Free tools and trusted contacts to make moving easier.
Losing your home to compulsory purchase is hard enough without wrestling with numbers and paperwork. Use our free 2026 calculators to estimate your Stamp Duty, your mortgage repayments and the up-front cost of buying somewhere new — then reach the solicitors, mortgage advisers and specialists we trust.
How is Stamp Duty calculated in England in 2026?
Stamp Duty Land Tax (SDLT) applies to homes bought in England and Northern Ireland above £125,000, and it is charged in bands — you only pay each rate on the portion of the price that falls within that band. The thresholds below have been in force since 1 April 2025 and are unchanged for 2026.
| Portion of price | Standard rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1.5m | 10% |
| Above £1.5m | 12% |
An additional property — a second home or buy-to-let — adds a 5% surcharge to every band, and non-UK residents add a further 2%. If you're a landlord, our taxation page explains capital gains and rollover relief too.
SDLT is payable within 14 days of completion. Scotland (LBTT) and Wales (LTT) use different taxes and rates.
A guide only, for residential property in England & Northern Ireland. Confirm the exact figure with your solicitor before completion.
How are mortgage repayments worked out?
On a repayment mortgage, each monthly payment covers the interest for that month plus a slice of the amount you borrowed, so the balance falls to zero by the end of the term. The size of the payment depends on three things: how much you borrow, the interest rate, and how many years you spread it over.
A longer term lowers the monthly payment but increases the total interest you pay. On an interest-only mortgage you pay just the interest each month and repay the full capital at the end — cheaper monthly, but the debt itself doesn't reduce.
If you're rehoused through compulsory purchase, your existing lender may let you "port" your mortgage. Our after-agreement page explains how we help once a price is agreed, and we can introduce you to the mortgage advisers listed below.
A guide only. Interest rates can go up as well as down, and your actual payments will depend on your lender's terms and fees. We recommend you take appropriate professional advice from a qualified mortgage adviser.
How much should I budget to buy a new home?
When you're planning your move, it helps to see the up-front costs in one place. The biggest is usually Stamp Duty, but there are legal fees, a survey, removals and sometimes a mortgage fee to allow for too. This tool adds them up as an indicative budget — it assumes the legal costs of selling your current home are dealt with separately (for example, paid by the acquiring authority).
It's worth also thinking about the ongoing running costs of a new home: service charge, ground rent, council tax and utility bills, plus travel to work, school or family. If you're buying through a shared-equity scheme, read our shared equity advice first, and see our valuation & negotiation page for how we secure the right figure to move on with.
Selling to Heathrow? See the dedicated budget guidance on our Heathrow page.
Need a survey on the home you're buying?
Before you commit to a new property, it's wise to have it properly surveyed. Our sister firm, Websters Surveyors, carries out RICS Level 2 and Level 3 home surveys across London and beyond.
The reasonable cost of surveying your replacement home is usually recoverable as part of your disturbance compensation — and in most cases we don't charge you until the property you're selling on compulsory purchase terms has completed.
See Websters home surveys →People we're happy to recommend
Trusted specialists who understand the intricacies of moving under compulsory purchase.
Panel solicitors
Derrick Bridges & Co
On our panel since 2017, with approaching fifty compulsory purchase sales handled.
Anthony Gold
Well over a hundred CPO sales handled, including over fifty referred by us.
Bowling & Co
Established over 50 years, with wide expertise in compulsory purchase across London.
Taylor Rose MW
Nishma Parmar leads the CPO department, having handled over 200 CPO sales; everything can be done online.
Prince Evans Solicitors LLP
A leading West London firm with vast experience of sales on CPO terms and a friendly, efficient service.
adam.crawford@prince-evans.co.uk
Craven House, 40–44 Uxbridge Road, W5 2BS
Vickers & Co Solicitors
Established in West London for nearly 60 years, with many CPOs handled to clients' satisfaction.
Mortgage advisers
Oliver Marley
A fully qualified mortgage adviser with distinctions in his exams, and Head of Research at Independent James.
Vinay Shah
An Independent Financial Adviser since 1993 and Associate Partner Practice of St. James's Place, advising on mortgages and protection.
Eviction specialists — Landlord Action
Solicitors specialising in tenant evictions. They charge in stages, so you pay only for the part of the service you need — usually far cheaper and more efficient than a high-street firm.
Where to go next
Stamp Duty, mortgages & moving costs
How much is Stamp Duty in 2026?
In England and Northern Ireland you pay 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5m and 12% above that — each rate only on the portion in that band. Use the calculator above for your figure, and see our taxation page for more.
Do I pay the extra 5% surcharge if I'm being compulsorily purchased?
If the new home replaces your main residence, the 5% additional-property surcharge does not apply. It only applies where you're buying an additional property and keeping your existing one. If you're unsure, ask us or your solicitor.
How accurate is the mortgage calculator?
It uses the standard repayment formula and is a reliable guide, but your lender's fees, rate type and terms will affect the exact figure. The mortgage advisers listed above can give you tailored figures.
What should I include in my moving budget?
Stamp Duty, legal fees, a survey, removals and any mortgage fees are the main up-front costs. Also plan for ongoing running costs — service charge, ground rent, council tax and utilities. Our after-agreement page covers what happens once your price is agreed.
Can you arrange a survey on the home I'm buying?
Yes. Our sister firm Websters Surveyors can carry out a RICS Level 2 or Level 3 survey on your new home. The reasonable fee is usually recoverable as part of your disturbance compensation, and in most cases we don't charge you until the property you're selling on compulsory purchase terms has completed.
Will it cost me anything to get your help?
In most compulsory purchase cases the acquiring authority pays your surveyor's reasonable fees, so there's usually no cost to you. We'll always be clear about fees from the start — see our valuation & negotiation page.
The RICS Professional Statement
Many surveyors advise on compulsory purchase without real expertise in this highly specialised area. The RICS has published a Professional Statement setting out what claimants should expect from their representation. We're specialists in this niche and confirm that we comply with the mandatory statement in full.
Download the PDF guide