The Complete Moving Pack

Do mortgage brokers charge a fee?

Many charge nothing: they're paid commission by the lender, typically around 0.35 to 0.4 percent of the loan. Others charge £300 to £500 on top. Both models are legitimate; what matters is that the fee is disclosed upfront and only payable when they produce a mortgage offer.

Is it cheaper to go direct to the bank?

Rarely. Lenders price direct and broker channels similarly, and some of the sharpest deals are broker-only. The real saving from a broker is usually avoiding the wrong product or a declined application, both of which cost far more than any broker fee.

Can a broker speed up my mortgage?

Meaningfully, yes. A good broker packages your application to answer the underwriter's questions before they're asked, and chases the lender through known escalation routes. In a chain where your mortgage offer is the bottleneck, that's often worth weeks.

Is a licensed conveyancer cheaper than a solicitor?

Often slightly, because conveyancers specialise and carry lower overheads, but the gap has narrowed to little or nothing. Quote differences between any two firms are usually about business model and location, not the qualification. Compare itemised quotes rather than titles.

Can I use the estate agent's recommended conveyancer?

You can, but know that agents typically receive a £200 to £300 referral fee that's ultimately priced into your bill, and the recommended firm's loyalty runs toward the agent's pipeline. Sometimes they're genuinely good; just compare them against one independent quote before deciding.

When do I need to instruct a conveyancer?

Have one chosen before you offer, and instruct them the day an offer is accepted. Sellers can start earlier still by completing the protocol forms and, for leasehold, ordering the management pack. The first two weeks set the tone for the whole transaction.

How much does a house survey cost in 2026?

A RICS Level 2 (HomeBuyer) survey typically costs £400 to £1,000 and a Level 3 (Building Survey) £600 to £1,500 or more, varying with property price, size and region. It's routinely the best-value insurance in the whole transaction: the average survey surfaces issues worth far more than its fee.

Do I need a survey on a new build?

Not a traditional survey; you want a professional snagging inspection (£300 to £600), which checks finish and workmanship against warranty standards. Do it as early as the developer allows, and log every defect in writing within the two-year builder warranty period.

Should I still buy if the survey is bad?

Often yes, at the right price. Almost every survey lists defects; the question is whether they're priced in. Cost the serious items with real quotes, renegotiate with evidence, and walk away only from the true deal-breakers: subsidence without remedy, widespread structural movement, or repair bills that break your budget even after renegotiation.

Should I use the estate agent's recommended surveyor?

Treat the recommendation as one quote among three, never the default. Agents earn referral fees and their interest is the sale completing smoothly, which is not the same as you learning everything about the house. An independent surveyor's only client is you.

How much does a surveyor cost?

The fee follows the survey level and property price: typically £400 to £1,000 for a Level 2 and £600 to £1,500 or more for a Level 3 in 2026. Price differences between surveyors at the same level usually reflect time on site, so the cheapest quote is often the shortest visit.

Can I ask the surveyor questions afterwards?

Yes, and you absolutely should. A follow-up call is included by most good surveyors and it's where the real value lives: ask 'would this stop you buying it?' and 'which of these issues actually matter?'. The written report is defensive by necessity; the phone call is honest.

How long does it take to pack a house?

As a rule of thumb, allow one full day of packing per room, spread across the four weeks before the move. A typical three-bed home is 40 to 60 boxes and most people underestimate by about a third, so order more boxes than feels sensible.

Should I pay for a packing service?

If budget allows, it's the best-value upgrade removals firms offer, typically £250 to £500 on a three-bed. Crews pack a whole house in hours, their packing is insured against breakage where yours often isn't, and it removes the most exhausting fortnight of the move.

Where do I get cheap moving boxes?

Supermarkets and retail parks give away strong boxes daily (ask at customer service), local Facebook groups are full of once-used moving kits, and if buying new, double-walled boxes are worth the extra pennies for anything heavy. Book boxes small, wardrobe boxes borrowed from the removals firm.

What should I do first when moving into a new house?

Photograph every utility meter with a timestamp, then find the stopcock, fuse box and gas shut-off before you need any of them in a panic. Those ten minutes of evidence and orientation prevent the two most common new-home crises: billing disputes and not knowing where the water turns off.

Who do I legally have to tell when I move house?

The ones with legal teeth: your council for council tax, the DVLA for both your driving licence and vehicle log book, and your car insurer, since cover at the wrong address can be invalid. The electoral roll follows close behind. Everything else is important but not enforceable.

How long does it take to feel at home somewhere new?

Research and common experience both say two to six months, with a well-documented dip around weeks two to three when the adrenaline fades. Small repetitions accelerate it: the same cafe twice, one neighbour's name, one walk you like. Roots grow from small things.

