How to sell your house: the complete guide

Selling a home is a project with a clear end goal: the best price, in the shortest sensible time, with the least stress. The sellers who achieve that treat it like one - preparing the property, pricing it right and keeping the legal process moving.

Stage 1: Prepare the property

• Get your EPC sorted - you legally need an Energy Performance Certificate before marketing; it costs £60–£120 and takes days
• Declutter and deep-clean - buyers buy the feeling, not your furniture
• Fix what’s visible - dripping taps, cracked seals and scuffed paint cost more in offers than they cost to fix
• Dig out your paperwork - guarantees, warranties, building regulation certificates (especially for extensions)

Stage 2: Choose your agent

Fees are negotiable - in a busy market, 1% + VAT is achievable with high-street agents. Ask what marketing is included (photos, floor plan, portals) and check the small print for tie-in periods and notice terms.

Stage 3: Price it right

The single biggest mistake sellers make is overpricing. An overpriced home sits on the market, gets stale, and eventually sells for less than a correctly priced home would have achieved in the first month. Your agent’s valuation should be backed by comparable sales - ask for them, and trust the evidence over your hopes.

Stage 4: Marketing and viewings

The portal listing (Rightmove/Zoopla) is 80% of marketing. Good photos, a proper floor plan and an honest description matter more than paid extras. For viewings: be flexible, and leave the house - buyers can’t imagine living in a home with the owner hovering.

Stage 5: Offers and negotiation

The highest offer isn’t always the best. A cash buyer with no chain at £5,000 under asking can complete in weeks; a top offer from someone in a long chain can collapse in month three. Ask about every buyer’s position and mortgage status before you commit.

Stage 6: The legal process

Your conveyancer prepares the TA6 property information form (the buyer’s conveyancer’s bible), the fixtures and fittings form, and proves your title. Expect enquiries from the buyer’s side - answer them promptly; delay here is the most common cause of collapsed sales.

Stage 7: Exchange and completion

At exchange, the buyer pays their deposit (usually 5–10%) and the deal becomes legally binding. Completion is typically 2–4 weeks later - the day you hand over the keys and the money lands. Then you’re done: cancel insurance, redirect post, and hand over any guarantees at the end.

How long does selling take?

Source: GOV.UK - selling your home — Official guidance including EPC requirements