Moving again after years away?
If your last move was a long time ago, the rules, costs and process have moved on more than you'd expect. Here's a quick refresher so you don't get caught out — and so the call with us makes proper sense.
Then vs now
The biggest changes most returning movers underestimate.
Stamp duty was simpler
Older slab-style rates and lower thresholds. Today's SDLT bands changed again in April 2025 and first-time buyer relief is generous up to £500k.
No EPC needed to market
Energy Performance Certificates are now mandatory before a property goes on the market to sell or let. Minimum E rating applies to most rentals.
Mortgages were easier to get
Affordability checks are stricter post-2014. Lenders stress-test your income against future rate rises and look hard at outgoings.
Tenancies worked differently
The Renters' Rights Act reshapes Section 21 'no-fault' evictions, deposit caps (5 weeks), how rent rises happen, and tenant rights generally.
You called the estate agent
Most of the process now happens online — Rightmove/Zoopla alerts, e-signatures, AML checks via app, digital ID verification.
Cash was king at offer stage
Today, proof of funds and an AIP are usually required before offers are even considered. Solicitors are instructed earlier to keep momentum.
Quick refresher: what to do differently this time
Get your AIP first
An Agreement in Principle from a lender or broker is now expected before viewings. Estate agents will ask.
Budget for the extras
Solicitor (£1k–£1.5k), survey (£400–£1k), stamp duty, removals. The deposit isn't the only cost.
Use a proper survey
RICS Level 2 for modern homes, Level 3 for older. The lender's mortgage valuation is NOT a survey.
Check the lease (if a flat)
Anything under 80 years left is a problem — extension can cost tens of thousands and lenders get nervous.
Insure from exchange day
Buildings insurance must be in place from exchange, not completion. Many people miss this.
Plan for delays
Average UK transaction is now 2–3 months. Searches, mortgage offers and chain issues all add time.
Want a personal refresher?
A free 15-minute discovery call — tell us where you are and what's changed since you last moved, and we'll point out the bits worth your attention now.
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