Home Mover Guide
Thinking of Moving?
Whether you’re upsizing, downsizing, or relocating, moving home is a chance to reset your space and lifestyle.
Start by asking yourself:
- Why am I moving? (space, schools, work, lifestyle)
- What’s my current home worth?
- How much equity do I have?
- Can I port my current mortgage?
A clear motivation and budget will guide your search and ensure you don’t waste time.
Should I Sell Before I Buy?
This is one of the biggest dilemmas for home movers.
- Selling first gives you a clearer budget and reduces pressure. But you may need temporary accommodation.
- Buying first gives you more control, but can be stressful and may require bridging finance.
Most people aim to sell and buy simultaneously - it’s all about timing and good communication.
Understanding Equity
Equity is the difference between what your home is worth and what you owe on your mortgage.
For example:
- Home value: £400,000
- Mortgage remaining: £250,000
- Equity: £150,000
You can use this equity as a deposit on your next home or pay off part of your new mortgage.
The more equity you have, the better the mortgage options typically are.
How Much Can I Borrow When Moving?
Your borrowing power will depend on:
- Your income and outgoings
- Your credit history
- The size of your deposit/equity
- Loan-to-value (LTV) ratio
Even if you’re an existing homeowner, lenders will assess you as if you’re a new applicant.
You may be able to borrow more if your income has increased or debts have decreased.
What is Porting a Mortgage?
Porting means transferring your existing mortgage to your new property.
- Most mortgages are portable, but not all. Check your lender’s terms.
- You may still need to reapply and meet affordability criteria.
- If you need to borrow more, the additional borrowing might be on a different rate.
Porting can avoid early repayment charges - always check before making a decision.
Stamp Duty for Home Movers
Unlike first-time buyers, home movers don’t get relief on Stamp Duty.
Here are the standard rates:
- Up to £250,000: 0%
- £250,001 to £925,000: 5%
- £925,001 to £1.5 million: 10%
- Over £1.5 million: 12%
Example:
- Buying at £600,000: Pay 5% on £350,000 = £17,500
Stamp Duty must be paid within 14 days of completion. Your solicitor usually handles this.
Fees to Budget For
- Estate agent fees (when selling): Usually 1-2% + VAT of sale price
- Solicitor / conveyancing fees: £800-£1,500
- Mortgage broker fee: If applicable
- Removal costs: £300-£1,500 depending on distance
- Stamp Duty: As outlined above
- Survey / valuation: £400-£1,000 depending on type
Always allow some buffer for unexpected costs - moving is rarely perfect!
Managing the Chain
A property chain is when multiple buyers and sellers are linked together - everyone relies on the next move.
- Chains can slow things down or fall apart if one link breaks.
- Reduce your risk by having paperwork and finance in place early.
If possible, sell to a first-time buyer or buy from someone with no onward chain to simplify things.
When to Speak to a Broker
The earlier, the better - especially if you’re porting, remortgaging, or upsizing.
We help with:
- Calculating your new affordability
- Reviewing porting vs new mortgage options
- Helping you lock in better rates
- Planning for associated costs and timelines
A broker helps you move with confidence, not confusion.
Why Home Me Mortgages?
- We specialise in supporting movers through every stage - from selling to completing.
- Based in Maidenhead, with local market knowledge in Berkshire, Buckinghamshire, and beyond.
- We’ll handle mortgage advice, paperwork, and protection planning - so you can focus on the move.
Need to act quickly? We’re responsive, proactive, and ready to support you every step of the way.