Welcome to Ready Steady Sell, your trusted resource for all things related to selling your house quickly and efficiently. I’m Lisa Hayes, a seasoned property expert with years of experience in the quick house sale industry. As a mother hailing from the North East of England, I understand the importance of finding the right buyer for your home while ensuring you receive a fair deal.
One of the key concerns homeowners have when selling their property is the time it takes to complete the transaction. Whether you’re relocating, facing financial difficulties, or simply looking to move on quickly, understanding the factors that affect selling time can help you navigate the process more effectively.
In this comprehensive guide, I will provide you with valuable insights, key facts, statistics, and expert tips to help you understand the average time it takes to sell a house in the UK and ways to expedite the selling process.
Why is the time it takes to sell a house important?
The timeframe for selling your house can have significant implications on your plans, finances, and overall stress levels. The longer your property remains on the market, the more uncertainty and pressure you may experience. It’s crucial to have a clear understanding of the factors influencing selling time so you can make informed decisions throughout the process.
What will you learn in this guide?
In this guide, I will cover a range of topics related to selling your house, including:
- The factors affecting the time it takes to sell a house
- The average time to sell a house in the UK
- The impact of location on selling time
- Strategies to speed up the selling process
- The benefits of selling to a quick house sale company
How to make the most of this guide
I encourage you to read through this guide in its entirety to gain a comprehensive understanding of the selling process. Feel free to bookmark this page or print it out for future reference. Additionally, I recommend taking notes and jotting down any questions or concerns you may have along the way. Our Frequently Asked Questions section at the end of this guide may address some of those inquiries.
Now, let’s delve into the factors that can impact the time it takes to sell your house in the UK. By understanding these variables, you can make informed decisions and increase your chances of a swift and successful sale.
Factors Affecting the Time it Takes to Sell a House
When it comes to selling a house, many factors can influence how long it takes to find a buyer. As an experienced property expert, I’ve seen these factors play a significant role in determining the speed of a house sale. Understanding these key factors can help you prepare and make informed decisions to speed up the selling process. Let’s take a closer look at some of the factors that can affect the time it takes to sell a house.
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Pricing:
One of the most critical factors affecting the time it takes to sell a house is the price at which it is listed. Pricing your property too high can drive away potential buyers, resulting in longer days on the market. On the other hand, pricing it too low may lead to quick offers, but you may end up leaving money on the table. It’s crucial to find the right balance by conducting a thorough market analysis and setting a competitive price.
Lisa’s Tip: Work closely with a reputable estate agent or property expert to determine the optimal listing price for your home. Consider recent sales prices in your area, the current market conditions, and any unique features or upgrades your property offers.
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Property Condition:
The overall condition of your property can greatly impact its marketability. A well-maintained, aesthetically pleasing home is more likely to attract potential buyers and command a higher price. If your property is in need of repairs or upgrades, it may take longer to sell. Additionally, properties that require major renovations may have a limited pool of buyers, resulting in a longer selling time.
Lisa’s Tip: Prioritize necessary repairs and consider making cosmetic enhancements that can boost your property’s appeal. Simple updates like fresh paint, decluttering, and staging can go a long way in capturing buyers’ attention.
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Energy Efficiency:
Energy efficiency has become increasingly important to prospective buyers. Properties with higher energy efficiency ratings can attract more interest, especially as energy costs continue to rise. Homes with a good Energy Performance Certificate (EPC) rating often sell faster as they promise lower utility bills and contribute to a lower carbon footprint. Investing in energy-efficient upgrades, such as double glazing, proper insulation, or energy-efficient boilers, can not only enhance your property’s appeal but also lead to swifter sales. As buyers become more environmentally conscious, demonstrating your home’s energy efficiency can be a significant selling point.
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Market Conditions:
The overall state of the property market can significantly impact the time it takes to sell a house. In a seller’s market, where demand exceeds supply, properties tend to sell faster. In contrast, a buyer’s market, characterized by an abundance of properties and limited demand, can extend the selling process.
Lisa’s Tip: Stay informed about the current market conditions in your area. If it’s a competitive market with high demand, you may have the advantage of a quicker sale. However, if the market is slow, consider adjusting your pricing strategy or exploring alternative selling methods like selling to a quick house sale company.
