Shared Ownership Staircasing Costs — Everything You Need to Budget For

Why Staircasing Costs More Than the Share Price Alone

When shared ownership buyers calculate whether they can afford to staircase, they often focus only on the cost of the additional shares themselves — the valuation multiplied by the percentage increase. In practice, there are several additional costs that can add thousands of pounds to the total outlay. Budgeting for these upfront prevents nasty surprises and allows you to make a genuinely informed decision.

1. RICS Valuation Fee

Before any staircase transaction, you need an independent Royal Institution of Chartered Surveyors (RICS) valuation of the full open market value of the property. This is how the price of your additional shares is calculated.

Valuation fees vary by location and property size but typically range from **£200 to £600**. In London and the South East, fees at the higher end are common. The valuation is usually valid for three months, so if the transaction takes longer than that, you may need a second valuation — and a second fee.

2. Your Solicitor's Fees

Staircasing is a legal transaction and you will need a solicitor. Your solicitor will:

• Review the lease and title
• Carry out requisite searches
• Handle the financial transfer
• Register the updated ownership with HM Land Registry

Solicitor fees for staircasing typically range from **£500 to £1,500** plus VAT and disbursements (search fees, Land Registry fees, bank transfer charges). Fees vary widely — obtain at least two quotes.

3. Housing Association Legal Fees

Your lease will almost certainly require you to pay the housing association's legal costs for the staircasing transaction, even though those solicitors are acting on the housing association's behalf, not yours. These fees are typically **£300 to £800** but can be higher. Check your lease carefully for the exact obligation.

4. Mortgage Arrangement and Broker Fees

If you are increasing your mortgage or remortgaging, you will face:

• **Mortgage arrangement fee:** Often £999–£1,999, though some products have no fee in exchange for a slightly higher rate.
• **Mortgage broker fee:** If you use an independent broker (which we strongly recommend for shared ownership mortgages, given the complexity), fees are typically £300–£600, though some brokers charge a percentage of the loan.
• **Early repayment charge:** If you are breaking a fixed-rate deal early, your existing lender will likely charge a penalty, typically 1%–5% of the outstanding loan. This can be substantial and may make staircasing uneconomical until your fixed-rate period ends.

5. Stamp Duty Land Tax (SDLT)

SDLT on shared ownership staircasing is calculated differently depending on your original purchase election:

• If you elected to pay SDLT on the **full market value** of the property at the time of original purchase (known as the market value election), no further SDLT is due when you staircase, regardless of how many tranches you buy.
• If you paid SDLT only on the **original share price** at first purchase, each subsequent staircase tranche may attract SDLT once the cumulative share purchased crosses the standard nil-rate threshold. Your solicitor will calculate this precisely.

For most shared ownership buyers who purchased at lower share levels, SDLT on staircasing tranches is often nil or minimal — but always confirm with your solicitor before assuming this.

Use our [Shared Ownership Calculator](/shared-ownership-calculator) to model total costs including these additional fees alongside the share purchase cost itself.

6. HM Land Registry Fee

Your solicitor will handle registration of your updated ownership with HM Land Registry. The fee is set by Land Registry on a sliding scale based on the value of the transaction. For most staircasing transactions, this is typically **£30 to £270**.

Total Budget Estimate

For a typical staircasing transaction (excluding the cost of the shares themselves), you should budget approximately **£1,500 to £4,500** in associated costs, depending on your location, whether you remortgage, and whether early repayment charges apply. Get quotes early and factor these into your affordability calculation before instructing anyone.