Everyone focuses on the deposit. That’s fair, it’s the biggest number. But around a deposit sits a whole ecosystem of fees that catches first-time Stockport and Manchester buyers by surprise. Here’s the complete breakdown, with realistic 2026 figures, so you can budget properly.
Stamp Duty Land Tax
For most non-first-time buyers, stamp duty kicks in at £125,000 for your primary residence- 2% up to £250k, 5% to £925k, 10% to £1.5m, 12% above. First-time buyers pay no stamp duty up to £300k, saving typical Stockport buyers thousands. Second-home and BTL buyers add a 5% surcharge on the whole purchase. On a £250k Stockport home this means: first-time buyer £0, home-mover £2,500, BTL buyer £15,000.
Mortgage Arrangement / Product Fee
Most fixed-rate mortgages have a product fee of £0–£2,000. You can usually add it to the loan, but you’ll pay interest on it for the life of the fixed period. On a typical 5-year fix, adding a £999 fee to the loan costs around £130 in extra interest. Sometimes the fee-free product is better; sometimes paying a fee buys a rate so much lower it pays for itself twice over. This is the maths a broker does for you.
Valuation and Survey Fees
The lender’s basic valuation is often free on residential mortgages. A more detailed HomeBuyer Report (Level 2 survey) costs £400–£700 for a typical Greater Manchester property. A full structural Level 3 survey runs £700–£1,200, and is strongly recommended for older properties- especially the Victorian terraces in Reddish, Heaton Norris or Longsight, where you really want to know what’s going on behind the plaster.
Solicitor / Conveyancer Fees
Budget £1,200–£1,800 for a standard freehold purchase in Stockport or Manchester, a bit more for leasehold (add £200–£400 for leasehold admin). Disbursements on top: Land Registry fees, search fees, bank transfer fees, typically add another £400–£600. Cheaper ‘online’ conveyancers exist but often prove slow in chains; in Greater Manchester a local firm frequently gets the job done faster.
Broker Fees
Some brokers are fee-free, taking their fee entirely from the lender. Others charge a flat fee (often £295–£795) or a percentage of the loan. A fee-paying broker isn’t always more expensive- sometimes the access to specialist lenders is genuinely worth it. At Frank Mortgages we’re transparent about our fee structure upfront on the first call.
Mortgage Broker ‘Lender Procuration Fee’
Separate from what you pay: lenders pay brokers a fee (typically 0.3–0.4% of the loan) for introducing business. This is standard across the industry and disclosed on your mortgage illustration. It’s how fee-free brokers are paid. Knowing this exists helps you understand the structure- it does not, in well-regulated firms, affect the recommendation.
Searches and Land Registry
Solicitors order local authority, drainage, environmental and chancel searches. Altogether these run £300–£500 for Greater Manchester. Land Registry fees to transfer the title are typically £150–£330 for most residential properties. Both go through your solicitor and show up on your completion statement.
Moving and Setup Costs
Removals for a 3-bed in Greater Manchester run £400–£1,000 depending on distance and volume. Add BT/Sky installation fees, new locks (always change them), initial utilities setup, a first-tank oil fill if you’re rural Cheshire or Derbyshire border, and the inevitable Screwfix haul of the first month. Budget £1,500–£3,000 on top of the core costs.
The Full Stockport Example
For a first-time buyer purchasing a £230k home in Stockport with a 10% deposit: deposit £23,000, stamp duty £0, solicitor/searches £2,000, survey £500, product fee £999 (added to loan), setup costs £2,000. All-in cash needed on the day: approximately £27,500. Plan for that, not just the deposit.
Want a clear, itemised fee forecast for your specific Stockport or Manchester purchase? Frank Mortgages runs this for every client before they offer. Free, no obligation.
