Moving home mortgages

If you already have a mortgage and are moving, you can usually take your current deal with you, known as porting, or take out a new mortgage. The right choice depends on your deal, how much you need to borrow and when you sell.

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Part 1

Port your deal or take a new mortgage?

When you move, your current mortgage has to be dealt with. There are two main routes, and the right one depends on your deal and your plans.

Porting your current deal

Porting means moving your current mortgage deal to your new home. Your lender still has to approve the new property and reassess what you can afford.

If you need to borrow more, the extra is usually on a separate deal at the lender's current rates, so your mortgage may end up in two parts that finish at different times.

Taking out a new mortgage

You can repay your current mortgage and take a new one, with your current lender or a different one.

If you are still in a deal period, an early repayment charge may apply. Compare that charge with what a new deal could save you over its term.

What decides which route is better

1Whether your current deal has an early repayment charge, and how much it is.
2How much more, if anything, you need to borrow.
3How your current rate compares with the deals available now.
4Whether your circumstances still meet your lender's criteria.
5How the timing of your sale and your purchase fit together.

Part 2

What will it cost?

Moving has costs on both sides: selling your current home and buying the next one.

Property purchase tax

Stamp Duty Land Tax in England and Northern Ireland, Land and Buildings Transaction Tax in Scotland, Land Transaction Tax in Wales. Stamp duty calculator.

Early repayment charge

Payable if you repay your current deal early. Porting can avoid it.

Legal fees

Conveyancing for both the sale and the purchase. Ask for a quote that covers both.

Estate agent fees

Usually charged when your current home is sold. Check the agreement before you sign.

Mortgage fees and survey

Arrangement and valuation fees on any new borrowing, and a survey of the new home.

Removals

Removals, buildings and contents insurance, and setting up the new home.

Worked example: stamp duty on a £400,000 home in England

If you have sold your current home	£10,000
If you still own your current home when you buy (higher rates)	£30,000

If you buy before you sell, the higher rates usually apply. If you sell your previous main home within 3 years, you can apply for a refund of the higher-rate part. Married couples and civil partners are treated together for these rules. For illustration only. Stamp Duty Land Tax rates for England and Northern Ireland, checked against GOV.UK in October 2026. Scotland and Wales have their own taxes. Work out your own stamp duty.

Work out the stamp duty on your next home

Stamp Duty Calculator

Calculate how much stamp duty you'll need to pay on your property purchase

Property Purchase Price (£)

What type of purchase is this?

First-time buyer

Purchasing a home (moving/upgrading)

Second home or additional property

First-Time Buyer Relief:

If you're a first-time buyer purchasing a property for £500,000 or less, you may be eligible for relief:

No stamp duty on properties up to £300,000
5% on the portion from £300,001 to £500,000

Above £500,000 the relief does not apply and standard rates are charged on the whole price.

Additional Property Surcharge:

If you're buying an additional property (and will own more than one residential property), you'll usually pay an extra 5% on top of standard stamp duty rates on the entire purchase price. Buyers who are not UK residents may pay a further 2%, which this calculator does not include.

*This calculator uses Stamp Duty Land Tax rates for England and Northern Ireland, checked against GOV.UK in October 2026. Different taxes and rates apply in Scotland and Wales. Always check the current rates on GOV.UK.

Part 3

How does moving work?

The usual order of steps when you sell one home and buy another. In Scotland some steps differ.

Check your current mortgage. Find out whether it can be ported, when the deal ends and whether an early repayment charge applies.
Speak to a mortgage adviser. An adviser compares porting with a new mortgage, including the costs, and checks what you could borrow.
Get an agreement in principle. A lender's initial indication of how much it might lend for the move. It is not a formal offer.
Sell and find your next home. Put your home on the market and appoint a conveyancer before you make an offer.
Apply for the mortgage. The lender values the new property and checks your income, whether you port or take a new mortgage.
Exchange contracts. Most movers aim to exchange on the sale and the purchase together, so neither goes ahead without the other.
Complete and move. Your old mortgage is repaid or ported, the new home is bought and you collect the keys.

What to have ready

Proof of identity and proof of address
Recent payslips, or if you are self-employed, tax calculations and accounts
Recent bank statements
Your latest mortgage statement
Details of your sale, including the agreed price

Common mistakes to avoid

Making an offer before checking your early repayment charge and whether your deal can be ported.
Assuming your lender will lend the same amount as before.
Forgetting estate agent and legal fees on the sale.
Not budgeting for the higher rates of stamp duty if you buy before you sell.
Letting your current deal end in the middle of the move without a plan.

Part 4

Why speak to an adviser?

Free: the adviser has agreed not to charge you for advice
FCA-regulated, and on the Financial Services Register
Searches the whole of the market, not tied to any one lender
Compares porting your deal with a new mortgage, including the costs
Handles the application and works around your sale and purchase
Contacts you within 24 hours

Find my adviser

Questions people ask when moving home

Can I take my mortgage with me when I move?

Many mortgages are portable, which means you can apply to move your deal to your new home. Your lender still has to approve the new property and reassess your circumstances, so porting is not automatic.

What if I need to borrow more when I move?

If you port your deal, the extra borrowing is usually on a separate deal at the lender's current rates, so your mortgage may have two parts that end at different times. An adviser can compare this with taking out a new mortgage.

Will I pay an early repayment charge if I move?

If you repay your mortgage during a deal period, you may have to pay an early repayment charge. Porting the deal can avoid it, so check your mortgage terms before you decide.

Do I pay more stamp duty if I buy before I sell?

In England and Northern Ireland, if you will own two homes at the end of the day you buy, the higher rates usually apply. If you sell your previous main home within 3 years, you can apply for a refund of the higher-rate part.

What happens after I enquire?

We introduce you to one FCA-regulated adviser, who will contact you, usually within 24 hours, to talk through your move. There is no fee to use our service and no obligation to go ahead.

Your home may be repossessed if you do not keep up repayments on your mortgage. The information on this page is general and is not personal advice. mortgageadviceuk.com is an independent marketing website which acts solely as an introducer to companies who provide mortgage advice.

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