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CGT on property sale

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Looking for some clarity on my understanding with CGT and selling a second property. 
I know you need to report and pay CGT on property sales within 30 days of completion, but in my case please can someone advise me on my this before I instruct an accountant.

Property purchased in 2019 for £33950. Solicitors fees were £ 885 (also - Not sure if these are allowances but if so the deed of covenant fee, land registry, lawyer check Etc on disbursements were £285)   

In 2020 a sale fell through , however it cost me fees for the agent and solicitor of £937.

I’m in the midst of another sale and crossing fingers I complete. 

 Sale price agreed is £35000, with the agreement that the buyer will also reimburse me for £4000, a bill I have just paid the management company for building safety remediation, upon completion. Solicitors fees are £895 (disbursements I anticipate will be +-£200)  


The flats are valued at around 38-42k, identical flat sales are very much in this region. 

I used the HMRC property calculator and it says there is no CGT to pay for this sale. 

However do I still need to report it within 30 days? I only query this as the sale proceeds are not four times the CGT allowance? 


Any replies greatly appreciate it so I can prepare accordingly. 

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