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When you decide to sell a property, the displayed price is only the tip of the iceberg, These costs will erode the amount before your bank account sees the net proceeds. Understanding each of these expenses in advance can help you price your home correctly, negotiate better, and avoid unpleasant surprises.

Below is a practical breakdown of the main costs you’ll encounter when selling a property

1. Selling‑price discounts and agent commissions
The most apparent cost is the real‑estate agent’s commission. In the UK it typically ranges from 1–3 % of the selling price, though it can be negotiated.
Some agents may tack on a "value‑added service" fee for marketing, photography, or virtual tours.
If you use a discount or flat‑fee agent, the commission may be lower but you’ll miss out on specialist marketing.

2. Marketing & staging expenses
Professional photographs, floor plans, and virtual tours can range from £200 to £800.
Staging furniture and décor to showcase a home at its best can cost £300–£1,000 depending on the scale.

3. Legal and conveyancing costs
The seller’s solicitor or conveyancer charges a fixed fee or hourly rate. Typical costs are £800–£1,200.
The solicitor will handle title checks, draft the contract, and coordinate the settlement.

4. Valuation and survey costs
If you require a formal valuation to set a realistic asking price, anticipate £250–£500.
A standards survey (used by buyers to assess property condition) is paid by the buyer, so it is not a seller cost, but you may provide a copy for transparency.

5. Mortgage discharge fees
If you still owe on a mortgage, the lender will charge a discharge fee (typically £250–£400).
Some lenders also impose a cash‑out or early repayment fee, which can be a percentage of the outstanding balance.

6. Stamp duty and tax consequences
Stamp duty on the sale itself is borne by the buyer, but if you purchase a new home you may trigger a stamp duty refund on the old property.
Capital Gains Tax (CGT) can apply if the property is not your primary residence, 名古屋市東区 空き家 売却 with the rate depending on your income and ownership duration.
CGT liability can be calculated simply: (Selling price – purchase price – allowable costs) × CGT rate (18 % for basic‑rate taxpayers, 28 % for higher‑rate).
Certain reliefs (such as Private Residence Relief) may reduce or eliminate CGT.

7. Insurance considerations
You must keep your building insurance active until settlement.
If you have a "seller’s liability" (e.g., a covered defect discovered after sale), you may need to pay for a survey or legal defence.

8. Utility and council tax adjustments
Settle any outstanding utility bills and council tax before settlement.
The buyer will assume these charges from the settlement date, but any arrears must be cleared.

9. Additional costs in special circumstances
If the property has a leasehold or freehold with a lease, a leasehold valuation may be required.
For properties with shared ownership or community property, extra documentation and fees may arise.
In cases where the property fails to meet planning or building regulations, you may need to pay for remedial work.

10. Contingency reserve
Even after all the above, it’s wise to set aside a small contingency fund (e.g., 5 % of the net proceeds) for unexpected post‑settlement costs, such as a minor repair discovered after the buyer moves in.

Ways to Minimise These Costs
Shop around for agents – compare commission structures and marketing packages
Pre‑sell your home – address minor issues yourself to avoid costly repairs at the last minute
Keep records of all expenditures – you’ll need them when calculating CGT
Use a reputable solicitor – a good conveyancer can spot potential legal pitfalls that could inflate costs
Consider a "shared‑sale" or "auction" if you need to move quickly and can accept a lower price for speed

Conclusion
Selling a property is more than simply handing over the keys. There are a series of fees, taxes, and potential liabilities that will eat into your gross sale price. By mapping out these costs early, you can price your home more accurately, negotiate better, and ultimately walk away with the maximum possible profit. Always keep a detailed ledger of every expense, and consult with professionals—agents, solicitors, and tax advisers—to avoid being caught off guard.