Who Pays for What in a House Sale?

One of the most common questions from people preparing to sell or buy a home is: who actually pays for what? The answer matters because it directly affects how much money you walk away with as a seller, or how much you need on top of the purchase price as a buyer.

In England and Wales, most transaction costs are clearly assigned to one party. This guide sets out exactly which costs fall on the seller, which fall on the buyer, and which are open to negotiation. If you want a detailed look at the seller's costs specifically, see our full guide to selling costs in 2026.

Master comparison: seller costs vs buyer costs

The table below summarises every major cost in a standard residential property transaction in England and Wales, showing who is responsible for each one.

The rest of this guide explains each cost in more detail, so you know exactly what to expect on both sides of the transaction.

Costs the seller pays

Estate agent fees

Estate agent fees are the single largest cost for most sellers. The average high street agent charges around 1.2% plus VAT (1.42% including VAT) of the final sale price, according to the HomeOwners Alliance. On a £300,000 property, that is roughly £4,260 including VAT.

Sole agency agreements (one agent) are cheaper than multi-agency agreements (two or more agents competing to sell), where fees typically rise to 2% to 3.5% plus VAT. Online agents offer fixed-fee alternatives from £500 to £2,000. Our guide to estate agent fees covers the full range of options and negotiation strategies.

Estate agent fees are deducted from the sale proceeds by your solicitor on completion day, so you do not pay them out of pocket upfront.

Solicitor / conveyancer fees (seller's side)

Your solicitor or licensed conveyancer handles the legal work on your side: drafting the contract of sale, responding to the buyer's solicitor's enquiries, liaising with your mortgage lender, and managing the transfer of funds. Seller's solicitor fees typically range from £800 to £1,500 plus VAT for a straightforward freehold sale, with disbursements (Land Registry copies, bank transfers, ID checks) adding £100 to £350 on top.

For a detailed breakdown of what is included in solicitor fees and what costs extra, see our guide to solicitor fees for sellers.

Energy Performance Certificate (EPC)

The seller is legally required to have a valid Energy Performance Certificate before marketing the property. Under the Energy Performance of Buildings Regulations, an EPC must be available to prospective buyers from the point the property is first listed. An EPC costs between £60 and £120 and is valid for 10 years. Check the GOV.UK EPC register before paying for a new one, as you may already have a valid certificate.

Mortgage exit and early repayment charges

When your mortgage is redeemed on completion day, your lender charges an administrative fee (sometimes called a deeds release fee) of £50 to £300. Almost all lenders apply this charge.

If you are still within a fixed-rate or discounted-rate period, you may also face an early repayment charge (ERC) of 1% to 5% of the outstanding mortgage balance. On a £200,000 mortgage, a 2% ERC would cost £4,000. Contact your lender for a redemption statement before listing so you know exactly what you owe.

Leasehold management pack

If you are selling a leasehold property, you must purchase a management information pack (LPE1 form) from your freeholder or managing agent. This typically costs £200 to £500, although some managing agents charge up to £800. You may also face notice of transfer fees (£100 to £250) and deed of covenant fees (£100 to £200) on completion. These costs are unique to leasehold sellers and do not apply to freehold sales.

Costs the buyer pays

Stamp Duty Land Tax (SDLT)

Stamp Duty Land Tax is one of the buyer's largest costs and is paid to HMRC on the purchase of a property in England and Northern Ireland. The amount depends on the purchase price and the buyer's circumstances (first-time buyer, additional property, etc.). As of April 2025, the current SDLT thresholds are:

First-time buyers benefit from SDLT relief on properties up to £425,000, paying no SDLT on the first £300,000 and 5% on the portion from £300,001 to £425,000. Buyers purchasing an additional property (second home, buy-to-let) pay a 5% surcharge on top of the standard rates. Full details are available on the GOV.UK SDLT page.

The seller does not pay SDLT on the property they are selling. However, if you are buying a new home at the same time, you will pay SDLT on that purchase.

Property searches

Property searches are traditionally paid for by the buyer. A standard search pack typically includes a local authority search (LLC1 + CON29R), drainage and water search, environmental search, and chancel repair liability search. The combined cost is usually £250 to £400, depending on the local authority and the search providers used.

Some sellers now choose to order searches upfront before listing, which can speed up the process significantly. If you are interested in this approach, Pine helps sellers order searches at near-trade prices so they are ready to hand to the buyer's solicitor immediately.

Survey and valuation

The buyer pays for any survey or valuation they commission. The most common options are:

The seller is not responsible for the cost of the buyer's survey. However, the seller does need to provide reasonable access for the surveyor to inspect the property. If the survey reveals issues, the buyer may negotiate a price reduction, but that is a separate matter from who pays for the survey itself.

Land Registry registration

After completion, the buyer's solicitor registers the transfer of ownership with HM Land Registry. The registration fee is based on the property value and ranges from £20 to £140 for electronic submissions. This cost falls entirely on the buyer.

The seller pays a much smaller Land Registry cost: official copies of the title register and title plan, at £7 per document (minimum £14 for two copies), which their solicitor needs to draft the contract.

Mortgage arrangement fees

If the buyer is purchasing with a mortgage, they may pay a product fee or arrangement fee to their lender. This varies from £0 to £2,000 depending on the mortgage product. Some lenders offer fee-free mortgages but at a slightly higher interest rate. This cost has no bearing on the seller whatsoever.

Solicitor / conveyancer fees (buyer's side)

The buyer pays their own solicitor, just as the seller does. Buyer conveyancing fees tend to be similar in range to the seller's, but the buyer's solicitor also handles property search orders, mortgage deed preparation, and Land Registry registration, so the total cost including disbursements is often slightly higher.

Costs that can be negotiated

Fixtures and fittings

The question of what is included in the sale price and what costs extra is recorded on the TA10 (Fittings and Contents) form. Items that are permanently affixed to the property, such as fitted kitchens, bathroom suites, and built-in wardrobes, are generally treated as part of the property and included in the sale price.

Freestanding items are negotiable. Common items that buyers and sellers negotiate on include:

• Curtains, blinds, and curtain poles
• Light shades and freestanding lamps
• White goods (washing machine, fridge, dishwasher)
• Garden furniture, sheds, and planters
• Freestanding shelving and storage units

If the buyer wants items that are not included in the sale price, this is typically agreed as a separate payment. Being clear about what is and is not included from the outset avoids disputes later in the process.

Indemnity insurance

When there is a minor legal defect with the property, such as a missing building regulations certificate or absent planning permission for historical work, indemnity insurance is often used instead of rectifying the issue. These one-off policies typically cost £20 to £300.

In most cases the seller pays, because the defect relates to the property being sold. However, this is technically negotiable. The buyer's mortgage lender often requires the policy before releasing funds, so refusing to pay could delay or collapse the sale. Our guide on hidden costs of selling a house covers indemnity insurance in more detail.

Minor repairs and price reductions

If the buyer's survey reveals issues, the buyer may request either a price reduction or that the seller carries out specific repairs before completion. Neither party is obligated to agree, but in practice a reasonable negotiation often takes place. Common examples include damp treatment, electrical rewiring, or roof repairs flagged in a building survey. The costs of these repairs can range from a few hundred pounds to several thousand.

Who pays for what in auction sales

Property auctions follow a different pattern from standard sales. The key differences are:

• Buyer's premium: Many auction houses charge the buyer a premium on top of the hammer price, typically 2% to 4% plus VAT. This is effectively an additional cost for the buyer that does not exist in a standard sale.
• Seller's commission: The auction house charges the seller a commission, typically 1.5% to 2.5% plus VAT of the hammer price, similar to estate agent fees in a standard sale.
• Legal pack preparation: In an auction sale, the seller must prepare a legal pack before the auction, including property searches, title documents, and the contract. This means the seller often pays for searches upfront (unlike a standard sale where the buyer pays). This typically costs £500 to £1,000.
• Entry fee: Some auction houses charge the seller an entry fee of £200 to £500 to list the property in the catalogue.

The buyer still pays Stamp Duty, Land Registry fees, their own solicitor, and any survey costs, just as in a standard sale.

Worked example: selling and buying a £300,000 property

To illustrate how costs divide in practice, here is a worked example for a straightforward freehold transaction at £300,000.

What the seller pays

What the buyer pays

These figures are for a straightforward freehold sale. If the property is leasehold, the seller should add £300 to £800 for the management pack and additional solicitor costs. If the seller is within a fixed-rate mortgage period, an early repayment charge could add thousands more to the seller's total.

Tips for managing costs on both sides

Whether you are selling, buying, or doing both at once, these steps can help keep costs under control:

1. Get at least three solicitor quotes. The Law Society recommends comparing a minimum of three conveyancing quotes. Always compare total costs including VAT and all disbursements.
2. Negotiate estate agent fees. Agent fees are always negotiable. A reduction of 0.2% on a £300,000 sale saves £720 including VAT.
3. Check for an existing EPC. If you have a valid EPC from the last 10 years, you do not need a new one. Search the GOV.UK EPC register before booking an assessor.
4. Time your sale around your mortgage deal. Waiting until your fixed-rate period ends can save thousands in early repayment charges.
5. Prepare your legal paperwork early. Completing your TA6 and TA10 forms thoroughly before listing reduces the number of follow-up enquiries and potential additional solicitor charges.
6. Agree fixtures and fittings early. Settling what is included in the sale upfront avoids disputes and delays later in the process.

Sources and further reading

• Stamp Duty Land Tax: Residential Property Rates (GOV.UK)
• HM Land Registry: Registration Services Fees (GOV.UK)
• Energy Performance Certificates When Selling a Home (GOV.UK)
• Estate Agent Fees: How Much Should You Pay? (HomeOwners Alliance)
• How Much Does It Cost to Sell a Home? (HomeOwners Alliance)
• SRA Transparency Rules: Price and Service Information (Solicitors Regulation Authority)
• Find a Solicitor (Law Society)

Frequently asked questions