Costs of selling a home in the UK: agent, legal, EPC, tax

Estate agent fees

GOV.UK says the contract with the agent sets out how much they charge and what the fee includes. I found no official standard rate. The common structure can be written as a formula:

• Fee = agreed percentage × sale price, or a fixed fee, as set in your contract, plus VAT if the contract says so.

Compare the fee including VAT: the National Trading Standards guidance reads, for a fixed fee, “Our fixed fee of £ … (inc VAT)”.

What the agent must tell you before you sign. Section 18 of the Estate Agents Act 1979 requires the agent to give you, before the contract is made:

• the circumstances in which you become liable to pay the agent’s remuneration;
• the amount of the remuneration or, if not known, how it will be calculated;
• particulars of any payments that are not part of the agent’s remuneration, and the amount or an estimate.

The National Trading Standards Estate Agency Team’s guidance (June 2026) adds that the agent should disclose the price of its services, including compulsory extras, and referral arrangements with their amount or estimated value, in writing. GOV.UK also says that if an agent or lender recommends a legal professional, broker or surveyor and receives a payment for it, you must be told, and you are not required to use them.

Watch for dual fees. GOV.UK warns that using more than one agent can mean paying several fees, known as dual fees, depending on your contract type and whether an agent has sole selling rights. You must follow the contract or could be taken to court. Agents must pass on other offers for your home until contracts are exchanged.

The energy certificate or Home Report

• England, Wales and Northern Ireland: you need an EPC before you market the property. GOV.UK says you must order one “before you market your property to sell or rent”, and you pay an accredited assessor. It is valid for 10 years, and you can be fined if you do not get one. See the EPC guide.
• Scotland: a Home Report has three parts: a survey and valuation, a property questionnaire and an energy report, which is the EPC. The seller or selling agent must provide it within nine days of being asked, and some homes do not need one, such as certain new builds and seasonal holiday homes. Even then, the seller must still provide an EPC. Mygov.scot does not say who pays for the report. See the Home Report guide.

I found no official fixed price for an EPC or a Home Report; quotes come from the assessor or surveyor.

Legal costs

You need a solicitor or conveyancer to act for you in transferring ownership (GOV.UK). Fees are quoted by the firm, so the formula is: legal fee = fee quoted by the firm + disbursements + VAT where applicable. Ask for a written quote showing what is included. In Scotland, England, Wales and Northern Ireland the legal systems differ; see conveyancing explained.

Tax: Capital Gains Tax

GOV.UK states you do not pay Capital Gains Tax when you sell your home if you have one home and have lived in it as your main home for all the time you have owned it, and meet the other conditions. Letting part of it out (other than having a lodger), using part exclusively for business, grounds of 5,000 square metres or more, or buying mainly to make a gain can mean some tax is due. See capital gains tax on a home.

Other costs to check

• Your mortgage lender. Ask whether any charge applies when you repay the loan; I found no official figure.
• Moving costs and removals. Not regulated.
• Repairs and fixtures. Agree them in the sale contract.

Which professional to consult

An estate agent sells the property and should give you clear written fee terms; see the estate agent page. A conveyancer handles the legal transfer; see the conveyancer page. A valuer can give an independent view of the price; see the valuer page.