Selling a home is a major milestone—whether you’re upsizing, downsizing, relocating, or navigating life changes. But amid the excitement, many homeowners are blindsided by the costs involved in bringing a property to market. Estate agent fees, conveyancing charges, Energy Performance Certificates, mortgage exit penalties, removals, home preparations—the expenses can add up quickly.
This in-depth guide explores every potential cost you might face when selling your UK home, explains why they matter, and offers practical strategies to reduce them. You’ll learn what to budget for, which fees are optional, how to avoid hidden charges, and how SellTo offers a fast, streamlined, and transparent alternative that often eliminates most traditional costs entirely.
1. Estate Agent Fees: The Big-ticket Expense
What You Pay For
Estate agent fees cover marketing, viewings, negotiations, and administration until completion—typically charged as a percentage of the sale price.
Typical Cost
- High street agents: usually between 1% and 3.6% (including VAT)
- Average rate: about 1.4% of sale price
- For a £300,000 property, that’s roughly £4,200
How to Reduce This Cost
- Negotiate fees or opt for a sole agency deal
- Consider fixed-fee agents, but assess their success rate
- Skip agent costs entirely with a sale to SellTo, which involves no agent fees at all
2. Conveyancing / Legal Fees
Scope of Legal Work
Includes contracts, property searches, managing queries, mortgage redemption, dealing with solicitors, and transfer of funds.
Typical Cost
- Around £600 to £1,500, depending on property type and complexity
- Leasehold properties may incur an extra £200–£300
- Mortgage handling adds small admin fees
Savings Tips
- Use a licensed conveyancer over a solicitor for better rates
- Get quotes from multiple legal professionals
- SellTo often handles legal tasks as part of their service—lessening your cost and workload
3. Energy Performance Certificate (EPC)
What It Is
Mandatory before marketing your property; grades energy efficiency from A to G.
Typical Cost
- Approximately £60 to £120
Quick Tip
If your EPC is under 10 years old and still valid, you may reuse it—just check if recent renovations warrant an updated certificate.
4. Mortgage Exit & Early Repayment Fees
What to Look For
Some mortgages carry:
- Exit administration fees (~£50–£300)
- Early repayment charges (ERCs) of 1–5% of remaining balance
Example
A £200,000 mortgage with a 4% ERC would cost an extra £8,000 if repaid early. Check your mortgage terms before selling.
5. Home Preparation & Staging Expenses
What You Might Invest In
Tidy-up work, staging, minor repairs, decor, or upgrades.
Typical Range
- £150–£500 for deep cleaning and minor fixes
- £500–£2,500+ for more significant enhancements (e.g. fresh paint, staging)
Tip: Invest in improvements that offer visible returns—kerb appeal upgrades, small kitchen or bathroom refreshes can pay off.
6. Removal & Moving Costs
What Determines Cost
Size of property, distance moved, level of service, and time of year.
Typical Range
- DIY van hire: £300–£600
- Professional removals: £400–£1,500+
Save by booking mid-week or shopping around for removals quotes.
7. Survey & Valuation Fees (Optional)
While buyers usually cover survey costs, some sellers commission a pre-sale survey to avoid deal-breakers later.
- Basic survey: ~£300–£600
- Helps identify issues upfront, potentially preventing renegotiation
8. Capital Gains Tax (CGT) – If It Applies
Selling your primary residence typically avoids CGT, but second homes or investment properties may incur it.
- Basic rate taxpayers: 18% on gains
- Higher rate taxpayers: 28%
- Only gains over your allowance are taxed
9. Hidden & Miscellaneous Costs
- Leasehold info packs: £200–£300
- Bankruptcy or probate legal fees: starting at £2,000+
- Utilities final month, title documents, certification, ID checks—these small disbursements flow through your legal provider.
10. Estimated Cost Summary Table
| Cost Category | Estimated Range |
|---|---|
| Estate Agent Fees | 1–3.6% of sale price |
| Conveyancing / Legal Fees | £600–£1,500+ |
| EPC | £60–£120 |
| Mortgage Exit / ERC | £50–£300 + 1–5% of mortgage |
| Home Prep/Repairs | £150–£2,500+ |
| Removals | £300–£1,500+ |
| Surveys (Optional) | £300–£600 |
| CGT (if applicable) | Depends on profit and tax rate |
| Other Disbursements | Several hundred pounds total |
11. How SellTo Cuts Through These Costs
SellTo removes most traditional seller expenses:
- No estate agent charges
- Streamlined legal process—no upfront legal fees
- No need for EPC (depending on transaction)
- No need for repairs or staging—SellTo buys in “as-is” condition
- Minimal moving cost if quick completion preferred
This simplifies budgeting—and provides you with faster, fee-free sale certainty.
12. Final Thoughts
Selling your house involves a wide range of costs—many of which are unavoidable. From agent fees to legal and property preparation costs, understanding the full picture ensures no nasty surprises at closing. However, if speed, certainty, and cost control are your priorities, SellTo offers a compelling solution—one designed to get you out of your home, often fee-free and in days rather than months.
