The price on the listing is only part of the story. If you are planning a move at the end of December 2025, the real question is what it will cost you to get from “offer accepted” to “keys in hand”, and which costs sit with the buyer versus the seller.
At Country Properties, we see the same pattern every year. People budget for the deposit and mortgage, then get caught out by unexpected expenses such as legal bills, searches, surveys, removals, and Stamp Duty. This guide lays it out clearly, so you can plan properly before you commit.
The quick split: who pays what?
Most moving costs are not shared. Each side pays its own professionals and their own transaction costs.
Buyers usually pay
- Property searches
- Conveyancing for the purchase
- Survey costs
- Mortgage-related fees, if applicable
- Stamp Duty Land Tax, if applicable
Sellers usually pay
- Estate agent fees
- Conveyancing for the sale
- EPC cost if one is needed
- Moving and removals
- Capital Gains Tax in some situations
Some costs, like removals, will apply to both parties, but each pays their own bill.
Searches: what they are, and why the buyer usually pays
Property searches are typically ordered by your solicitor or conveyancer once an offer is agreed. These checks help uncover issues that do not show up in a viewing, such as local authority matters, environmental factors, and water and drainage information.
In most cases, the buyer pays for searches because they are part of the buyer’s due diligence and are often required by mortgage lenders as part of the conveyancing process.
Related: What will a conveyancer do for buyers and sellers?
Conveyancing and legal costs: what you are really paying for
Conveyancing is the legal process of transferring ownership of the property. Both buyer and seller usually instruct a solicitor or registered conveyancer.
A useful way to understand the bill is to split it into two parts.
Legal fees
This is what your solicitor or conveyancer charges for the work itself. These fees vary depending on factors such as whether the property is leasehold or freehold and the property price.
Disbursements
These are payments your conveyancer makes to third parties during the process, such as searches and Land Registry fees.
What commonly increases costs
- Leasehold property work, which usually involves more documents and enquiries
- A complex chain or tight completion timeline
- Additional checks, indemnity policies, or more extensive enquiries
Surveys and mortgage fees: the costs that protect you
A lender’s valuation is not a survey. A survey is for your benefit and can identify issues that affect your decision, negotiating position, or future maintenance budget.
Alongside this, some buyers will also pay mortgage-related fees depending on the product and whether they use a broker.
If you are budgeting, plan for these costs early, because they usually land soon after your offer is accepted.
Removals and moving-day costs: what to budget for in 2025
Removals can vary widely depending on property size, distance, access, and whether you add packing services.
The 2025 removals guide states the average house removal cost is around £1,300 for a one to two-bed home and £1,700 for a three-bedroom home.
Other moving costs that often appear late in the process
- Packing materials and optional packing services
- Storage if completion dates do not align
- Professional cleaning
- Mail redirection
- New locks
- Initial set-up costs, such as broadband
If you are moving around late December, availability can be tighter, so it is sensible to plan removals and any storage earlier than you normally would.
Related: Buyers Guide
Stamp Duty: the one cost that can change your budget overnight
If you are buying in England or Northern Ireland, you may need to pay Stamp Duty Land Tax depending on the purchase price and your circumstances, such as whether you are a first-time buyer or purchasing an additional property. Because it can significantly add to your upfront moving budget, it is worth factoring it in from the start, rather than leaving it until the legal stage.
The simplest way to avoid surprises is to estimate it early using the official government guidance and then ask your conveyancer to confirm the exact figure once your offer is agreed, so you know what will be due before completion.
Capital Gains and inheritance implications: when tax enters the picture
Most owner-occupiers selling their main home will not pay Capital Gains Tax on the sale, but CGT may apply in scenarios such as selling a second home or a buy-to-let.
Inheritance-related planning is not a “moving fee”, but property choices can have longer-term estate implications. If your move is connected to gifting, downsizing strategy, or estate planning, it is best handled with specialist advice.
Your December 2025 moving budget checklist
If you want a practical budget framework, make sure you have line items for:
- Conveyancing legal fees and disbursements
- Searches
- Survey costs
- Mortgage fees, if applicable
- Removals and moving-day services
- Stamp Duty if applicable
- A contingency pot for chain delays or last-minute requirements
Final thought: budget early, move with fewer surprises
The smoothest moves are the ones where the finances are planned before emotions take over. If you are considering a move and want help understanding what costs to expect, when they usually fall due, and how to plan around your likely timeline, Country Properties can guide you through the process.