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Location:
The location of your property plays a significant role in its marketability and the time it takes to sell. Desirable locations with good amenities, accessibility to transportation, and proximity to schools or shopping centers tend to attract more buyers and sell faster. In contrast, remote or less sought-after areas may experience longer selling times.
Lisa’s Tip: If you’re in a less desirable location, focus on highlighting the unique features and benefits of your property. Emphasize any nearby attractions, upcoming developments, or improvements that can enhance the appeal of the area.
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Marketing and Exposure:
The effectiveness of your property’s marketing and exposure can significantly impact the time it takes to sell. The more exposure your property receives, the higher the chances of attracting interested buyers. From high-quality photographs and compelling property descriptions to utilizing online platforms and social media, a comprehensive marketing strategy is essential.
Lisa’s Tip: Work with an experienced estate agent who has a strong online presence and a wide network of potential buyers. Consider using professional photography, virtual tours, and engaging property descriptions to make a lasting impression. Engaging prospective buyers effectively can be enhanced through the use of technological tools. Virtual tours have gained prominence, allowing buyers to view properties from the comfort of their homes, which is especially appealing for remote or busy potential buyers. This not only widens the audience but also increases the likelihood of attracting serious offers. Additionally, AI-driven property valuation tools can provide accurate pricing insights, helping sellers set competitive prices reflective of the current market values. Leveraging these technologies in marketing strategies can significantly boost the exposure and attractiveness of properties to potential buyers, facilitating a faster sale.
Legal Requirements and Documentation
Selling a house in the UK involves a set of legal requirements that can influence the transaction’s duration. Ensuring all necessary documentation is prepared beforehand can significantly streamline the process. Key documents include the title deeds, which prove ownership and provide essential information about the property. Sellers must also provide an EPC, which rates the home’s energy efficiency. Moreover, completing a property information form, which discloses details like boundaries and any disputes, is crucial. Having these documents readily available not only positions you as an organized seller but also aids in preventing potential delays once a buyer shows interest. Engaging a qualified solicitor early can help manage these requirements, keeping the sale smooth and efficient. It’s also essential to disclose any planned developments in the area and remind buyers to check for property rights or easements that could impact future use. Sellers should complete a fittings and contents form to specify what is included in the sale, avoiding any misunderstandings that could delay the process. Furthermore, understanding the timeline and role of local searches, which provide details on planning permissions and restrictions, can prepare sellers for potential inquiries. Preparedness in these areas can not only expedite the actual sale but also support transparent negotiations, ensuring a smoother transaction for both parties involved.
Average Time to Sell a House in the UK
When it comes to selling your house, time is of the essence. Whether you’re looking to move into a larger property, downsize, or relocate to a different area, selling your home quickly is typically a top priority. In this section, I will provide you with valuable insights into the average time it takes to sell a house in the UK, along with key factors that can influence this timeframe.
1. Understanding the Average Time to Sell a House
Before diving into the factors that affect the time it takes to sell a house, let’s first establish the baseline average. According to recent data from Rightmove, the leading property website in the UK, it takes approximately 65 days from the initial listing to the completion of the sale. However, it’s worth noting that this timeline can vary significantly depending on various factors, which I’ll discuss in more detail later on.
While 65 days may seem like a reasonable timeframe, it’s important to remember that this is just an average. Some properties may sell much faster, often within a few weeks, while others may languish on the market for several months.
2. Factors Affecting the Time to Sell
Several factors can affect the time it takes to sell a house. Understanding these factors can help you make strategic decisions to expedite the sale process and achieve your desired outcome. Let’s explore some of the key factors:
- Pricing: The initial asking price plays a crucial role in attracting potential buyers. If you set the price too high, your property may linger on the market, whereas pricing it competitively can generate more interest and potentially lead to a quicker sale.
- Location: The location of your property can significantly impact its marketability. Properties in desirable areas with good transport links, access to amenities, and reputable schools tend to sell faster than those in less desirable locations.
- Condition and presentation: A well-maintained and beautifully presented home is more likely to attract buyers compared to a property in need of extensive repairs or with poor curb appeal. Ensuring your property is in top-notch condition can help speed up the selling process.
- Competition: The level of competition in your local housing market can affect how quickly your property sells. If there are many similar properties for sale in your area, you may need to take additional steps to make your listing stand out, such as staging the property or enhancing its features.
