Selling a home involves more than putting up a sign. You’ll need to choose an agent, gather paperwork, prepare the property and then steer the sale through to completion — often while buying your next home at the same time. This guide explains each stage.
Most of this guide applies across the UK. Selling in Scotland follows a different legal process, including a seller-funded Home Report and binding missives — see our guide to buying in Scotland for how that side works.
Key takeaways
- Get valuations from at least three agents and compare fees, contract terms and tie-in periods.
- Your agent must belong to a government-approved redress scheme.
- You need an EPC before marketing, and listings should include material information.
- An offer isn’t binding until exchange of contracts (or conclusion of missives in Scotland).
- Check for early repayment charges on your mortgage before you sell.
Choosing an estate agent
Your agent values your home, markets it, arranges viewings and negotiates offers. It’s worth comparing several.
Fees
High street agents typically charge a percentage of the final sale price, commonly around 1% to 1.5% plus VAT for sole agency. Fees vary by region and agent, and are often negotiable. Online and hybrid agents usually charge a fixed fee, which may be payable even if the property doesn’t sell.
Types of agency agreement
- Sole agency — one agent markets your home. If it sells through them during the contract period, they earn the fee. This is the most common arrangement.
- Multi-agency — several agents market the property and only the one that finds the buyer is paid. Fees are usually higher.
- Sole selling rights — the agent is paid even if you find the buyer yourself. Read contracts carefully for this wording.
Also check the tie-in period, the notice period and whether you’d owe a fee if you sell later to someone the agent introduced.
Redress scheme membership
By law, estate agents must belong to a government-approved redress scheme — The Property Ombudsman or the Property Redress Scheme. This gives you somewhere to complain if things go wrong. Check membership before signing.
Getting a valuation
Invite at least three agents to value your home. Be wary of choosing the agent with the highest figure — an overpriced home can sit on the market and end up being reduced. Ask each agent to back up their valuation with recent comparable sales nearby.
Paperwork before marketing
Energy Performance Certificate
In England and Wales you must have a valid EPC, or have commissioned one, before your home goes on the market. EPCs last 10 years. In Scotland, the EPC is part of the Home Report.
Material information
Agents are expected to include material information in property listings — facts that could affect a buyer’s decision. This includes the price, tenure, council tax band, utilities, parking, building safety, flood risk and any restrictions or rights of way. Your agent will ask you for these details, so gather them early.
Other documents
Your solicitor will also need:
- Proof of identity
- Title deeds or details of your mortgage lender
- Building regulations and planning documents for any alterations
- Guarantees and warranties (for example, for windows, damp-proofing or a new boiler)
- For leasehold flats: the lease, service charge accounts and contact details for the managing agent
Getting this together before you find a buyer can save weeks.
Preparing your home
First impressions matter, both in person and in photos.
- Declutter and clean thoroughly.
- Fix small repairs — dripping taps, loose handles, cracked tiles.
- Tidy the garden and front of the house.
- Make sure rooms are well lit for photographs and viewings.
Major renovations before selling rarely pay for themselves, so focus on low-cost improvements.
Handling offers
Your agent must pass on all offers to you in writing. When comparing offers, look beyond the headline price:
- Is the buyer chain-free, or in a chain?
- Do they have a mortgage agreement in principle?
- Are they a cash buyer?
- Can they meet your preferred timescale?
When you accept an offer, the property is usually marked “sold subject to contract” (STC). In England, Wales and Northern Ireland nothing is binding until exchange, so either side can still withdraw.
Chains
A chain is a series of linked sales where each buyer depends on another sale going through. Longer chains mean more risk of delay or collapse. Your agent should keep track of the whole chain and update you regularly.
Conveyancing
Instruct a solicitor or licensed conveyancer as soon as you accept an offer — or even before. They will:
- Prepare the draft contract
- Complete property information forms with you
- Answer the buyer’s solicitor’s enquiries
- Obtain a redemption figure from your mortgage lender
- Handle exchange and completion
Answer enquiries promptly and fully. Delays at this stage are one of the most common reasons sales stall.
How long does it take?
In England and Wales, it typically takes around four to six months from accepting an offer to completion. Chain-free sales and cash buyers can be quicker; leasehold properties, long chains and slow searches can make it longer.
| Stage | Typical timescale |
|---|---|
| Finding a buyer | A few weeks to several months |
| Offer to exchange | Around 3–5 months |
| Exchange to completion | Often 1–4 weeks |
Exchange and completion
At exchange of contracts, the sale becomes legally binding and the completion date is fixed. The buyer pays a deposit, and if they pull out after exchange they will usually lose it.
On completion day, the buyer’s money arrives with your solicitor, the keys are handed over and you must have moved out. Your solicitor pays off your mortgage and the estate agent’s fee from the proceeds and sends you the balance.
Paying off your mortgage
When you sell, your existing mortgage is repaid from the sale proceeds. Before you put your home on the market, check:
- Early repayment charges (ERCs). If you’re still in a fixed or discounted deal, you may have to pay a charge, often a percentage of the balance. See early repayment charge.
- Portability. Some mortgages can be moved to a new property, which may avoid an ERC. Your lender will still need to approve the new property and your circumstances.
- Exit fees. Many lenders charge an admin fee for closing the account.
If you’re buying again, our mortgage calculator and cost of buying calculator can help you plan your next move.
Capital Gains Tax
If the home you’re selling has been your main residence throughout your ownership, you usually won’t pay Capital Gains Tax thanks to Private Residence Relief. If it’s a second home or a rental property, tax may be due — check GOV.UK or speak to an accountant.
This guide is general information, not legal or financial advice. Rules change — check GOV.UK or speak to a qualified professional.