Selling a house is a significant life event—whether you’re moving up the ladder, downsizing, relocating for work, or responding to life changes like divorce or ill health. However, many sellers are caught off guard by one critical detail: the true cost of selling a home.
Most homeowners focus on what they’ll earn from a sale, but few prepare for the out-of-pocket expenses they’ll need to cover during the process. From estate agent fees and conveyancing costs to EPCs, removals, and mortgage exit fees—the list can be longer than expected.
This detailed guide—brought to you by SellTo, your trusted property sale partner—breaks down every cost you could encounter when selling a house in the UK. Whether you’re selling through the open market or considering a direct cash offer from a buyer like SellTo, this guide ensures you’re fully informed from the start.
1. Estate Agent Fees – The Most Common Cost
What They Are
Estate agent fees are the percentage-based commission charged for marketing and selling your property.
How Much?
- High street agents typically charge between 1% and 3% + VAT of the final sale price.
- On a £250,000 home, this could range from £3,000 to £9,000+.
- Online agents may charge a fixed upfront fee, but this comes with risks (especially if the house doesn’t sell).
Avoiding Estate Agent Fees
If you want to bypass this cost completely, selling directly to SellTo involves zero estate agency fees.
2. Conveyancing Fees – Legal Work You Must Pay For
What They Are
Conveyancing covers the legal side of your house sale—transferring ownership, handling contracts, managing funds, and conducting searches.
How Much?
- Standard sale conveyancing typically costs £600–£1,500 depending on complexity.
- Leasehold properties often cost more due to extra paperwork.
What’s Included?
- Drafting the contract
- Dealing with the buyer’s solicitor
- Handling exchange and completion
- Settling mortgage redemption (if applicable)
Covered with SellTo
When you sell with SellTo, legal fees can often be included—providing one of the simplest and most cost-effective routes to completion.
3. EPC (Energy Performance Certificate)
What It Is
An EPC is legally required when selling a home in the UK. It grades the property’s energy efficiency from A (best) to G (worst).
How Much?
- EPCs cost around £60 to £120, depending on location and property size.
- Valid for 10 years, but must be in place before marketing.
Tip:
If you’re selling via SellTo, an EPC may not be required upfront, depending on the speed and structure of the sale.
4. Mortgage Exit Fees and Early Repayment Charges
What They Are
If you still have a mortgage on your home, exiting the mortgage early can incur fees.
Typical Costs
- Mortgage Exit Fee: £100–£300
- Early Repayment Charge (ERC): Typically 1%–5% of the outstanding mortgage balance
For example, paying off a £150,000 mortgage early could cost up to £7,500 in ERCs, depending on your lender’s terms.
Tip
Check your mortgage agreement or speak to your lender early on. SellTo can work with you and your lender to time the sale to minimise penalties.
5. Removals and Moving Costs
What to Expect
Once your property is sold, you’ll need to physically move out—this often comes with logistics and associated costs.
Average Costs
- Van rental (DIY): £100–£300
- Professional removals: £400–£1,200+ depending on volume and distance
- Packing services: Additional £150–£500
If you have special items like pianos, safes, or antiques, expect higher quotes.
SellTo Bonus
Many SellTo customers are offered flexible move-out dates and help organising removals if needed.
6. Home Repairs or Improvements to Sell
Necessary?
If you’re selling on the open market, most agents will recommend repairs, staging, and decor updates to improve buyer appeal.
Average Costs
- Painting and decorating: £500–£1,500
- Minor repairs: £200–£1,000
- Landscaping: £250–£750
- Deep cleaning/staging: £100–£800
Skip the Fix-Ups
SellTo buys houses in any condition, saving sellers thousands in repair costs and weeks of prep time.
7. Capital Gains Tax (in Some Cases)
When It Applies
CGT usually applies if:
- The home is not your main residence
- You inherited the property
- You’re a landlord selling an investment property
How Much?
- Basic rate taxpayers: 18% on gains
- Higher rate taxpayers: 28% on gains
Work with a tax adviser if you think CGT may apply. SellTo can also introduce you to professionals to help calculate implications.
8. Final Utility Bills, Council Tax, and Settlements
Don’t forget the final month’s bills and any services tied to the property:
- Gas and electricity
- Water
- Broadband and TV
- Council Tax
You’ll need to notify each provider of the move date and settle final balances. In some cases, you may be owed a refund (e.g., if you pay Council Tax in advance).
9. Home Clearance or Waste Disposal
If you’re leaving behind large items or need to declutter:
- Skip hire: £150–£300
- House clearance services: £300–£1,000+
- Local council bulky waste pickup: Varies
With SellTo, many sellers are able to leave unwanted items behind by agreement, avoiding this hassle altogether.
10. Optional Costs to Consider
Surveys and Valuations (if requested privately)
£250–£750 depending on type. SellTo conducts its own assessments, so this is not required.
Storage
If you need to move before the next home is ready:
£20–£80 per week depending on volume and location
Pet Boarding
If removals or viewings stress out pets, some people opt to kennel cats or dogs temporarily.
Summary Table: Costs Breakdown
| Cost Item | Approximate Range | Payable If Selling to SellTo? |
|---|---|---|
| Estate Agent Fees | £3,000–£9,000 | ❌ No |
| Legal Fees | £600–£1,500 | ✅ Often Covered |
| EPC | £60–£120 | ❌ Often Waived |
| Mortgage Exit/Repayment Fees | £100–£7,500+ | ✅ Seller Dependent |
| Removals | £400–£1,200+ | ✅ May Assist |
| Repairs/Prep Work | £500–£3,000+ | ❌ Not Needed |
| CGT (if applicable) | Varies | ✅ Same Regardless |
| Utilities/Council/TV | Final Month Settlements | ✅ Yes |
| Clearance/Skip Hire | £150–£1,000+ | ❌ Often Not Needed |
Why Choosing SellTo Saves Thousands in Hidden Costs
Here’s what you don’t pay when selling to SellTo:
- ❌ No estate agency fees
- ❌ No marketing costs or photography
- ❌ No staging, cleaning, or open house prep
- ❌ No pressure to complete repairs or updates
- ❌ No repeated viewings disrupting your schedule
- ❌ No delays in a broken chain
- ❌ Legal costs often included
For many sellers—especially those dealing with divorce, ill health, probate, financial hardship, or relocation—the simplicity of SellTo’s cash offer service is not just more convenient… it’s far more cost-efficient.
Final Thoughts: Prepare for a Smooth Sale
Selling your house doesn’t need to be a financial or emotional drain. By understanding all the costs involved—and choosing the right selling method for your situation—you can avoid surprises and walk away with more clarity, speed, and money in your pocket.
SellTo helps you skip the complications and costs. If you’re ready for a fast, fair, and cost-free sale, we’re here to help you move on with ease.