- Marketing and exposure: Effective marketing is crucial in attracting potential buyers. Utilizing various marketing channels, such as online listings, social media, and professional photography, can increase the visibility of your property and attract more inquiries.
It’s essential to assess these factors carefully and strategize accordingly to optimize the appeal of your property and expedite the sale process. Now, let’s delve deeper into one of the key factors affecting the time to sell: location.
3. The Impact of Location on Selling Time
Location is one of the most significant factors that can affect the time it takes to sell a house. Different areas of the UK have varying levels of demand and market dynamics, which can influence how quickly properties sell.
According to data from Zoopla, the average time to sell a property differs across regions in the UK. As of 2021, the fastest-selling areas include:
| Region | Average Time to Sell (Days) |
|---|---|
| East Midlands | 40 |
| West Midlands | 43 |
| South East | 45 |
Conversely, areas with longer average selling times include:
| Region | Average Time to Sell (Days) |
|---|---|
| London | 78 |
| North East | 82 |
| North West | 87 |
It’s important to note that these figures are averages and can vary within specific towns or cities within each region. Therefore, it’s crucial to research and understand the local market dynamics when selling your property.
If your property is located in an area with a slower market, don’t despair. Implementing effective marketing strategies, pricing your property competitively, and enhancing its appeal can still lead to a successful sale, albeit potentially with more time and effort.
Seasonal Trends in House Sales
The time it takes to sell a house can vary significantly depending on the season. In the UK, spring is often considered the best time to sell a home, with properties typically moving faster. The longer daylight hours and mild weather encourage more potential buyers to view homes, and families often prefer to move during school holidays. Autumn can also be a fruitful time for sellers, as buyers look to complete purchases before the winter holidays. In contrast, summer and winter months can be slower for property sales. During the summer, many potential buyers are on holiday, while the winter’s short days and festive season distractions can dampen buyer enthusiasm. By understanding these trends, sellers can better time their property listings to maximize interest and achieve quicker sales. Expanding upon the seasonal trends, properties tend to attract different types of buyers throughout the year. For instance, spring generally brings out families and individuals aiming for a summer move, taking advantage of better weather and school holidays. Summer sales can cater to those looking to settle in before the academic year starts or simply completing transactions amidst quieter competition. Autumn is often seen as a period where serious buyers look to secure a property before the festive season, while the housing market in winter typically sees a dip, with fewer listings but also reduced competition. Understanding these cycles can help sellers tailor their marketing strategies to target the most active buyers during each season.
How to Speed up the Selling Process
Selling a house can be a time-consuming process, but there are several strategies you can use to speed up the process and sell your property quickly. Here are some tips that I, as a seasoned property expert, recommend:
1. Accurate Pricing
Setting the right price for your property is crucial to attracting potential buyers and selling your house quickly. Conduct thorough research on the current market conditions, comparable properties in your area, and consult with a professional property agent to determine the most accurate price for your home. Overpricing can deter buyers, while under-pricing can result in financial loss. Finding the right balance is key.
2. Enhance Curb Appeal
First impressions matter, and improving the curb appeal of your property can significantly boost its attractiveness to potential buyers. Consider refreshing the exterior paint, tidying up the garden, and ensuring that the front of your house is clean and welcoming. Small investments in landscaping and minor repairs can have a big impact on the overall appearance of your home.
3. Stage Your Home
Make sure your house looks its best when potential buyers come for a viewing. Remove clutter, depersonalize the space, and arrange furniture to highlight the unique features and flow of the rooms. Consider hiring a professional home stager to maximize the appeal of your property, as staged homes tend to sell faster and at higher prices.
4. Professional Photography
In today’s digital age, high-quality photographs are essential to grab the attention of potential buyers. Invest in professional photography services to showcase your property in its best light. Professional photographers know how to highlight the unique features of your home and create visually appealing images that will attract more buyers.
5. Effective Marketing
Utilise various marketing channels to promote your property, including online listings, social media platforms, and traditional print media. Consider hiring a property agent with a strong marketing strategy and a wide network of potential buyers to increase the exposure of your house to the market.
6. Be Flexible with Viewings
Make it easy for potential buyers to view your property by being flexible with showing times. Accommodate as many appointments as possible, including evenings and weekends. The more people who see your property, the higher the chances of finding a buyer quickly.
