British buyers face a hidden second cost crisis as legal and survey fees collide with completion deadlines
UK homebuyers now wait an average of 170 days to complete a property transaction, according to data published by Moving Compared, the home moving comparison platform – with more than one in five deals falling through before they reach the finish line.
The figures put conveyancing delays at the centre of a broader scrutiny of Britain's homebuying process. Moving Compared, which helps buyers and sellers compare conveyancers, surveyors and removals providers, warned the legal and logistical costs of moving have become a significant and often underestimated financial burden alongside deposits and mortgage commitments.
What does moving home actually cost in 2026?
The average cost of completing a home move in 2026 stands at £13,018 for those buying and selling a property at the UK average price, according to Moving Compared. Conveyancing fees alone can range from £400 to £1,500 when purchasing, with disbursements – the additional costs a solicitor passes on for searches, Land Registry fees and other third-party charges – adding a further £700 or more on top.
House surveys represent another variable outlay, with costs running from £300 to £1,500 depending on the level of inspection. Moving Compared noted buyers who commission surveys report an average saving of £2,600, suggesting the upfront expense often pays for itself through renegotiation or issue identification before exchange.
For mortgage brokers advising clients on affordability, the sequencing of these costs matters as much as their size. Buyers already stretched to the limit of their borrowing capacity may find legal fees, search costs and survey charges land at precisely the moment their financial headroom is most constrained – between offer acceptance and exchange.
Where delays compound the pressure
The 170-day average timeline masks significant variation across transaction types. Leasehold purchases carry additional documentary requirements, including management packs, service charge histories, ground rent details and building safety records under post-Grenfell legislation. Each of these introduces a potential hold point that sits outside any individual buyer's or solicitor's control.
Chain transactions amplify the risk further. Moving Compared noted longer chains increase the likelihood a single delay cascades across multiple households simultaneously – a dynamic that has contributed to the one-in-five fall-through rate the company cited. Families coordinating moves around school terms or rental notice periods face additional scheduling constraints that make late-stage disruption particularly costly.
Brokers helping clients navigate these pressures are well placed to flag the importance of instructing a conveyancer early – ideally before a property is formally agreed – and of budgeting for the full range of transaction costs from the outset.
Reform debate sharpens focus on transparency
The Moving Compared data arrives against a backdrop of ongoing debate about reforming the homebuying process in England and Wales. Proposals around upfront property information packs and the digitisation of local authority searches have been in circulation for several years, with proponents arguing earlier disclosure of material facts would reduce the number of transactions that collapse after significant legal costs have already been incurred.
Moving Compared's position is that buyers need clearer guidance on which professionals to appoint, what each stage is likely to cost, and how early comparison should begin, regardless of what structural reforms eventually reach the statute book.
The 170-day average and the £13,018 cost figure are likely to feature in broker conversations with first-time buyers and those moving up the housing ladder alike – two cohorts for whom the gap between headline mortgage affordability and the total cost of transacting is rarely made explicit early enough.
Want to be regularly updated with mortgage news and features? Get exclusive interviews, breaking news, and industry events in your inbox – subscribe to our FREE daily newsletter. You can also follow us on Facebook, X (formerly Twitter), and LinkedIn.
