Before You Instruct an Agent
- ▸Obtain a valid EPC: Legally required before marketing. Order from an accredited assessor (£50–£120). Valid for 10 years
- ▸Declutter and deep clean: Remove personal items, clear worktops and surfaces, and clean every room including windows
- ▸Carry out minor repairs: Fix dripping taps, broken handles, scuffed paintwork, and any obvious defects that buyers will notice
- ▸Locate your title deeds and documents: Find your original purchase documents, any planning permissions, building regulations certificates, and guarantees (damp, boiler, windows)
- ▸Check for outstanding mortgage balance: Request a redemption statement from your lender so you know how much will be redeemed at completion
- ▸Research asking prices: Look up recent sold prices for comparable properties before meeting agents
Instructing Your Agent
- ▸Get valuations from 2–3 agents: Compare their methodology, marketing plan, fee, and contract terms — not just the price they suggest
- ▸Review the agency agreement: Check contract length, notice period, sole selling rights clauses, and the definition of 'introduced buyer'
- ▸Confirm marketing inclusions: Professional photography, floorplan, Rightmove listing, and for-sale board should be confirmed in writing
- ▸Agree viewing arrangements: Decide whether the agent will conduct accompanied viewings or you will host them yourself
On the Market
- ▸Review your listing before it goes live: Check photos, description, floorplan, and price before agreeing to publish
- ▸Keep the property presentation-ready: Maintain the staged condition for every viewing — treat each one as a sales opportunity
- ▸Collect viewing feedback: Ask your agent for written feedback after every viewing. Patterns in feedback often reveal pricing or presentation issues early
- ▸Monitor comparable new listings: If similar properties appear at lower prices, discuss whether a price adjustment is warranted
Accepting an Offer
- ▸Verify the buyer's position: Ask the agent to confirm mortgage in principle, chain status, and ability to proceed before accepting
- ▸Instruct a conveyancing solicitor immediately: Do not wait until after accepting. Having a solicitor ready speeds up the process significantly
- ▸Complete the TA6 and TA10 forms: The Property Information Form and Fittings and Contents Form must be completed honestly and fully
- ▸Gather supporting documents: Planning permissions, building regs certificates, FENSA certificates, boiler service records, and any warranties all need to go into the legal pack
Exchange and Completion
- ▸Agree a completion date: Coordinate with your solicitor, the buyer's solicitor, and any chain parties — allow at least one week between exchange and completion
- ▸Arrange removals: Book a removal company as soon as you have an exchange date in view. Good companies book up weeks in advance
- ▸Notify utilities and redirect post: Arrange final meter readings and address redirection through Royal Mail
- ▸Confirm mortgage redemption: Your solicitor will arrange this, but confirm the figure and that it will be available from completion proceeds
- ▸Hand over keys on completion day: Leave the property in the condition agreed in the contract and hand keys to the agent for the buyer to collect
Frequently Asked Questions
Do I need to use a solicitor to sell my house? Technically you can handle conveyancing yourself (known as DIY conveyancing), but in practice almost all sellers use a licensed conveyancer or solicitor. Mortgage lenders on the buyer's side require legally qualified representation, and the risks of errors are significant.
How long does conveyancing take when selling? From instruction to exchange typically takes 8–12 weeks, though it varies widely. The main variables are the complexity of the title, how promptly both parties respond to enquiries, and whether a mortgage valuation or survey reveals issues that need addressing.
What documents do I need to sell my house? You will need your title deeds (or confirmation from Land Registry that title is registered), the TA6 Property Information Form, the TA10 Fittings and Contents Form, any planning permissions or building regulations approvals, and documents for any work carried out (boiler, windows, extensions).
Can I pull out of a sale after accepting an offer? Yes — in England and Wales neither party is legally bound until exchange of contracts. You can withdraw or accept a different offer at any time before exchange, though this may have financial and reputational consequences.
What happens on completion day exactly? The buyer's solicitor transfers the purchase funds to your solicitor. Once confirmed, your solicitor redeems your mortgage, pays your agent's fee, deducts their own fees, and transfers the net balance to you. You hand over keys, and ownership legally transfers.
Do I need to be present at completion? No — completion is handled entirely by solicitors and does not require your physical presence. You do need to have vacated the property and handed keys to the agent before the agreed completion time.
Key Takeaways
- ✓Commission a valid EPC, declutter, and carry out minor repairs before instructing any agents
- ✓Instruct a conveyancing solicitor immediately after accepting an offer — do not wait
- ✓Complete the TA6 and TA10 forms fully and honestly — incomplete forms delay conveyancing
- ✓Book removals as soon as exchange is in view — availability is limited in peak periods
- ✓Keep a copy of all documents relating to works carried out at the property; buyers' solicitors will ask for them