7. Consider Selling to a Quick House Sale Company
If you’re in a hurry to sell your house, one option to consider is selling to a quick house sale company. These companies specialize in purchasing properties quickly, often within a matter of days. While the sale price may be lower compared to the open market, it can be an attractive option for homeowners who need to sell quickly due to financial constraints or other urgent reasons.
8. Respond Promptly and Negotiate Wisely
When potential buyers show interest in your property, respond promptly to their inquiries and requests for viewings. Be open to negotiating offers and be prepared to discuss different terms and conditions. Keep in mind that a little flexibility can go a long way in closing a deal quickly.
By implementing these strategies, you can significantly speed up the selling process and increase the chances of selling your house quickly. Remember to stay proactive, seek professional advice, and adapt to market conditions in order to achieve the best outcome for your property sale.
The Benefits of Selling to a Quick House Sale Company
Are you looking to sell your house quickly? In this section, I will explain the benefits of selling to a quick house sale company and why it may be the best option for homeowners who are in a hurry to sell their property.
1. Speedy Sale Process:
One of the most significant advantages of selling to a quick house sale company is the speed of the process. Unlike traditional methods, which can take months or even years to finalize a sale, quick house sale companies can offer a fast and straightforward process. Typically, these companies can complete a sale within a matter of weeks, allowing you to move on with your life quickly.
2. No Chain Delays:
Selling a house through traditional means often involves dealing with long and complicated property chains. These chains can cause delays and uncertainty, as you are reliant on other parties involved in the chain to proceed with the sale. Quick house sale companies, on the other hand, operate independently, meaning there are no chains to contend with. This eliminates the risk of the sale falling through due to complications elsewhere in the chain.
3. Guaranteed Sale:
When selling your house through a quick house sale company, you can typically expect a guaranteed sale. This means that once you agree on a price, the sale is almost certain to go through. This can provide peace of mind and alleviate the stress and uncertainty that can come with selling a property through other methods.
4. No Hidden Fees:
Another advantage of selling to a quick house sale company is the transparency when it comes to fees. Reputable companies, like Ready Steady Sell, will provide you with a clear breakdown of any fees involved in the process upfront. This means there are no hidden surprises, allowing you to budget accordingly and avoid any financial shocks later on.
5. Sell “As Is”:
If your property is in need of repairs or renovations, selling to a quick house sale company can be a great option. These companies are often willing to buy properties in any condition, meaning you don’t have to worry about investing time and money into making your property market-ready. This can save you a significant amount of stress, time, and money.
6. Reduced Stress:
Selling a house can be an incredibly stressful process, especially if you have time constraints or other pressing matters to attend to. Choosing to sell to a quick house sale company alleviates much of the stress associated with traditional property sales. With a streamlined process and expert guidance, you can focus on your future plans without the added worry of a lengthy sales journey.
7. Confidentiality:
Some homeowners may have personal reasons for wanting to keep their property sale private. When selling to a quick house sale company, confidentiality is maintained throughout the process. Unlike when selling through an estate agent, who would typically market your property to the public, selling to a quick house sale company ensures that your sale remains discreet.
8. Expert Advice:
Working with a quick house sale company gives you access to industry professionals who are experienced in buying properties quickly. These professionals can offer valuable advice and guidance throughout the process, ensuring you make informed decisions and get the best possible deal for your property.
9. Flexible Options:
Quick house sale companies often provide homeowners with flexible options to suit their individual needs. Whether you need a quick cash sale or a delayed completion, these companies can accommodate your requirements, offering tailored solutions to ensure a smooth and hassle-free process.
As a seasoned property expert at Ready Steady Sell, I have seen first-hand the benefits that selling to a quick house sale company can bring. Not only does it offer speed and convenience, but it also provides homeowners with a stress-free and guaranteed sale. If you’re in a hurry to sell your property, selling to a quick house sale company could be the solution you’ve been looking for.
