Prepare Before You Instruct
Before calling any agents, spend time on basics that cost little but affect how quickly and at what price you sell. Declutter every room — buyers need to visualise their own belongings in the space. Address minor maintenance issues: a dripping tap, cracked grout, or scuffed skirting boards all register subconsciously. A neutral, freshly painted hall creates a strong first impression.
Commission an Energy Performance Certificate (EPC) if yours has expired. You are legally required to have a valid EPC before marketing begins. If your rating is low, some simple improvements — loft insulation, draught-proofing, a smart thermostat — can lift the rating and make the property more attractive.
Instruct an Estate Agent
Invite two or three agents to carry out a market appraisal. Each will suggest a listing price and explain how they intend to market the property. Ask each agent about their average days to sell, their current buyer database, and which portals they list on. Rightmove is essential; Zoopla adds reach. Some agents also list on OnTheMarket.
Agree a contract length that gives you flexibility. A sole agency agreement lasting 6–12 weeks with a 2-week notice period is reasonable. Avoid lengthy lock-in clauses. Confirm the commission rate (typically 1–2% plus VAT for sole agency) and what happens if you find a buyer yourself.
- ▸Sole agency: One agent markets your property — usually 1–1.5% plus VAT. Lower cost but limited exposure
- ▸Multi-agency: Multiple agents compete — typically 2–3%. Higher cost but can find a buyer faster in slow markets
- ▸Online/hybrid: Fixed fee of £500–£2,000 upfront. You handle some tasks yourself. Best for confident sellers
Set the Right Asking Price
Overpricing is the single most common mistake sellers make. A property that sits on the market for eight weeks accumulates a stigma — buyers start to wonder what is wrong with it. Price reductions attract attention, but often from investors seeking a further discount.
Look at recent sold prices on Land Registry (accessible via Rightmove's sold prices tool or the HM Land Registry portal) for genuinely comparable properties — same road, same size, same condition if possible. The asking price is a marketing tool, but it should be tethered to evidence.
Accept an Offer and Instruct a Solicitor
When an offer comes in, your agent will verify the buyer's position — whether they have a mortgage in principle, whether they are in a chain, and how quickly they can proceed. You do not have to accept the first offer. A buyer in a strong position (chain-free, mortgage agreed, motivated) may be worth more than a slightly higher offer from a complicated chain.
Once you accept an offer, instruct a conveyancing solicitor immediately. The memorandum of sale is circulated by the agent, and your solicitor will draft the contract pack — including the title deeds, the TA6 Property Information Form, the TA10 Fittings and Contents Form, and any relevant planning documents or warranties.
Exchange and Completion
Exchange of contracts is the legal point at which the sale becomes binding. Both parties sign identical contracts, the buyer pays a deposit (typically 10%), and a completion date is agreed. Neither party can walk away without financial penalty after exchange.
Completion usually happens 1–4 weeks after exchange. On completion day, the buyer's solicitor transfers the purchase funds, your solicitor confirms receipt, you hand over the keys (via the agent), and ownership legally transfers. Your mortgage is redeemed from the completion funds on the same day.
Frequently Asked Questions
How long does it take to sell a house in the UK? From listing to completion typically takes 4–6 months, though simpler transactions with no chain can complete in 8–12 weeks. Chains, mortgage delays, and conveyancing queries are the most common causes of extension.
Do I need an EPC before I can list my property? Yes — a valid EPC (no more than 10 years old) is a legal requirement before marketing. You can order one from an accredited assessor for around £50–£120.
Can I accept an offer and then sell to someone else? Yes — in England and Wales, offers are not legally binding until exchange of contracts. This means you can accept a higher offer later, though doing so risks damaging your reputation and may incur costs if you have already instructed solicitors.
What happens to my mortgage when I sell? Your solicitor redeems your outstanding mortgage from the completion proceeds on completion day. If the sale price is less than your mortgage balance, you will need to make up the shortfall — this is negative equity.
Do I have to tell buyers about problems with the property? You must complete the TA6 Property Information Form honestly and disclose material defects you are aware of. Deliberate misrepresentation can give buyers grounds to claim damages or rescind the contract after completion.
What is a memorandum of sale? It is a non-binding document issued by the estate agent once an offer is accepted, summarising the agreed price, parties, and solicitors. It kicks off the conveyancing process but creates no legal obligation on either party.
Key Takeaways
- ✓Prepare your home and commission a valid EPC before instructing an estate agent
- ✓Set a price based on comparable sold prices — not just agent valuations or current asking prices
- ✓Accept offers based on the buyer's position, not just the headline figure
- ✓Instruct a solicitor immediately after accepting an offer to avoid delays
- ✓Exchange is the legal commitment — completion transfers ownership and money