If you’re planning to sell your property, it’s essential to understand every fee involved — not just the obvious ones. From estate agent commission to legal paperwork and mortgage redemption charges, selling a house in the UK comes with a range of costs that directly affect how much money you will take away at completion.
Many sellers focus purely on the expected sale price, but fewer calculate the full list of deductions that apply before the funds reach their bank account. This guide provides a detailed breakdown of all the fees and charges you should budget for when selling a property in the UK.
1. Estate Agent Commission
Estate agent commission is typically the largest cost involved in selling a home. In most cases, agents charge between 1% and 2% + VAT of the final sale price under a sole agency agreement. Multi-agency arrangements often carry higher rates.
For example, on a £300,000 property:
- 1% commission = £3,000
- Plus VAT (20%) = £600
- Total = £3,600
While commission is an expense, choosing experienced professionals such as estate agents in Hatfield can make a significant difference to both sale price and transaction speed. A well-marketed property with strong negotiation support may achieve a higher offer, which can easily outweigh the commission paid.
Before signing an agency agreement, ensure you understand:
- Whether VAT is included in the quoted fee
- The contract length
- Any withdrawal fees
- Whether the agreement is sole agency or multi-agency
- What marketing services are included
A clear understanding at the outset prevents disputes and unexpected costs later.
2. Conveyancing Costs
You will need a solicitor or licensed conveyancer to handle the legal aspects of your sale. Legal fees for sellers usually range between £800 and £1,500 + VAT, depending on the complexity of the transaction and the property type.
Conveyancing typically includes:
- Drafting and issuing the contract pack
- Responding to enquiries from the buyer’s solicitor
- Liaising with your mortgage lender
- Coordinating exchange and completion
- Transferring the sale proceeds
However, additional disbursements may apply, such as:
- Title deed copies from HM Land Registry
- Anti-money laundering checks
- Bank transfer (telegraphic transfer) fees
- Indemnity insurance policies
Leasehold sales are generally more expensive due to extra documentation requirements (covered below).
It is advisable to request a detailed breakdown of costs in writing before instructing a solicitor.
3. Energy Performance Certificate (EPC)
An Energy Performance Certificate (EPC) is legally required before you can market your property. The certificate rates your home’s energy efficiency and provides recommendations for improvement.
EPCs are valid for ten years. If yours has expired, expect to pay between £60 and £120 for a new assessment, depending on your property’s size and location.
Although relatively modest, it is a mandatory cost that sellers sometimes overlook when calculating total expenses.
4. Mortgage Redemption Charges
If your property is subject to an outstanding mortgage, the loan must be repaid upon completion. In addition to clearing the balance, you may face extra charges.
Check your mortgage agreement for:
- Early Repayment Charges (ERC) – particularly if you are within a fixed-rate period
- Mortgage exit or administration fees
- Daily interest charged up to completion
Early repayment charges can range from 1% to 5% of your remaining balance. For example, a 2% charge on a £200,000 mortgage would equate to £4,000.
Requesting a redemption statement from your lender early in the process will give you clarity on exactly what you owe.
5. Leasehold Fees (If Applicable)
If you are selling a leasehold property, additional fees will apply. Leasehold transactions require coordination with the freeholder or managing agent, which can increase costs and processing time.
Common leasehold charges include:
- Management information pack (typically £200–£400+)
- Notice of transfer fees
- Notice of charge fees
- Deed of covenant fees
- Compliance certificates
These charges vary depending on the managing agent and lease terms. In some cases, combined leasehold costs can exceed £800.
It is important to request this information early to avoid delays once a buyer is found.
6. Home Preparation and Staging
Presentation plays a crucial role in achieving the best possible sale price. While not legally required, many sellers invest in preparing their property for the market.
Potential costs include:
- Minor repairs
- Repainting or redecorating
- Garden maintenance
- Professional cleaning
- Carpet replacement
- Professional photography
- Virtual tours
- Home staging services
Even modest improvements can cost between £500 and £3,000, depending on the property’s condition.
Although these expenses may seem optional, strategic improvements can increase buyer interest and potentially secure stronger offers.
7. Survey-Related Negotiations
While sellers do not usually pay for the buyer’s survey, issues identified during the inspection may lead to renegotiation.
For example:
- Roof repairs
- Damp treatment
- Electrical faults
- Structural concerns
In some cases, sellers agree to carry out repairs before completion. In others, they reduce the sale price to compensate.
Either way, survey findings can affect your final proceeds.
8. Removal Company Costs
Moving home comes with logistical expenses that are often underestimated.
Removal company charges typically range from £400 to £1,500, depending on:
- Property size
- Distance moved
- Packing services required
- Access to the property
Additional costs may include:
- Packing materials
- Storage solutions
- Specialist handling for fragile or valuable items
Obtaining multiple quotes and checking insurance coverage can help manage moving costs effectively.
9. Overlapping Costs
In certain situations, sellers may experience temporary financial overlap. For example:
- Continuing mortgage payments until completion
- Paying council tax and utilities until the sale finalises
- Short-term rental accommodation if purchase completion is delayed
While situational, these expenses can add unexpected strain if not planned for in advance.
10. Capital Gains Tax (If Applicable)
If the property you are selling is not your primary residence — such as a buy-to-let or inherited property — Capital Gains Tax may be payable on the profit.
The amount owed depends on:
- The gain made
- Your income tax band
- Available annual allowances
Professional financial advice is recommended if you believe CGT may apply.
Estimated Total Selling Costs
For a £300,000 property, total selling fees could range between £6,000 and £15,000, depending on circumstances such as:
- Estate agent commission rate
- Mortgage exit penalties
- Leasehold charges
- Repair or renegotiation costs
On average, sellers in the UK spend between 2% and 5% of the property’s value on selling-related expenses.
Final Thoughts
Selling a house in the UK involves more than accepting an offer and handing over the keys. Estate agent commission, legal fees, mortgage charges, leasehold documentation, property preparation and moving expenses all contribute to the overall cost.
By understanding each fee in advance, you can budget accurately, avoid last-minute surprises and calculate your likely net proceeds with confidence. Careful financial planning ensures that when completion day arrives, you know exactly what to expect — and can move forward to your next home without unnecessary stress.