Alternatives to Quick House Sale Companies
While quick house sale companies offer a fast transaction, sellers have other options that may better suit their needs. Auctions present a viable alternative, often resulting in quick sales within a fixed timeframe. Selling at auction can attract competitive bidders, sometimes achieving prices above expectations, though there is always the risk of lower returns. Direct sales to cash buyers can also expedite the process. These buyers, often property investors, can accommodate fast timelines due to their purchasing power. Such buyers are typically interested in turning properties quickly for a profit, meaning they might accept properties needing renovations that traditional buyers might avoid. Exploring these alternatives can provide flexibility and options, enabling sellers to match their selling strategy with their specific time constraints and financial goals. Engaging with direct cash buyers is another practical approach, offering the appeal of a no-nonsense sale. These investors are typically interested in properties that can be improved for future resale or rental, accepting the inherent risks for potential gains. Such buyers often prioritize speed over detailed conditions, providing flexibility with transaction timelines while reducing the usual contingencies involved in traditional home sales. Unlike quick sale companies, cash buyers might also offer more personalized negotiation, potentially allowing sellers to negotiate better terms or conditions if the property has desirable features. Conducting due diligence and ensuring transparent communication with these buyers helps secure a fair and efficient transaction, aligned with sellers’ timelines and expectations.
Key Facts and Statistics:
To further illustrate the advantages of selling to a quick house sale company, here are some key facts and statistics:
| Fact/Statistic | Details |
|---|---|
| Average time to sell a house in the UK | According to recent data, the average time to sell a house in the UK is around 65 to 70 days when using traditional methods. |
| Quick house sale completion time | Quick house sale companies can typically complete a sale within 7 to 28 days. |
| Percentage of property sales falling through | Approximately 1 in 3 property sales in the UK fall through for various reasons, causing delays and frustration for sellers. |
| Number of repairs and renovations required | Around 40% of UK homeowners encounter repairs and renovations that need to be addressed before selling their property through traditional methods. |
| Average cost of selling through an estate agent | Selling through an estate agent can incur costs of up to 1.5% – 3% of the property’s sale price in fees. |
These facts and statistics highlight the advantages of selling to a quick house sale company in terms of time, convenience, and potential cost savings.
Lisa’s Tips for Selling to a Quick House Sale Company:
- Research and Choose a Reputable Company: Ensure you select a trustworthy and reputable quick house sale company, like Ready Steady Sell. Look for companies with positive customer reviews, transparent processes, and a track record of successful sales.
- Get Multiple Offers: To ensure you get the best possible deal for your property, obtain multiple offers from different quick house sale companies. This will allow you to compare prices, terms, and conditions before making a decision.
- Read and Understand the Agreement: Before committing to a sale, carefully read and understand the terms and conditions of the agreement provided by the quick house sale company. If you have any questions, seek clarification to ensure you are comfortable with the details.
- Seek Legal Advice: Consider seeking legal advice to ensure you fully understand the legal implications of selling your house to a quick house sale company. A solicitor can review the agreement and provide guidance to protect your interests.
- Prepare Documentation: Gather all relevant documentation related to your property, including proof of ownership, mortgage details, and any necessary certificates or surveys. Having this information readily available will help expedite the sale process.
Following these tips will help you navigate the process of selling to a quick house sale company and ensure a smooth and successful sale of your property.
Frequently Asked Questions
Q1: Can I sell my house quickly without using an estate agent?
Yes, you can sell your house quickly without using an estate agent. Many homeowners choose to sell their properties to quick house sale companies like Ready Steady Sell. These companies specialize in purchasing houses for cash and can typically complete the sale within a matter of weeks.
Q2: How much does it cost to sell a house with a quick house sale company?
The cost of selling a house with a quick house sale company varies. While some companies may charge a fee for their services, Ready Steady Sell does not charge any fees to the seller. We take care of all the costs associated with selling your house, including legal fees and valuation costs. This ensures that you receive the full amount offered for your property.
Q3: Will I get a fair price for my house if I sell it quickly?
At Ready Steady Sell, we strive to offer fair prices for all properties we purchase. However, it’s important to note that the offer price may be slightly below the market value. This is because quick house sale companies take into account the benefits of a fast and hassle-free sale. We aim to provide a competitive offer that reflects the current market conditions and the convenience we offer to our clients.
Q4: What is the process of selling my house to a quick house sale company?
The process of selling your house to a quick house sale company like Ready Steady Sell is straightforward and efficient. Here is a step-by-step guide:
- Contact Ready Steady Sell: Get in touch with our team by filling out our online form or giving us a call.
- Property Valuation: We will conduct a comprehensive valuation of your property, taking into account its location, condition, and market factors.
