🏡 Home Mover Guide
Moving home is
not like buying your first.
You've done this before — but the rules are different now. Your equity, your existing mortgage, and the chain all change how this works. Here's exactly what to expect.
360k
home movers in the UK each year
Source: UK Finance, 2024
8–12
weeks typical completion time
57%
of movers switch lender when they move
Source: UK Finance, 2024
This Time Around
What's different as a home mover?
Moving home adds layers that first-time buyers don't face — but also advantages they don't have.
💰
You Have Equity
Years of repayments and house price growth mean you have a deposit built in. This unlocks better LTV bands and lower rates.
🔗
You're in a Chain
You're selling and buying simultaneously. Your move is linked to others — timing and communication become critical.
🏦
Your Mortgage Must Move Too
You can port your existing mortgage to the new property, or switch to a new lender entirely. This decision matters.
🏛️
Stamp Duty Still Applies
Stamp duty can apply depending on the property value. As you're replacing your main residence, the additional-property surcharge does not apply — but standard SDLT bands still apply above £125,000.
Your Biggest Asset
Your equity is your
new deposit.
The difference between what your home is worth and what you still owe is your equity — and it becomes your deposit on the next property.
Current property value
£380,000
Outstanding mortgage balance
− £190,000
Estate agent / selling costs (~2%)
− £7,600
Early repayment charge (if applicable)
− £2,000
Net equity available as deposit
≈ £180,400
💡 Higher equity → lower LTV on your new mortgage → better interest rates
Your Existing Mortgage
Can you port your mortgage?
Most mortgages are portable — meaning you can transfer your existing rate to your new property. But it's not always the right move, and approval isn't guaranteed.
- ✅
What porting means: Your current rate and remaining deal period transfers to the new property — no early repayment charge triggered
- 📋
It's not automatic: You still go through a full affordability assessment on the new property — you can be declined
- ⬆️
If you're borrowing more: The extra amount is taken at a new rate. You end up with two tranches on different rates and end dates
- ⬇️
If you're borrowing less: You may still face an early repayment charge on the portion you're repaying — check your mortgage terms
- ⏱️
Timing risk: If completion dates don't align, your ported rate may lapse — your broker manages this
The Key Decision
Port your rate or
switch lender?
Port Your Existing Mortgage
Keep your current rate — no ERC
Good if your rate is better than market now
Must still pass new affordability check
Extra borrowing added at a new rate on top
Deal end dates may differ (complex to manage)
Limited product choice — your lender only
Switch to a New Mortgage
Access rates from our comprehensive lender panel
Clean start — one rate, one end date
early repayment charge may apply on existing deal — factor this in
Could save significantly if rates have fallen
Better if your equity has grown substantially
Broker compares the full market for you
💡 This is the most important calculation a home mover makes — get it wrong and it costs thousands
The Buying & Selling Process
Understanding
the chain
In a chain, every move is linked. One delay anywhere affects everyone. Understanding it helps you stay in control.
Your Buyer
👤 Buyer
Buying your home. FTB or mover — affects their chain length
→
You
🏠 You
Selling your home AND buying your next one simultaneously
→
Your Seller
🏡 Seller
May also be in a chain — buying their next home too
→
Top of Chain
🔑 Vacant / FTB
Chain ends here — no onward purchase. Fastest completions
FTB buyer
Simplest — no chain above them
3+ chain
More complex — one delay affects all
~25%
of chains collapse before completion
Source: NAEA Propertymark
Tax to Budget For
Stamp Duty for
home movers
You're replacing your main residence — so the 5% additional-property surcharge does not apply. Standard SDLT bands apply from April 2025.
£125,001 – £250,000
2%
Up to £2,500
£250,001 – £925,000
5%
Up to £33,750
£925,001 – £1.5m
10%
Up to £57,500
Over £1.5 million
12%
On the excess
💡 Example: buying at £400,000 = £7,500 SDLT (£0 + £2,500 + £5,000)
Step by Step
The home mover
journey
Selling and buying at the same time — here's how the pieces fit together.
01
Value Your Home
Know your equity before you search
→
02
Speak to Broker
Port vs switch decision + AIP
→
03
List & Search
Market your home + find next property
→
04
Offers Both Ways
Accept sale offer + make purchase offer
→
05
Mortgage & Legal
Full application, survey, conveyancing
→
06
Exchange
Contracts signed — date locked in
→
07
Completion
🔑 Move day!
⚠️ Exchange locks in your completion date — don't exchange until your mortgage offer is confirmed
Budget Planning
The full cost
of moving
Moving home costs more than most people expect. Factor in both your selling costs and your buying costs.
🏛️ Stamp Duty (on purchase)
Varies — use HMRC calculator
🏠 Estate Agent Fee (on sale)
1–3% of sale price
⚖️ Solicitor — Sale & Purchase
£2,000–£4,000 (both sides)
🔍 Survey on New Property
£400–£1,500
⚠️ Early Repayment Charge (if switching)
1–5% of outstanding balance
🏦 Mortgage Arrangement Fee
£0–£2,000
📦 Removals
£800–£3,000
💡 Typical total (excl. Stamp Duty & early repayment charge)
£5,000–£12,000
🔑
Completion Day
You've moved.
Funds transfer in both directions simultaneously — your sale completes and your purchase completes on the same day. You pick up the keys to your new home.
✓
New Direct Debit set up for mortgage
✓
Buildings insurance live from day one
✓
Note your next mortgage deal end date
📅 Set a reminder for 6 months before your deal ends to remortgage — don't drift onto the SVR
The MakeMyMortgage Difference
Moving home needs
more than a bank.
⚖️
Port vs Switch — Calculated
We run the numbers on both options for your exact situation — ERC, new rates, equity impact. You get a clear answer, not a guess.
🌐
Comprehensive Panel of Lenders
If switching is better, we search our comprehensive panel of 80+ lenders to find the right deal for your new LTV, income and property type.
🔍
Proactive Document Checks
We thoroughly review all your documents before they reach the lender — catching potential issues early and giving your application the best possible start.
🔗
Chain-Aware Advice
We time your mortgage application around your chain — protecting your rate and minimising the risk of delays derailing your move.
📋
We Handle Everything
From AIP to completion, we manage the process and lender communication — so you can focus on the move itself.
🛡️
Regulated, Expert Advice
Providing regulated advice and working entirely for you. No lender incentives, no pushy upsells — just honest advice that gets you moving.
Get Started Today
Ready to make your move?
No obligation. We'll calculate your options and tell you exactly where you stand.
makemymortgage.co.uk →
Regulatory Information
Your Rights & Our Status
⚠️ Important Risk Warning
Your home may be repossessed if you do not keep up repayments on your mortgage.
🏛️ Our Regulatory Status
MakeMyMortgage is an Appointed Representative of PRIMIS Mortgage Network, a trading name of Personal Touch Financial Services Ltd. Personal Touch Financial Services Ltd is authorised and regulated by the Financial Conduct Authority.
💷 Fee Information
Our typical fee is £299 but this can vary depending on the complexity of your mortgage needs. Our fee will be discussed and agreed with you before any work begins.
📞 Contact Us
MakeMyMortgage · makemymortgage.co.uk · This guide is for information purposes only and does not constitute personal mortgage advice. Information was correct at time of publication and is subject to change.
We offer mortgage advice based on a comprehensive panel of lenders representative of the whole of the market. We do not offer advice across all available products from all lenders. Personalised mortgage advice is available on request. The guidance contained within this document is subject to the UK regulatory regime and is therefore primarily targeted at consumers based in the UK.