House selling and purchase costs, am I in the right ball park?

[Cherriesandapples1]

Trying to work out how much it will cost me to sell a house and buy another but worried my figures might be wildly out and I wanted someone to sense check please
Current property worth around £225k I want to buy a £280k house

Estate agent fee I'm working out around 2.5% of £225k - £5625
Solicitors fees for buying and selling and survey - £6.5k
Stamp duty - £4k
Renting a van for move - £1k
Total - £17125

Does this seem right?
No lease hold involved or shared ownership
Not including any early repayment charges or remortgaging fees

Can I use some of the equity from house sale to pay for estate agent fees and stamp duty and mortgage for the extra, so that I only need the money in savings to pay for the solicitors fees and van rental?

surveys and searches should be a big expense - it’s about £500 for a home buyers report and from
memory searches were less than £100

however if you overestimate the cost of everything it’s safer and then you can use the left overs to fix the random things you discover when you move

That included searches. We didn't have a survey.

Solicitors usually quote the stamp duty within their figures so if they have included the £4k, their costs sounds reasonable. If not and the £6k is all their cost, that is extortionate. I am a mortgage adviser and often get solicitor quotes for my clients and that is very high for your property value.

I haven't had any quotes from solicitors just trying to work out how much it's going to cost me to sell my current house and buy the next . So trying to guestimate my costs to work out when I'm going to be able to move and how much of a financial hit it's going to be

How much would you say average solicitors fees for buying and selling are that you usually see?

You should get conveyancing for under 1k both buy and sell side. Survey also under 1k. These are normally based on property value. I just sold a house for £600k for £760 conveyancing - online Gordon Brown Law.

EA fees are 1%, don’t pay more.

Interesting, why no survey? I’ve considered it myself as now mortgage free. Is it a new build?

The house is 15 years old. We had a good look at the house ourselves. I don't have great faith in surveys tbh!

I paid £1600 for solicitors and survey was free under the deal I got. Negotiate on fees

I would always go with a specialist solicitor rather than a conveyancer.
They may be cheaper but in my experience of dealing with them (when the other parties in our house moves have used them) they are neither as professional not as fast.
You may end up speaking to someone different every time you call, sometimes there is nobody there who can help you, and losing a sale/purchase is more expensive than the money you might save by using one of them.
I suggest that you get a recommended local solicitor to give you a quote, they know all the costs.

How much should I expect to pay for both selling and buying through a specialist solicitor roughly do you think?

Sorry, I can't tell you, we've not moved for six years, but most would be happy to give you a quote. Perhaps ask around for names of solicitors that people would recommend?

I agree, there are always sentences like: "there is evidence of..." or "we were unable to gain access..." to cover their back if anything turns up later. We went round our last house with a good general builder to see if there was anything obviously wrong. Unless you pay extra they won't get anyone in the check the plumbing or electrics either.
One friend paid for a full survey and it turned out that all the windows were rotting, when they took us round we could smell it, but the surveyor said nothing.