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From: "The Property Buying Company" <mathew@thepropertybuyingcompany.co.uk>
To: <sue@sarahharvey.com>
Subject: The hidden cost of downsizing in 2026
Date: Sun, 02 Aug 2026 09:30:54 -0600
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Selling to free up equity? Read this first.
Hi Susan Home,
Sunday morning, coffee in hand — quick read worth your time if downsizing or releasing equity is on your radar.
The maths most people do: "My home is worth LX, my next place will cost LY, the difference is mine."
The maths most people skip: estate agent fees, two sets of legal costs, SDLT on the onward purchase, removal costs, the months of double-running on bills while the chain forms.
For an average UK downsize — say L420k home to L260k bungalow — that's roughly:
-
L6,000+ in estate agent fees
-
L2,800 in combined legal costs
-
L2,500+ in SDLT on the new place 🔍 [verify current bands]
-
L3,000+ in removal and double-running costs
-
L4,000+ in mortgage payments during the 5-month sale process
Total "hidden" gap between headline equity and actual money in your account: L18,000–L21,000.
We can't change the SDLT or removal costs on your onward purchase. But the cash-sale route eliminates almost everything on the sale side — no agent fees, no sale-side legal costs (we pay them), and the sale process takes weeks instead of months. For most downsizers, that's L10k+ that quietly stays in their account.
If the original number you saw from us made downsizing feel marginal, the broader maths may be worth revisiting.
https://cl.s51.exct.net/?qs=ABB7InYiOjEsImQiOjQ5NTZ9ADMAAAAAAKLGCP7Yn4SP0qBAMuAY5CSLZW-eB42ZrsOcI_vAqOw1-tLDkObYgIGw4JWKPesIKWcB2CNEnxVyVozX3ckQHAhSjdxXfntff2Yyig
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<div class="preheader" style="font-size: 1px; display: none !important;">The bit your accountant won't mention until it's too late.</div>
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<font color="#ffffff"><span style="font-size: 24px;">Selling to free up equity? Read this first.</span></font></h1></td></tr></table><table cellpadding="0" cellspacing="0" width="100%" role="presentation" style="background-color: #6588B9; min-width: 100%; " class="stylingblock-content-wrapper"><tr><td style="padding: 0px; " class="stylingblock-content-wrapper camarker-inner"><table width="100%" cellspacing="0" cellpadding="0" role="presentation"><tr><td align="center"><img data-assetid="42185" src="https://image.s51.sfmc-content.com/lib/fe2d117373640478711275/m/1/66bcbc1e-17e3-479b-8486-7763a9b66941.jpg" alt="" height="40" width="423" style="display: block; padding: 0px; text-align: center; height: 40px; width: 423px; border: 0px;"></td></tr></table></td></tr></table><table cellpadding="0" cellspacing="0" width="100%" role="presentation" style="background-color: transparent; min-width: 100%; " class="stylingblock-content-wrapper"><tr>
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Hi Susan Home,</h3><p data-sourcepos="179:1-179:112;7239-7350">
Sunday morning, coffee in hand — quick read worth your time if downsizing or releasing equity is on your radar.</p><p data-sourcepos="181:1-181:103;7352-7454">
The maths most people do: <em>"My home is worth £X, my next place will cost £Y, the difference is mine."</em></p><p data-sourcepos="183:1-183:177;7456-7632">
The maths most people skip: estate agent fees, two sets of legal costs, SDLT on the onward purchase, removal costs, the months of double-running on bills while the chain forms.</p><p data-sourcepos="185:1-185:80;7634-7713">
For an average UK downsize — say £420k home to £260k bungalow — that's roughly:</p><ul data-sourcepos="187:1-191:63;7715-7948">
<li data-sourcepos="187:1-187:31;7715-7745">
£6,000+ in estate agent fees</li><li data-sourcepos="188:1-188:33;7746-7778">
£2,800 in combined legal costs</li><li data-sourcepos="189:1-189:61;7779-7839">
£2,500+ in SDLT on the new place 🔍 [verify current bands]</li><li data-sourcepos="190:1-190:46;7840-7885">
£3,000+ in removal and double-running costs</li><li data-sourcepos="191:1-191:63;7886-7948">
