If you’re planning to sell your current home and purchase another, it’s essential to understand the full range of costs involved in the process. While many people focus on sale prices and mortgage rates, the additional expenses can add up quickly — and overlooking them could lead to unexpected stress.
Here’s a breakdown of the key cost considerations when buying and selling a property in today’s market.
1. Estate Agent Fees (Selling)
When selling your home, estate agent fees are usually one of the largest costs. These are typically charged as a percentage of the final sale price.
Top Tip: Cheaper doesn’t always mean better. A good agent can secure a higher selling price, which may more than cover their fee.
2. Conveyancing Fees (Buying & Selling)
Whether you’re buying or selling (or both), you’ll need a solicitor or licensed conveyancer to handle the legal aspects. Costs can vary, but typically range from £1000 to £1,500 per transaction, plus disbursements, depending on complexity and location.
Remember: If you’re both buying and selling, you’ll be paying two sets of conveyancing fees.
3. EPC (Energy Performance Certificate) – Selling
By law, sellers in the UK must provide a valid EPC for their property. If your certificate has expired, you’ll need to obtain a new one, usually costing around £85 to £120.
4. Removal Costs (Moving Day)
Moving costs vary depending on the distance and volume of belongings. You might pay anywhere from £800 to over £2,000 for a professional removal company. Don’t forget to budget for packing materials if you’re doing it yourself.
5. Mortgage Fees (Buying)
If you’re taking out a mortgage for your new home, be prepared for several possible fees:
- Arrangement fee: Up to £2,000 (sometimes added to the mortgage)
- Booking fee: Around £100–£250
- Valuation fee: May be covered by the lender, but if not, expect around £150–£1,500 depending on the property value
Always check what’s included and compare offers.
6. Stamp Duty (Buying)
Stamp Duty Land Tax (SDLT) is a major cost when purchasing a property in England or Northern Ireland. Rates vary depending on property price and whether you’re a first-time buyer, second home owner, or replacing your main residence.
As a guide:
- 0% on properties up to £250,000
- 5% on the portion from £250,001 to £925,000
- First-time buyers benefit from reduced rates
You can use an official Stamp Duty calculator to get an accurate estimate.
7. Survey Costs (Buying)
Getting a survey is highly recommended to assess the condition of the property you’re buying. Survey options include:
- Homebuyer Report: ~£600–£900
- Building Survey: ~£1,500 – £1,800
This cost can help avoid surprises down the line and give peace of mind.
8. Repairs & Decorating (Selling & Buying)
Both sellers and buyers should plan for incidental costs:
- Sellers might invest in light repairs or home staging to maximise appeal.
- Buyers often need funds for redecorating or essential improvements post-move.
Setting aside a contingency budget of a few thousand pounds is wise.
9. Capital Gains Tax (Selling – in some cases)
If the property you’re selling is not your main residence (e.g., a buy-to-let or second home), you may be liable for Capital Gains Tax (CGT) on any profit.
Always consult with a tax adviser if you’re unsure about your obligations.
Final Thoughts
Selling and buying property is a significant financial commitment — but with careful budgeting and professional guidance, it doesn’t need to be stressful. By planning ahead for these common costs, you can ensure a smoother transition and avoid unpleasant surprises.
Need advice on budgeting, valuations, or managing your move?
Get in touch with our experienced team today — we’re here to help every step of the way.
Please note these are estimated figures and should be verified directly with a provider.