Is it bad to buy a flat with an 85-year lease?

It's buyable but plan the extension now: at 85 years you have a five-year window before the 80-year threshold makes extending significantly more expensive. Price the extension into your offer (commonly £5,000 to £15,000 plus fees for typical flats) and start the process soon after completing.

What is a Section 20 notice?

The formal consultation a freeholder must run before major works costing any leaseholder more than £250. If one is in progress or looming when you buy, the bill lands on whoever owns the flat when the demand arrives. Always ask, in writing, whether any works are planned or consulted on.

Why does leasehold conveyancing take longer?

Mostly one document: the management pack (LPE1) that freeholders and managing agents must provide, which routinely takes weeks and sometimes months. Leasehold purchases average around 155 days from offer to exchange against 97 for freehold. Sellers can compress this by ordering the pack the day they list.

When should I book a removal company?

Shortlist as soon as your sale is agreed, get surveyed quotes and book provisionally 4 to 6 weeks before your predicted completion, then confirm the date the day you exchange contracts. Provisional booking with a written date-change policy is standard practice at good firms; waiting for a confirmed date means choosing from whoever's left.

Can I book removals before exchange of contracts?

Yes, and you should: book provisionally against your likely completion week and confirm at exchange. Ask upfront, in writing, what happens if the date moves. Most reputable firms allow free or low-cost changes with reasonable notice because they move house-buyers every week and date drift is their normal.

How much do removals cost in the UK?

A typical three-bed local move runs £800 to £1,600 in 2026, with long distances, packing services (£250 to £500) and storage adding to it. Fridays and month-ends are the most expensive and the first to sell out; a midweek move often saves real money and buys a calmer crew.

What if my completion date changes after I've booked?

This is exactly what the date-change policy you checked before booking is for: good firms move a provisional or confirmed booking with notice, sometimes free, sometimes for a modest fee. What loses your slot and deposit is silence, so tell them the moment the date wobbles, not after it's settled.

How much below asking price should I offer?

There is no universal percentage. Your offer should reflect comparable sold prices, the property's time on market, and its condition, not an arbitrary discount. A house priced accurately in a competitive area might sell above asking; an overpriced house that has sat for six months justifies 10 to 15 percent below. The data, not the percentage, is the argument.

Can I make an offer on a house before selling mine?

You can, and agents will accept it if the house suits a chain buyer, but your offer is weaker than a chain-free or cash buyer at the same price. Strengthen it by having your own sale agreed (ideally past survey), an AIP in hand, and your solicitor already instructed.

What happens if my offer is rejected?

The agent should tell you why: too low, a stronger buyer, or terms the seller didn't like. You can come back with a revised offer, improve your terms (shorter timeline, flexibility on completion date), or walk away. Never chase a rejection emotionally; the next house is always out there.

Does a better EPC rating increase house value?

Yes, modestly but measurably. Research from the Department for Energy Security suggests each EPC band improvement adds roughly 1 to 3 percent to a property's value, with the premium highest when moving from the lowest bands. Buyers increasingly check EPCs, and mortgage lenders are starting to offer 'green' product incentives for better-rated homes.

Can I get free insulation?

Often, yes. The Energy Company Obligation (ECO) scheme funds loft and cavity wall insulation for eligible households, and eligibility is broader than most people assume: check with your energy supplier or the Simple Energy Advice service. Local authority grants sometimes cover the rest.

Is it worth improving the EPC before selling?

If your home is D or below and the improvements are cheap (insulation, controls), almost certainly: the cost is small, the certificate is valid for 10 years, and it removes a buyer objection. For homes already at C, the marginal return from reaching B is smaller and buyers are less likely to notice the difference.

How common is it for a house sale to fall through?

Around one in three agreed sales in England and Wales fails before exchange of contracts. The rate is higher for leasehold properties (roughly 43 percent) and in long chains. It is a normal part of the process, not a personal failure, and the system's lack of binding early commitment is the root cause.

Can I claim back my costs if a sale falls through?

In most cases, no: each party bears their own costs in a collapsed sale. This is one of the most criticised aspects of the English and Welsh system. Home buyer protection insurance (£50 to £100, taken out before the process starts) is the main way to protect against wasted costs.

Should I go back to a property that fell through?

If it relists and the reason for the collapse was on the other side (their chain, their finances), absolutely. You already have the survey, you know the property, and the seller has just learned how painful relisting is. Your renegotiation position is strong.

When should I start thinking about remortgaging?

