Move spend '£8,248 with stamp duty'

Surging stamp duty costs have helped to push the average expense of moving home to £8,248, a report has found.

Rising stamp duty costs helped to hike the average expense of moving home to £8,248, a Lloyds Bank report found
Rising stamp duty costs helped to hike the average expense of moving home to £8,248, a Lloyds Bank report found

Collectively, UK home owners spent £6.6 billion on moving home last year, marking a 27% year-on-year increase on 2012 as a result of increased moving costs and growing numbers of house sales as the property market recovers, according to the research by Lloyds Bank.

Lloyds said rising house prices have pushed more property sales into higher stamp duty brackets. It said stamp duty costs, estate agency fees and legal fees have all grown by around 7% over the last year, while surveyors' fees and removal costs have remained broadly unchanged.

The average spend on stamp duty and estate agency fees now stands at £2,001 and £3,601 respectively, the report found.

Higher house prices in London and the South East mean the cost of moving there is around double the UK average, at £20,825 and £16,187 respectively.

Lloyds said the average home mover in London pays £10,850 in stamp duty costs and £6,510 in estate agency fees and the cost of moving equates to nearly (47%) of the average wage in the English capital. In Scotland the average moving cost is £6,219 and in Wales it is £7,395.

Northern Ireland was named as the most affordable place to move, where the average cost is £4,253, or 15% of average earnings there. Across the UK, the cost of moving is around 25% of average earnings.

House prices in Northern Ireland are recovering from the financial crisis at a slower rate than those in many other parts of the UK, which means people there are less likely to be faced with stamp duty costs.

Marc Page, Lloyds Bank mortgages director, said: "The cost of moving can be an expensive one, and rising house prices have had an impact on this with more property sales now within higher stamp duty brackets.

"On top of the costs of moving, home movers also need to consider the costs involved with changing mortgages, such as product and administration fees."

According to figures released last week by the Office for National Statistics (ONS), house prices have leapt 9.1% year-on-year to a new average high of £253,000.

Critics of the "slab structure" of stamp duty argue that it distorts the market. Sales of homes are free of stamp duty up to the value of £125,000 and attract a 1% tax above this level and up to £250,000.

Rising house prices mean that more buyers face paying at the higher rates of 3% applied to homes worth over £ 250,000 to £500,000, 4% on those valued at over £500,000 up to £1 million, 5% on those over £1 million to £2 million and 7% beyond that point.

Stamp duty is imposed on the total value of the property rather than just the portion of the price which is above the threshold. This means families buying a home for between £250,000 and £500,000 pay between £7,500 and £15,000.

A report published by the for the TaxPayers' Alliance last year estimated that three in 10 homes will have moved up into another stamp duty bracket in five years' time.

Lloyds used figures from various sources for its calculations, including HM Revenue and Customs property sales figures, average house prices from its sister bank Halifax, and research by consumer group Which? on estate agency fees.

Here is how the typical cost of moving home breaks down, according to Lloyds, and the percentage year-on-year change:

:: Stamp duty, £2,001, 7%

Estate agency fees, £3,601, 7%

Surveyors' fees, £545, 0%

Removal fees, £1,100, 0%

Legal fees, £1,000, 7%

Total moving cost, £8,248, 6%

:: North East, £6,093

North West, £6,435

:: East Midlands, £6,949

:: West Midlands, £7,672

:: East, £7,922

:: Wales, £7,395

:: London, £20,825

:: South West, £8,833

:: South East, £16,187

:: Northern Ireland, £4,253

:: Scotland, £6,219