales in April 2018 and is administered by the Welsh Revenue Authority (WRA). While it operates in a similar progressive, banded structure to SDLT in England and Northern Ireland, the thresholds and tax rates are different.

Because of this, anyone moving house in Wales should calculate their liability using the official Welsh system rather than relying on SDLT figures.

Land Registration (Wales)

Wales uses HM Land Registry, the same as England.

Moving House in Northern Ireland

Northern Ireland operates under its own land registration system but follows England’s Stamp Duty framework.

Stamp Duty Land Tax (SDLT) When Moving House in Northern Ireland

If you are moving house in Northern Ireland, you will pay Stamp Duty Land Tax (SDLT),  the same property tax system used in England.

Unlike Scotland (LBTT) and Wales (LTT), Northern Ireland has not introduced a separate property transaction tax.

SDLT in Northern Ireland is administered by HM Revenue & Customs (HMRC).

Land & Property Services (LPS): Property Registration When Moving House in Northern Ireland

When moving house in Northern Ireland, property ownership is registered with Land & Property Services (LPS) — not HM Land Registry (used in England and Wales) or Registers of Scotland.

LPS is part of the Northern Ireland Department of Finance and is responsible for maintaining the Land Registry and Registry of Deeds. After completion of your purchase, your solicitor must register the transfer of ownership with LPS to ensure you are recorded as the legal owner.

Surveys and RICS Standards (UK-Wide)

When moving house anywhere in the UK, arranging a property survey is one of the most important steps in protecting your investment. While mortgage lenders carry out a valuation to confirm the property is suitable security for the loan, this is not a detailed inspection of the property’s condition.

For buyers who want a clearer understanding of structural integrity, defects, repair costs and long-term maintenance issues, commissioning an independent survey is strongly recommended.

Survey standards across England, Scotland, Wales and Northern Ireland are governed by the Royal Institution of Chartered Surveyors (RICS),  the professional body that regulates chartered surveyors.

Why Surveys Matter When Moving House

Buying property is one of the largest financial commitments most people will ever make. A professional survey helps to:

  • Identify structural issues

  • Highlight damp, subsidence or roof defects

  • Flag electrical or plumbing concerns

  • Reveal potential legal issues affecting the property

  • Provide leverage for renegotiation if serious issues are found

Without a proper survey, buyers risk unexpected repair bills after completion.

Mortgage Regulation (UK-Wide)

When moving house anywhere in the UK, most buyers rely on mortgage finance. Mortgage lending is tightly regulated to protect consumers, ensure responsible lending, and promote transparency in fees and affordability assessments.

Mortgage lenders and brokers are regulated by the Financial Conduct Authority (FCA).

Mortgage Regulation

If you are moving house in England, Scotland, Wales or Northern Ireland, remember:

  • Mortgage lenders and brokers are regulated by the Financial Conduct Authority (FCA).

  • Affordability checks are mandatory and detailed.

  • Fees and charges must be clearly disclosed.

  • Consumers are protected through formal complaint processes.

Understanding FCA regulation helps you navigate the mortgage process with confidence and ensures your moving house plans are built on responsible, transparent lending.

Moving House with Confidence in 2026

Moving house in 2026 requires more than simply agreeing a purchase price and securing a mortgage. The true cost of moving house can vary significantly depending on where in the UK you are buying, and understanding those regional differences is essential for accurate financial planning.

While some expenses, such as solicitor fees, survey costs and mortgage arrangement charges, are broadly similar nationwide, the largest variations come from location-specific taxes, property values and land registration systems.

The key differences across the UK include:

  • Stamp Duty Land Tax (SDLT) in England and Northern Ireland

  • Land and Buildings Transaction Tax (LBTT) in Scotland

  • Land Transaction Tax (LTT) in Wales

  • Regional property price differences

  • Different land registration authorities

Because property taxes are calculated using progressive bands linked to purchase price, even a modest difference in regional property values can have a significant impact on the overall cost of moving house.

For example:

  • Higher average property prices in parts of England can result in substantial SDLT liabilities.

  • Scotland’s LBTT thresholds and Additional Dwelling Supplement rules may affect buyers differently.

  • Wales’ LTT structure may lead to higher or lower tax bills depending on the purchase price band.

  • Northern Ireland’s generally lower average prices often mean lower overall SDLT exposure.

In addition, land registration systems differ:

  • HM Land Registry (England & Wales)

  • Registers of Scotland

  • Land & Property Services (Northern Ireland)

Registration fees vary based on property value and administrative structure, adding another layer of regional variation when moving house.

Plan Early, Budget Realistically

To move house with confidence in 2026:

  • Calculate property tax early using official tools

  • Confirm registration fees with your solicitor

  • Budget 5–10% of the purchase price for total moving costs (excluding deposit)

  • Allow contingency funds for unexpected expenses

  • Check mortgage exit fees before listing your current home

  • Understand whether higher tax rates apply to additional properties

Careful preparation allows you to avoid last-minute financial pressure at exchange or completion.

Moving house is one of life’s biggest financial transitions. The process can feel complex,  especially with different tax systems operating across the UK, but with informed planning and reliance on official guidance, it becomes far more manageable.

By understanding SDLT, LBTT or LTT, accounting for regional property values, and recognising which land registration body applies to your purchase, you can approach moving house in 2026 with clarity, control and confidence.