Selling Your Home
If you're moving, the sale is half the work — often the harder half. Buyers get most of the coverage online, but sellers are juggling valuations, estate agent contracts, viewings, offer negotiation, and keeping a chain together, sometimes while trying to buy their next home at the same time.
This guide covers the entire seller's journey: getting an accurate valuation, choosing and paying an estate agent, legal prep, managing viewings, handling offers, and the critical decision of whether to sell first or buy first.
Check Your Next Purchase Affordability — Free →
Getting Your Property Valued
Don't rely on a single valuation. Estate agents are competing for your instruction, and some deliberately over-value to win your business, knowing they can "price-reduce" you later. Invite three agents to value separately, ideally within the same week.
What you should ask each valuer:
- What price would you market it at, and what do you realistically expect it to sell for?
- What comparable sold prices are you using (last 6 months, same street or road if possible)?
- How long are similar properties taking to sell in this market?
- What's your fee, and is it negotiable?
- Do you lock me in, and for how long?
- How will you market the property — photos, video, floor plan, drone, portals, mailing list?
Red flag: an agent who values 10-15% above the others without strong comparable evidence. They're usually buying your instruction.
Independent reference points:
- Rightmove's sold prices (identical properties sold in last 12 months)
- Zoopla's Property Value estimator (computer-generated, but useful directional signal)
- Land Registry's House Price Index for your area's trend
- A RICS valuation (£250–£400, only really needed for probate or disputed cases)
Choosing an Estate Agent
High street vs online
High street agents charge 1.0–1.8% of the sale price plus VAT (so 1.2–2.2% all-in). They handle viewings, negotiation, and chain management. Cost on a £300k sale: typically £3,600–£6,600. You pay on completion; no sale, no fee.
Online agents (Purplebricks, Yopa, Strike, etc.) charge a flat fee, typically £999–£1,800, paid either upfront or on completion. You often handle viewings yourself. Cheaper if you sell, but risky in a weak market — if they don't sell, you've still paid.
Hybrid — some agents offer a flat fee with optional accompanied viewings at an extra cost, sitting between the two.
For most sellers in normal markets, a well-chosen high street agent is worth the extra cost because their motivation is sale price, not just getting your instruction. In fast-selling areas, online agents can work well.
Sole agency vs multi-agency agreements
Sole agency — one agent, typically 8-16 week tie-in. Lower fee (1.0-1.5% typical). Most common arrangement.
Joint agency — two agents split the fee. Rarely cheaper and can create conflict between them.
Multi-agency — several agents compete. Only the one who finds the buyer gets paid. Fee is higher (1.5–2.5%) to compensate for the risk of no payout. Worth it if you've been on the market 3+ months with sole agency and need more exposure.
Key contract clauses to check:
- Tie-in period — 4-12 weeks is typical. Longer ties favour the agent; push for 6-8 weeks if possible.
- Withdrawal fee — some agents charge a fee if you pull the listing before a sale.
- "Ready, willing and able purchaser" clause — can make you liable for fees even if the sale falls through. Avoid this if possible.
- Marketing spend — who pays for professional photos, floor plans, Rightmove premium listings?
- Notice period — how quickly can you switch agents after the tie-in ends?
Negotiating the fee
Agents' headline fee is almost always negotiable. Typical negotiation:
- Quoted at 1.5% → push for 1.2-1.3%
- Quoted at 1.2% → push for 1.0-1.1%
- Premium London agents at 2%+ → push for 1.5-1.8%
Leverage comes from: competing quotes, property desirability, and timing. Agents want instructions in active months (March-October); they may bend more in winter.
Legal Prep Before Listing
Instruct your solicitor before you list, not after an offer is accepted. It saves 2-3 weeks later.
What your solicitor needs upfront:
- Proof of ID and address (standard conveyancing onboarding)
- Property title deeds (usually held by your current mortgage lender or on the Land Registry)
- Mortgage redemption figure (your lender will issue this when asked)
- Leasehold documents if applicable (lease, most recent service charge and ground rent, management company details)
- Any planning permissions, building regs, or warranties for work you've done
Property Information Form (TA6):
This is the standard form every seller fills in. It covers disputes with neighbours, property alterations, utilities, rights of way, parking, and dozens of other questions. Being honest here is critical — misrepresentations can come back as legal claims after completion.
Fittings and Contents Form (TA10):
Lists what's included in the sale — curtains, carpets, light fittings, kitchen appliances, garden items. Get this right early to avoid disputes in negotiation.
The EPC — Don't Forget
Every property marketed for sale (or rent) needs a valid Energy Performance Certificate. It rates energy efficiency A-G, is valid for 10 years, and costs £60-£120 to commission.
You can't market the property without ordering one, and it must be attached to the listing once ready. Your estate agent can usually arrange it; if buying independently, use the official EPC Register to find accredited assessors.
Why it matters beyond compliance: buyers increasingly filter by EPC rating (especially at D and below) because of mortgage criteria and energy cost expectations. A poor EPC can hurt your sale price or buyer pool.
Preparing for Viewings
First impressions matter. Most buyers form a gut view in the first 90 seconds.
High-leverage tidying:
- Declutter (rooms look smaller than they are when full)
- Deep clean kitchen and bathrooms
- Fix obvious defects (chipped paint, loose handles, dripping taps)
- Neutralise smells (pets, cooking, damp)
- Make the garden tidy (lawn mowed, patio swept, bins hidden)
- Let in as much natural light as possible
Lower leverage but still useful:
- Fresh flowers or a subtle scent
- Fresh bedding in bedrooms
- Clear countertops in the kitchen
- Tidy away personal photos (helps buyers imagine themselves there)
Don't invest in new kitchens, bathrooms, or big extensions purely to sell — you almost never recoup the cost.