- Offer and Agreement: Once the valuation is complete, we will make you a no-obligation offer. If you decide to proceed, we will provide you with an agreement detailing the terms and conditions of the sale.
- Sale Completion: Upon acceptance of the agreement, we will work with you to set a completion date that suits your needs. On the agreed date, the sale will be finalized, and you will receive the full payment for your property.
Q5: Are there any risks involved in selling my house quickly?
While selling your house quickly can be a convenient option, it’s essential to be aware of potential risks. Some quick house sale companies may offer lower-than-expected prices or engage in unethical practices. To protect yourself, it’s crucial to choose a reputable and trustworthy company like Ready Steady Sell. We have a proven track record of providing fair offers and transparent transactions for our clients.
Q6: Can I sell a house that needs repairs or renovations?
Yes, you can sell a house that needs repairs or renovations to a quick house sale company. Ready Steady Sell specializes in purchasing properties in any condition, including those that require cosmetic or structural work. We assess each property individually and make offers based on its current state, taking into account the cost of repairs needed.
Q7: How long does it take to receive payment for my house?
At Ready Steady Sell, we prioritize speedy transactions. Once the sale is completed, you can typically expect to receive payment within 7-28 days. The exact timeframe may vary based on individual circumstances and the agreed-upon completion date.
Q8: Can I sell my house quickly if I have a mortgage?
Yes, you can sell your house quickly even if you have a mortgage. However, it’s important to inform your mortgage lender of your intent to sell. If there is an outstanding mortgage on the property, the loan will need to be repaid from the sale proceeds before you receive the remaining amount.
Q9: Will my personal information be kept confidential?
At Ready Steady Sell, we prioritize the privacy and confidentiality of our clients. Any personal information you provide during the selling process will be handled in accordance with the General Data Protection Regulation (GDPR) guidelines. We take several security measures to protect your information and ensure its confidentiality.
Q10: How can I get started with selling my house quickly?
If you’re ready to sell your house quickly, simply get in touch with the team at Ready Steady Sell. You can fill out our online form or give us a call to discuss your property and receive a no-obligation offer. Our friendly and experienced team is here to guide you through the process and provide the support you need to sell your property with ease.
Further Resources
1. Websites for Selling and Buying Property
When it comes to selling your house, there are several websites that can help you connect with potential buyers. These platforms allow you to list your property and provide all the necessary details. Here are some popular websites where you can sell or buy houses in the UK:
- Rightmove: As the UK’s largest property portal, Rightmove attracts millions of visitors every month. It offers a wide range of properties for sale and rent, making it an excellent place to find potential buyers.
- Zoopla: Zoopla is another well-known property website in the UK. It provides comprehensive property listings, along with tools to help you estimate the value of your home.
- OnTheMarket: OnTheMarket is a property portal that features thousands of properties for sale or rent across the UK. It offers a user-friendly interface and allows buyers to search for properties based on specific criteria.
2. Online Valuation Tools
If you’re curious about the value of your property, online valuation tools can provide you with an estimate. While these estimates may not be 100% accurate, they can give you a starting point. Here are some popular online valuation tools:
- Zoopla’s Home Values: Zoopla allows you to get an estimate of your property’s value by simply entering your postcode and a few additional details.
- Mouseprice: Mouseprice provides free property valuations based on various factors such as location, property type, and recent selling prices in the area.
3. Energy Performance Certificate (EPC)
An Energy Performance Certificate (EPC) is required by law when selling or renting a property in the UK. It rates the energy efficiency of a property on a scale from A to G, with A being the most energy-efficient. Here are some resources where you can learn more about EPCs:
- EPC Register: The EPC Register is the official government website where you can find and download EPCs for properties in the UK.
- Energy Saving Trust: The Energy Saving Trust provides information and advice on how to improve the energy efficiency of your property, which can help increase its value.
4. Local Council Websites
Local council websites can provide valuable information about your area, such as planning permissions, local schools, and community services. Here are some links to local council websites in the North East of England where we are based. Your own local council will also have a very detailed website with a dedication section about property:
5. Stamp Duty Land Tax (SDLT) Calculator
If you’re buying a property in the UK, it’s important to consider the Stamp Duty Land Tax (SDLT) that you may need to pay. The amount of SDLT you owe depends on the purchase price of the property. Online SDLT calculators can help you estimate the amount you need to budget for. Here’s a reputable SDLT calculator:
