Author: numan

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Do you pay for searches when selling a house?


When it comes to selling a property in the UK, it’s natural for sellers to ask: “Do I need to pay for searches?” The short answer is no — not usually. Property searches are typically a buyer’s obligation, but that doesn’t mean sellers are without their own costs and responsibilities.

In this post, we’ll explain what searches are, who pays for them, what exceptions exist, and provide a handy checklist of the costs you’re likely to face as a seller. Whether you’re downsizing, relocating, or offloading an investment property, it’s crucial to understand your financial duties in the conveyancing process.

What are property searches?

Property searches are a standard part of the conveyancing process — the legal work required to transfer ownership of a property. These searches are requested by the buyer’s solicitor to uncover important information about the property and its surroundings. They typically include:

  • Local Authority Searches – For planning issues, building regulation compliance, or road schemes nearby.

  • Environmental Searches – To check for flood risks, contamination, or subsidence risks.

  • Water and Drainage Searches – To confirm water mains, drainage systems, and whether the property is connected to public sewers.

  • Chancel Repair Liability – Rare, but still checked to see if the owner must contribute to local church repairs.

These searches protect the buyer from unexpected legal or environmental issues after the purchase.

Who pays for searches?

In 99% of transactions, the buyer pays for these searches. Why? Because the results are specific to the buyer’s needs and lender requirements. The buyer’s solicitor is acting in their client’s interest to ensure the property is a sound investment.

Do sellers ever pay for searches?

While it’s unusual, there are a few instances where the seller might voluntarily pay for searches:

1. Providing a Seller’s Pack (Home Information Pack alternative)

Some sellers choose to pre-order searches and provide them to potential buyers to streamline the process and encourage quicker offers. This is more common in competitive markets or for sellers aiming to avoid sale delays.

2. Auction Sales

If you’re selling at auction, it’s expected to include all due diligence in a legal pack — including searches. In these cases, the seller covers the cost upfront, but often recovers these costs in the sale price.

However, these are the exceptions, not the rule.

Costs sellers typically incur when selling a property

While sellers avoid paying for property searches, they’re not entirely cost-free. Here’s a comprehensive checklist of the expenses you might face:

✅ Seller’s Cost Checklist

Cost Type Estimated Cost Notes
Estate Agent Fees 1% – 3% (+ VAT) of sale price Negotiable; may be lower for online agents.
Conveyancing Solicitor Fees £500 – £1,500 + VAT Varies based on complexity and firm.
Energy Performance Certificate (EPC) £60 – £120 Required by law; valid for 10 years.
Mortgage Exit/Admin Fees £50 – £300 Check with your lender. Some also charge early repayment penalties.
Early Repayment Charge (ERC) 1% – 5% of outstanding mortgage Only applies if exiting a fixed-term deal early.
Removal Costs £300 – £1,000+ Depending on distance and amount of belongings.
Home Repairs or Decoration Varies Optional, but may help attract buyers or increase sale price.
Capital Gains Tax (CGT) Variable Only if the property is not your main residence.

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