£4,000+ in mortgage payments during the 5-month sale process</li></ul><p data-sourcepos="193:1-193:98;7950-8047">
<strong>Total "hidden" gap between headline equity and actual money in your account: £18,000–£21,000.</strong></p><p data-sourcepos="195:1-195:321;8049-8369">
We can't change the SDLT or removal costs on your onward purchase. But the cash-sale route eliminates almost everything on the <strong>sale side</strong> — no agent fees, no sale-side legal costs (we pay them), and the sale process takes weeks instead of months. For most downsizers, that's £10k+ that quietly stays in their account.</p><p data-sourcepos="197:1-197:113;8371-8483">
If the original number you saw from us made downsizing feel marginal, the broader maths may be worth revisiting.</p></td></tr></table><table cellpadding="0" cellspacing="0" width="100%" role="presentation" style="background-color: transparent; min-width: 100%; " class="stylingblock-content-wrapper"><tr><td style="padding: 20px; " class="stylingblock-content-wrapper camarker-inner"><table width="100%" border="0" cellspacing="0" cellpadding="0" role="presentation"><tr><td align="center"><table border="0" cellspacing="0" cellpadding="0" role="presentation"><tr><td class="innertd buttonblock" bgcolor="#38A949" style=" border-radius: 3px; -moz-border-radius: 3px; -webkit-border-radius: 3px; background-color: #38A949;">
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<table cellspacing="0" cellpadding="0" role="presentation" style="width: 100%;"><tr><td valign="top" class="responsive-td" style="width: 33%; padding-right: 4px;"><table cellpadding="0" cellspacing="0" width="100%" role="presentation" style="background-color: transparent; min-width: 100%; " class="stylingblock-content-wrapper"><tr><td style="padding: 12px 0px; " class="stylingblock-content-wrapper camarker-inner"><img data-file-id="1075902" height="9" src="https://image.s51.sfmc-content.com/lib/fe2d117373640478711275/m/1/96caeaad-0d27-4f0a-85a2-97094e4abd05.png" style="border: 0px ; width: 23px; height: 9px; margin: 0px;" width="23"> <span style="color:#ffffff; font-size:12px; text-align:left"> </span><span style="font-size:14px;"><span style="color: rgb(255, 255, 255); text-align: left;">Sell your house in 7 days</span></span></td></tr></table></td>
<td valign="top" class="responsive-td" style="width: 33%; padding-left: 2px; padding-right: 2px;"><table cellpadding="0" cellspacing="0" width="100%" role="presentation" style="background-color: transparent; min-width: 100%; " class="stylingblock-content-wrapper"><tr><td style="padding: 12px 0px; " class="stylingblock-content-wrapper camarker-inner"><img data-file-id="1075902" height="9" src="https://image.s51.sfmc-content.com/lib/fe2d117373640478711275/m/1/96caeaad-0d27-4f0a-85a2-97094e4abd05.png" style="border: 0px ; width: 23px; height: 9px; margin: 0px;" width="23"> <span style="color:#ffffff; font-size:12px; text-align:left"> </span><span style="font-size:14px;"><span style="color: rgb(255, 255, 255); text-align: left;">We'll handle the fees</span></span></td></tr></table></td>
<td valign="top" class="responsive-td" style="width: 33%; padding-left: 4px;"><table cellpadding="0" cellspacing="0" width="100%" role="presentation" style="background-color: transparent; min-width: 100%; " class="stylingblock-content-wrapper"><tr><td style="padding: 12px 0px; " class="stylingblock-content-wrapper camarker-inner"><img data-file-id="1075902" height="9" src="https://image.s51.sfmc-content.com/lib/fe2d117373640478711275/m/1/96caeaad-0d27-4f0a-85a2-97094e4abd05.png" style="border: 0px ; width: 23px; height: 9px; margin: 0px;" width="23"> <span style="color:#ffffff; font-size:12px; text-align:left"> </span><span style="font-size:14px;"><span style="color: rgb(255, 255, 255); text-align: left;">Absolutely no obligation</span></span></td></tr></table></td></tr></table></td></tr></table></td></tr>
