The costs at a glance
| Cost | When it applies | Notes |
|---|---|---|
| Estate agent's fee | If you sell through an agent | Usually a percentage of the price or a fixed fee, plus VAT. Check the contract length and any tie-in |
| Solicitor or conveyancer | Every sale | Legal fee plus disbursements such as copies of your title from HM Land Registry |
| Energy Performance Certificate | Before marketing, unless you have a valid one | Valid for 10 years |
| Mortgage redemption | If you have a mortgage | Your lender may charge an early repayment fee and an exit fee |
| Leasehold management pack | If it's a leasehold flat | Charged by the freeholder or managing agent |
| Removals and storage | If you're moving out | Varies widely |
| Capital Gains Tax | If it isn't your main home | Report and pay within 60 days of completion for UK residential property |
Estate agent fees
Agents charge either a percentage of the sale price or a fixed fee, usually plus VAT. Read the contract carefully: look for the length of any ‘sole agency’ period, notice periods, and whether you'd still owe a fee if you sold privately to someone they introduced. Online agents may charge less upfront but offer less help.
Legal fees
Your solicitor or conveyancer handles the contract, answers the buyer's enquiries, deals with your mortgage lender and transfers the title. You'll pay their fee plus disbursements: small third-party costs such as copies of your title. Ask for a written quote that lists everything.
Energy Performance Certificate
You need a valid EPC before you market your home. Certificates last 10 years, so check whether you already have one on the government register before paying for a new one.
Source: Buying or selling your home: Energy Performance Certificates (GOV.UK)
Your mortgage
Your mortgage is paid off from the sale money at completion. If you're within a fixed or discounted rate, there may be an early repayment charge, sometimes a large one. Ask your lender for a redemption statement early, and ask whether you can move the mortgage to your next home instead.
Tax
There's no tax on selling your only or main home in most cases, thanks to Private Residence Relief. If you're selling a second home, a rental property or land, Capital Gains Tax may be due on the gain, and for UK residential property it has to be reported and paid within 60 days of completion. Sellers don't pay Stamp Duty: that's the buyer's tax.
Source: Tax when you sell your home (GOV.UK)
Source: Report and pay Capital Gains Tax on UK property (GOV.UK)
How a direct cash sale compares
Selling directly to a cash buyer usually means no estate agent's fee and a much shorter wait. On our website we say sellers' fees are paid, subject to terms and conditions, so ask us what that covers for your sale. The price will normally be lower than an open-market sale, so compare what you'd actually receive, and when, rather than the headline figures. Our guide cash house buyer or estate agent? shows how.
Ask every agent and solicitor for written quotes that include VAT and all extras. It's the only fair way to compare.
Leasehold flats: extra costs
If you're selling a leasehold flat, expect a few extra costs. The freeholder or managing agent charges for a management information pack that the buyer's solicitor needs. There may also be fees for notices after completion, and any arrears of service charge or ground rent must be cleared. Ask your managing agent for their fees early, because the pack can take weeks to arrive.
A simple budget template
| Item | Your figure |
|---|---|
| Expected sale price | £ |
| Less: estate agent's fee (incl. VAT) | £ |
| Less: legal fees and disbursements | £ |
| Less: mortgage to repay, plus any early repayment charge | £ |
| Less: EPC, management pack or other certificates | £ |
| Less: removals and storage | £ |
| Less: any Capital Gains Tax (second homes, rentals, land) | £ |
| Equals: what you'll actually receive | £ |
Fill it in for each route you're considering, including a direct sale to a cash buyer, and compare the bottom lines and the dates you'd receive the money.
Ways to keep costs down
- Get two or three written quotes from agents and solicitors, including VAT and extras.
- Check whether your mortgage can move to your next home to avoid early repayment charges.
- Check the EPC register before paying for a new certificate.
- If the property isn't your main home, take tax advice before you agree a sale date.
Source: Selling a home: Energy Performance Certificates (GOV.UK)
Costs people often forget
- Bills while you wait: council tax, insurance, utilities and mortgage payments, especially on an empty house.
- Repairs found by the buyer's survey that you agree to fix or reduce the price for.
- A second set of costs if your sale falls through and you start again.
- Storage and temporary accommodation if your sale and purchase don't line up.
- Clearing an estate property, including skips and specialist removals.
Getting quotes you can compare
Ask every estate agent for the fee as a percentage or fixed sum, whether VAT is included, the contract length, the notice period and what happens if you sell privately. Ask solicitors for a fixed fee where possible, with a list of disbursements and any extras for leasehold or unregistered properties. Written quotes on the same basis are the only fair way to compare.
GOV.UK's guide to selling a home explains what each professional does, which helps you judge whether a cheaper quote leaves anything out.
Source: How to sell a home (GOV.UK)
What to do next
If you'd like a cash offer to compare with your agent's valuation, we're happy to give one and explain it. See how selling your property to us works.