Handling Offers
When offers come in, your estate agent is legally required to pass them all on, but they'll often frame them to push you toward a particular outcome. Don't let the agent make the decision for you.
What to assess with every offer:
- Price vs your minimum
- Chain position — chain-free, short chain, long chain
- Buyer readiness — DIP in hand, solicitor chosen, broker instructed?
- Conditions — subject to sale of their own property, survey, etc.?
- Timeline — when do they want to complete?
£5,000 below asking from a chain-free buyer with a DIP and ready to exchange in 6 weeks is often worth more than asking price from a buyer still selling their own home.
Counter-offering: always acknowledge, never reject outright. "Thank you for the offer. At £X we'd be willing to proceed. Is that something you can work towards?" keeps the door open.
Gazundering — a buyer reducing their offer just before exchange. Rare but possible. Your options: accept, refuse, or offer a smaller compromise. The only real protection is a strong chain position (you can find another buyer) and a responsive solicitor ready to exchange quickly.
The Critical Decision: Sell First or Buy First?
For most movers, this is the single biggest strategic decision.
Selling first
Pros:
- You know exactly what you can spend
- You're in a much stronger negotiation position when you make offers (chain-free buyer)
- No pressure to sell at a lower price later because the purchase is conditional
Cons:
- Risk of being homeless temporarily — need a rental or to stay with family
- Double moving costs if you rent for a period
- Pressure to find a new property quickly before your savings dwindle on rent
Buying first (contingent sale)
Pros:
- You only move once
- You can take your time on the sale without pressure
Cons:
- Bridging finance may be needed if the sale completes after purchase (expensive — 0.5-1% per month of the loan)
- Stamp duty second-home surcharge (3% additional) if you complete on the purchase before the sale — reclaimable within 3 years, but you still need the cash upfront
- You have two mortgages simultaneously until one completes
- Weaker position on your offer (buyers with chains get discounted)
Buying and selling simultaneously (most common)
Pros:
- Only one move
- No bridging needed if timing aligns
- No additional stamp duty exposure
Cons:
- Requires tight chain management and strong agents on both sides
- Any delay on one side delays the other
- Chain collapse risk
Practical rule: if you can afford to sell first and rent for 3-6 months, it almost always gives you more control and better outcomes. If you can't, simultaneous is the norm — work with your estate agent and solicitor to keep both transactions moving in lockstep.
Managing the Chain
Once you have a buyer and an onward purchase, you're officially in a chain. Chains break most commonly because of: survey issues, mortgage delays, slow solicitors, and buyers or sellers changing their minds.
Active chain management tips:
- Ask your estate agent for weekly chain updates in writing
- Push your solicitor for status updates every 2 weeks
- Respond to enquiries from either solicitor within 24-48 hours
- If you notice a delay at one link, escalate early rather than waiting
- Keep your broker informed about your sale timing so your mortgage offer doesn't expire
Withdrawing from the Market
Sometimes you need to stop selling — circumstances change, or the right buyer hasn't emerged. Check your sole agency agreement for:
- Remaining tie-in period
- Marketing costs you might need to reimburse
- "Ready, willing and able" clauses
If you're inside tie-in, you may owe the agent their fee even if you pull the listing, so most people wait until the end of tie-in and simply don't renew.
Frequently Asked Questions
How much does it cost to sell a house in the UK?
Typical total costs on a £300,000 sale: estate agent fees £3,600-£6,600, conveyancing £1,000-£1,800, EPC £60-£120, and removal costs £500-£2,000. Budget around £6,000-£11,000 in total — roughly 2-3.5% of the sale price.
How long does it take to sell a house in the UK?
From listing to completion, the UK average is 4-6 months. Expect 4-8 weeks to find a buyer, then 8-12 weeks from offer accepted to completion. Faster in hot markets (under 4 weeks to find a buyer); slower in cold markets or with unusual properties.
Can I reject an offer from my estate agent?
Yes, absolutely. Estate agents work for you and must pass on every offer in writing, but you decide whether to accept, reject, or counter. They may push you toward a quick sale (their incentive is completion, not your sale price), but the decision is always yours.
Do I have to use a solicitor to sell my home?
You don't have to, but in practice you must have a qualified conveyancer or solicitor — the legal work is too complex and mortgage lenders require one. DIY conveyancing is theoretically possible but almost no one does it.
What happens if my buyer pulls out?
If they withdraw before exchange, you don't receive compensation — they're free to walk away (and vice versa). You go back on the market. Good agents will contact other interested buyers from the initial viewing rounds.
Can I sell if I'm in negative equity?
Yes, but only with your lender's consent. A "short sale" where the sale price is less than the mortgage balance requires the lender to agree to a shortfall, which they may or may not do. Usually you'd need to cover the gap from savings, which defeats the point of selling. Speak to a broker before listing.
Is it better to use multiple estate agents?
Rarely. Multi-agency agreements mean higher fees and agents competing for the same buyers. Sole agency for 6-8 weeks, then multi-agency if the first agent hasn't performed, is the optimal sequence for most sellers.
What is a memorandum of sale?
The document the estate agent issues once an offer is accepted, confirming the buyer, price, conditions, and solicitor details for all parties. It's not legally binding — either side can still withdraw until exchange.
Related Guides
- The Full Buying Journey →
- Conveyancing Explained →
- Property Chain Explained →
- Down-Valuation Survival Guide →
Written by a CeMAP qualified mortgage advisor
Last updated: April 2026