</table><table cellpadding="0" cellspacing="0" width="100%" role="presentation" style="background-color: #6588B9; border: 0px solid transparent; min-width: 100%; " class="stylingblock-content-wrapper"><tr><td style="padding: 10px; " class="stylingblock-content-wrapper camarker-inner"><table cellspacing="0" cellpadding="0" role="presentation" style="width: 100%;"><tr><td><table cellspacing="0" cellpadding="0" role="presentation" style="width: 100%;"><tr><td valign="top" class="responsive-td" style="width: 100%; padding-bottom: 3px;"><table cellpadding="0" cellspacing="0" width="100%" role="presentation" style="background-color: #6588B9; min-width: 100%; " class="stylingblock-content-wrapper"><tr><td style="padding: 0px; " class="stylingblock-content-wrapper camarker-inner"><div style="text-align: center;">
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<span style="color:#ffffff;">Our customer stories</span></div></td></tr></table></td></tr></table></td></tr><tr><td><table cellspacing="0" cellpadding="0" role="presentation" style="width: 100%;"><tr><td valign="top" class="responsive-td" style="width: 33%; padding-top: 3px; padding-bottom: 3px; padding-right: 4px;"><table cellpadding="0" cellspacing="0" width="100%" role="presentation" style="min-width: 100%; " class="stylingblock-content-wrapper"><tr><td class="stylingblock-content-wrapper camarker-inner"><table width="100%" cellspacing="0" cellpadding="0" role="presentation"><tr><td align="center"><img data-assetid="1637" src="https://image.s51.sfmc-content.com/lib/fe2d117373640478711275/m/1/3a35cd48-9faa-4a70-a9af-6f8584f5771a.png" alt="" width="212" style="display: block; padding: 0px; text-align: center; border: 0px solid transparent; height: auto; width: 100%;"></td></tr></table></td></tr></table></td>
<td valign="top" class="responsive-td" style="width: 33%; padding: 3px 2px;"><table cellpadding="0" cellspacing="0" width="100%" role="presentation" style="min-width: 100%; " class="stylingblock-content-wrapper"><tr><td class="stylingblock-content-wrapper camarker-inner"><table width="100%" cellspacing="0" cellpadding="0" role="presentation"><tr><td align="center"><img data-assetid="1638" src="https://image.s51.sfmc-content.com/lib/fe2d117373640478711275/m/1/3226fec2-5e47-4ba0-89ef-1b9418e07194.png" alt="" width="212" style="display: block; padding: 0px; text-align: center; border: 0px solid transparent; height: auto; width: 100%;"></td></tr></table></td></tr></table></td>
<td valign="top" class="responsive-td" style="width: 33%; padding-top: 3px; padding-bottom: 3px; padding-left: 4px;"><table cellpadding="0" cellspacing="0" width="100%" role="presentation" style="min-width: 100%; " class="stylingblock-content-wrapper"><tr><td class="stylingblock-content-wrapper camarker-inner"><table width="100%" cellspacing="0" cellpadding="0" role="presentation"><tr><td align="center"><img data-assetid="1639" src="https://image.s51.sfmc-content.com/lib/fe2d117373640478711275/m/1/3563733c-1866-4e2f-847e-bfca79195735.png" alt="" width="212" style="display: block; padding: 0px; text-align: center; border: 0px solid transparent; height: auto; width: 100%;"></td></tr></table></td></tr></table></td></tr></table></td></tr><tr><td><table cellspacing="0" cellpadding="0" role="presentation" style="width: 100%;"><tr>
<td valign="top" class="responsive-td" style="width: 100%; padding-top: 3px;"><table cellpadding="0" cellspacing="0" width="100%" role="presentation" class="stylingblock-content-wrapper" style="min-width: 100%; "><tr><td class="stylingblock-content-margin-cell" style="padding: 12px 0px 0px; "><table cellpadding="0" cellspacing="0" width="100%" role="presentation" style="background-color: #FFFFFF; min-width: 100%; " class="stylingblock-content-wrapper"><tr><td style="padding: 21px; " class="stylingblock-content-wrapper camarker-inner"><div style="text-align: right;">
<span style="font-size:48px;"><strong>It's as easy as...</strong><br>
<strong>1.. 2.. 3...<img data-file-id="1075902" height="9" src="https://image.s51.sfmc-content.com/lib/fe2d117373640478711275/m/1/96caeaad-0d27-4f0a-85a2-97094e4abd05.png" style="border: 0px ; width: 46px; height: 18px; margin: 0px;" width="46"></strong> </span><br>
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