Six months before your current deal ends. Most lenders allow you to lock a new rate 3 to 6 months ahead, which means you can secure today's rate while your current deal runs out. Starting at six months gives you time to compare without rushing.

Does remortgaging cost anything?

A product transfer with your existing lender is usually free. A full remortgage to a new lender can involve a product fee (£0 to £1,000, often added to the loan), a valuation fee (frequently waived as an incentive), and legal costs (again, often free via the lender's panel solicitor). Compare the total cost, not just the rate.

Can I remortgage to release equity for home improvements?

Yes, most lenders allow further borrowing on a remortgage, subject to affordability and LTV limits. The rate may be higher on the additional borrowing. A broker can advise on which lenders are most generous for capital raising and whether the numbers make sense compared to a separate loan.

Is it worth renting between selling and buying?

For many people, yes: the cost of a 2 to 3 month short-let and storage is typically £4,000 to £10,000, but selling chain-free often adds 2 to 5 percent to your sale price and makes your onward purchase faster, cheaper, and less likely to collapse. The maths works best on higher-value properties and in areas with active short-let supply.

How long does renting between homes usually last?

Typically 6 to 12 weeks. Most people sell and then find a purchase within weeks of completing; the rental bridges the gap while the purchase conveyances. Budget for three months to be safe; celebrate if it's less.

Where do I put my furniture?

Self-storage is the standard answer: a 150 to 200 sq ft unit holds a typical 3-bed house's contents for £200 to £600 per month depending on location. Many removals firms offer combined move-and-store packages that are cheaper than booking separately. Keep an essentials inventory for the rental and store everything else.

Am I locked into the deemed contract?

No. It is a default arrangement rather than a fixed term you signed up to. Get your account set up and your readings registered first, then look at your options when it suits you.

What if I forgot to read the meters on the day?

Read them as soon as you remember and submit them anyway. A reading taken three days late is far better than an estimate, and it narrows any dispute to those three days rather than to the whole period.

Who supplies the property?

The seller or the agent usually knows, and it should be on the property information form. If not, there are official services that identify the supplier for an address from the meter details.

Is there a fine for not telling the DVLA?

GOV.UK states that you must update both your driving licence and your log book when you move, and treats them as required steps. We do not quote a penalty figure here because the page that tells you to do it does not state one, and a number we cannot source is not one we will print.

Do I need to tell the council I have left as well as arrived?

Yes, both. Telling the new council alone can leave the old account open, and telling only the old one can leave you unbilled at the new address, which is not the win it sounds like.

What about the electoral register?

Register at the new address. It also affects your credit file, which matters if you are planning to borrow again in the next couple of years.

The final figure is different from the quote. Is that wrong?

Not necessarily. Disbursements are estimated at quote stage and settle at their real amounts, and a search or a Land Registry fee can differ. What should not happen is a change with no explanation, which is exactly what to ask about.

Who do I ask?

Your conveyancer, in writing, before the file is archived. A short specific question about one line gets answered far faster than a general request to explain the statement.

How long should I keep it?

Indefinitely, with the deeds and the guarantees. It costs nothing to keep and is genuinely hard to reconstruct later.

How many times should I view before offering?

At least twice, at different times of day, and the second time for longer than feels comfortable. Anybody serious about selling expects it.

Should I take photos?

Ask first, and most sellers say yes. After four viewings in a weekend you will not reliably remember which house had the odd step, and a photograph settles it.

Is it rude to open cupboards?

No. You are considering spending several hundred thousand pounds. Open the airing cupboard, look at the consumer unit, and look under the stairs.

Does the agent have to tell me if the property has flooded?

Under the current Act, omitting information a buyer needs is treated as an unfair practice in itself. Flood history is exactly the kind of thing a reasonable buyer needs. Ask directly and in writing, and check the flood zone yourself, which is free.

Is the old Parts A, B and C list still useful?

As a checklist of things worth asking about, yes. As a statement of what an agent is currently required to publish, no: that guidance has been withdrawn and the Act that replaced the underlying regulations sets a stricter and less prescriptive standard.

What if the listing turns out to be wrong?

Raise it with the agent in writing first, then with their redress scheme, which every agent must belong to. Keep the original listing: take a screenshot when you first see it, because listings are edited.

Should I pay for professional photography?

Ask what is included first: many agents include it, and some charge for an upgrade. The floor plan matters at least as much and is cheaper.

Can I ask the agent to change the description?

Yes, and before it goes live is the easy moment. It is your house and your sale, and a description that misses a room is not a matter of taste.

What if I disagree with the asking price?

Ask for the comparable sales it is based on rather than arguing about the number. If the evidence is thin, that is a conversation worth having before you instruct rather than after.