How to sell your house: the complete guide
Preparation, pricing, agents, offers, and the legal finish - how to sell your home for the best price without losing your mind. Includes the timeline and the traps that cost sellers thousands.
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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. If speed is your priority, see our dedicated sell your house fast guide, and make sure you know the true cost of selling before you commit.
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
| Agent type | Typical fee | Notes |
|---|---|---|
| High-street (sole agency) | 1% – 2% + VAT | Local knowledge, physical office, full service |
| Online | £500 – £1,500 flat | Cheaper, but you manage viewings and negotiations |
| Multi-agency | 2.5% – 3% + VAT | More exposure, higher cost - rarely worth it |
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?
| Stage | Typical time |
|---|---|
| EPC + marketing prep | 1 – 2 weeks |
| Offer accepted | 2 – 8 weeks from listing |
| Conveyancing (to exchange) | 8 – 12 weeks |
| Exchange → completion | 2 – 4 weeks |
| Total | 3 – 5 months from listing |
What is a property chain?
A property chain is a sequence of linked transactions where each seller is also buying, and each buyer is also selling. Your buyer needs to complete their sale to fund your purchase; their buyer needs to do the same. If any link in the chain breaks - a mortgage declinal, a gazumping, a change of mind - every transaction in the chain can stall or collapse. Chain-free buyers (cash buyers, first-time buyers, or people who have already sold) are more attractive to sellers because they remove this risk. Your agent should tell you the chain position of every buyer who offers.
Frequently asked questions
Frequently asked questions
How much do estate agents charge to sell a house?
High-street agents typically charge 1–2% + VAT (sole agency), online agents a flat £500–£1,500, and multi-agency arrangements 2.5–3%. Fees are negotiable - in a busy market 1% + VAT is a realistic target.
Do I need an EPC to sell my house?
Yes. You must have a valid Energy Performance Certificate (EPC) before marketing your property - it costs roughly £60–£120 and takes a few days. There are limited exemptions, but for a normal sale it’s non-negotiable.
How long does it take to sell a house in the UK?
From listing to completion, allow 3 to 5 months: 2 to 8 weeks to find a buyer, 8 to 12 weeks of conveyancing, then 2 to 4 weeks from exchange to completion. The market and your chain can stretch or shorten this significantly.
How do I sell my house?
The process is: get an EPC, choose an estate agent, set a realistic price based on comparable sold prices, market the property, negotiate offers, instruct a conveyancer to handle the legal work, exchange contracts (when the deal becomes binding), and complete (when keys and money change hands). Most sellers complete the full process in 3 to 5 months.
Can I sell my house fast?
Yes, but speed costs money. The fastest route is a cash buyer or quick-sale company (2 to 4 weeks), but you typically pay 15 to 25% below market value. The fastest route that does not sacrifice price is: price 5 to 7% under market, target cash buyers through your agent, have all paperwork ready, and be flexible on completion dates. See our dedicated guide to selling a house fast for the full comparison.
Source: GOV.UK - selling your home — Official guidance including EPC requirements
The buying process, step by stepThe other half of the chain - what your buyer is going through.What is conveyancing?What your solicitor will do - and how long it takes.
Sources
- GOV.UK - selling your home - Official guidance including EPC requirements
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