The Bill After the Board Goes Up: What Selling Really Costs in 2026

When you get a valuation, the conversation tends to land on one number: the agent's commission. That is understandable. It is the fee you can see, and it is the one that gets compared over the kitchen table. But the agency fee is only one line in a longer bill. Sellers who ask about the rest early tend to have a much calmer move than those who discover the extras after they have accepted an offer.

This is not a scare list. Most costs are manageable, and some will not apply to you at all. The point is to know what is coming so you can budget, ask better questions and avoid nasty surprises.

1. The EPC: small cost, big delay if it is out of date

Your property needs an Energy Performance Certificate when it is marketed for sale. If you already have one, check the date. They last ten years, but an old certificate with a poor rating can put buyers off and may limit what you can say about running costs. If you need a new one, an assessor will charge a modest fee, but the bigger issue is timing. Do not leave it until a buyer's solicitor asks for it.

2. Legal fees and disbursements

Conveyancing is not just the solicitor's headline fee. You will also pay disbursements: searches, land registry fees, bank transfer fees and sometimes leasehold or unregistered title work. Search packs vary by area, and a solicitor should give you a clear estimate rather than a vague 'from' figure. Ask what is included, what is extra, and whether VAT is included in the quote.

3. Leasehold management packs

If you own a leasehold flat or house, the buyer's solicitor will normally request a management pack from the freeholder or managing agent. These can cost anywhere from a small administration fee to several hundred pounds, and they can take weeks to arrive. Ask your managing agent now what they charge and how long they take. A slow pack is one of the most common reasons a sale feels like it is standing still.

4. Mortgage redemption and early repayment charges

Your mortgage will need to be redeemed on completion. That means requesting a redemption statement so you know the exact balance, any exit fee and whether an early repayment charge applies. If you are porting your mortgage to a new home, the timing matters too. This is a conversation for your lender or broker early in the process, not the week before completion.

5. Removal costs and the cost of moving day

Removals are priced on volume, access, distance and date. A quote from a man with a van is not the same as a full packing service. If you are moving out before completion, you may also need storage. Factor in the little things: boxes, tape, a professional clean if you agreed one, and the cost of redirecting post. These are not huge individually, but they add up.

6. Tax: not always, but ask the question

Most people selling their only or main home do not pay capital gains tax, but the rules are not universal. If the property has been let, used for business, or is a second home, capital gains tax may apply. If you are selling a property that has increased in value and you are not sure about your reliefs, take advice before you exchange. There may also be stamp duty land tax implications for your next purchase, which is a buying cost rather than a selling cost but still part of the same move.

7. The estate agency fee itself

Yes, it belongs on the list. Ask whether the fee is no sale, no fee, whether it includes VAT, what marketing is included, and what happens if you withdraw. A low headline percentage is not automatically good value if the photos are poor or the agent does not know your local market.

Questions to ask before you accept an offer

• What is the full estimated cost of my sale, including disbursements and VAT?
• Is my EPC valid, and does it need updating?
• If leasehold, what will the management pack cost and how long will it take?
• What is my mortgage redemption figure and are there any penalties?
• Will I owe capital gains tax or need to report anything?
• What is included in the removal quote, and what is extra?

The bottom line

Selling a home is a transaction with several moving parts, and the agency fee is only one of them. A good agent will not dodge these questions. They will help you build a realistic budget before the board goes up, so the only surprise on completion day is how good the keys feel in your hand.