A guide to selling your home

Whether you’re relocating for work, upgrading to a larger property or downsizing, you may be wondering how to sell your home. With some early preparation, or by exploring schemes you may be eligible for, the process can feel more manageable.

Our guide provides some of the key points to consider during the home selling process, from how to get your home ready to sell to some of the costs you can expect.

What documents do you need to sell a house?

Documents you need when selling your home often include the following:

• Energy Performance Certificate (EPC)

• FENSA Certificate for windows and doors

• Boiler Safety Certificate

• Gas Safety Certificate

• Electrical Installation Certificate

• Building regulations certificates for extensions or major works

• Property deeds and title documents

How much should you sell for?

When determining a selling price, both very high and very low figures can influence how potential buyers view your property. A higher price may limit interest, while a lower price may reduce the overall return.

Professional valuations from qualified surveyors or estate agents can provide a clearer sense of market expectations, and multiple assessments can help establish a price range. Information about recently sold comparable properties in the area, along with the property’s individual features and any recent improvements, can also contribute to understanding its potential value. Any work required on the property and its possible impact on the price may also be considered.

What can you afford to buy?

Before a sale takes place, the financial position for a future purchase is often considered. A valuation from a local estate agent can provide an indication of the property’s current market value, and information from a mortgage lender can show the remaining balance on the existing loan. Remember to factor in all selling costs, like Stamp Duty, when calculating your available funds.

When you begin the house selling process, one of the first decisions you may make is how you want to sell it. There are several selling routes available, each with advantages and drawbacks depending on your house sale timeline, budget and confidence in the market.

Why do you want to sell?

Understanding your reasons for selling can help shape the home selling process. Your reason can impact anything from your timeline to how flexible you can be on price, so it might be worth being clear about your priorities from the start. There are various reasons people sell their homes, such as:

• Financial reasons. Some people sell to downsize and cut costs, while others move to a bigger home depending on their financial circumstances

• Life changes. This can include changes like marriage, divorce, growing families or children leaving home

• Job relocation. A new job may require moving to a different city or country

• Market timing. Some sellers choose to move when conditions in the housing market change, such as shifts in demand or property values - but this can vary by seller

What is the most common selling option?

Selling on the open market is a common route. An estate agent often markets your property, arranges viewings and negotiates offers on your behalf. Choosing the right agent can help to compare valuations, fees and marketing approaches. A strong listing, clear photos and accurate pricing could increase interest and improve your chances of receiving competitive offers, making this a popular selling route.

The right professionals may make the selling process less stressful. Estate agents and solicitors are two types of professionals who may be able to help you during the home selling process.

Do I need an estate agent?

Getting an estate agent is optional. Selling independently may save you paying added fees, but an estate agent can offer useful insights into the property market, market expertise, professional photography, access to major property websites and support with negotiations and viewings.

How do I choose an estate agent?

You shouldn’t always pick the agent who gives the highest valuation of your home or charges the lowest fees.

There are various factors to consider when choosing your estate agent, including:

• Local expertise. Estate agents with in‑depth knowledge of the area often reference recent local sales as part of their service

• Track record. Information about an agent’s typical selling times and success rates can offer insight into their performance

• Marketing approach. The use of high‑quality photography and listings on major property websites forms a common part of many agents’ marketing strategies

• Fees and contract terms. Clarity around what is included in the fee structure helps provide a clear picture of the costs involved

Do I need a solicitor or conveyancer?

You can choose between a solicitor or a conveyancer. A solicitor is a qualified lawyer who handles complex issues and can provide broader legal advice, such as boundary disputes, divorce sales, or unusual property types. A conveyancer is a property specialist who focuses on transactions and can help with sales. Both handle contracts, searches, money transfers and will liaise with the buyer’s legal team.

Once your property starts attracting interest, you can begin the process of managing any offers you might receive.

What offer should I accept?

Choosing which offer to accept can involve more than just looking at the highest figure. While price is important, several other factors may influence your decision-making, including:

• The buyer’s financial position. A cash buyer may be able to complete quicker, with a potentially lower risk of the sale falling through due to mortgage delays

• Timeline. If you need to move quickly, a buyer who can complete quicker may appeal more than one offering slightly more money

• Chain complexity. Buyers with nothing to sell, like first time buyers, can potentially result in fewer chain-related delays

In some cases, you may be able to negotiate on price. You could counteroffer with a different price, ask buyers to improve their terms, or request that they remove certain conditions. A skilled estate agent can help you navigate these negotiations.

What happens after I accept an offer?

Once you’ve accepted an offer, the formal sale process begins. This typically includes:

• The conveyancing process. You and the buyer can each appoint a solicitor to handle the legal aspects of the sale. Your solicitor will usually be responsible for drafting the sale contract and providing essential documents to the buyer’s solicitor

• Property surveys and checks. The buyer may arrange a survey to assess the home’s condition. If serious issues arise, like structural damage, the buyer could renegotiate or withdraw

• Mortgage approval (if applicable). If the buyer is using a mortgage, their lender will conduct valuation checks to ensure the property’s value aligns with the loan amount

• Legal searches and queries. The buyer’s solicitor can conduct searches, including land registry checks, local authority searches and environmental reports, to ensure there are no outstanding legal issues

• Exchange contracts. Once both solicitors finalise the contract and both parties agree on all terms, contracts are exchanged, making the sale legally binding. The buyer will typically pay a deposit at this point

• Completion day. The buyer’s funds are transferred, and ownership officially passes to them. You’ll receive payment, and the estate agent will hand over the keys

Key stages of the selling process

The timeline of a house sale can vary, but the steps below outline a typical sequence from preparing your home to handing over the keys.

Step 1: Getting your valuation

It can be important to get a valuation for your property early in the selling process. You can do this by contacting several estate agents, reviewing their market knowledge and then deciding on your asking price.

Step 2: Preparing your home

Getting your home ready for sale can include simple repairs, decluttering, and cleaning. This can come in handy when taking photos for your property listing.

Step 3: Marketing your property

Next, you may want to market your property, and an estate agent can be helpful here. They can list your home on property sites and arrange viewings. Marketing can be adjusted to improve interest when you are looking to attract potential buyers, but it’s important to note that effective marketing doesn’t always mean more offers.

Step 4: Accepting an offer

After receiving an offer or several offers, you may choose to accept a price. Once agreed, your home usually becomes ‘sold subject to contract’, and both parties can instruct solicitors.

Step 5: Conveyancing and exchanging

At the conveyancing stage, legal checks usually take place, and contracts are prepared for review. Contracts are usually exchanged once all checks are complete. At the point of exchange, the sale becomes legally binding. Completion dates are usually agreed in advance.

Step 6: Completing the sale

On completion day, funds are transferred to your solicitor, and your buyer receives the keys to the house. Completion is often on the same day you move out, but timings may vary depending on your circumstances.

How long does it take to sell a house?

The average house sale timeline is currently 25 weeks, though this can vary widely depending on factors like location, property type and market conditions. Here’s each step you can expect in the selling process and timeline estimations:

• Listing the property (1 to 3 days). Estate agents can arrange photography, prepare descriptions and begin marketing your home

• Finding a buyer and receiving an offer (between 1 to 14 weeks). This stage can vary significantly. Buyers may search, view and negotiate, and this can alter the timeframe

• Conveyancing and the financing process (from 8 to 16 weeks). Solicitors and conveyancers handle the legal paperwork, conduct property checks and verify ownership. The duration can be influenced by factors such as survey findings or how quickly a buyer’s mortgage application progresses

• Exchanging contracts (1 to 2 weeks). Once legal checks have been conducted and both parties agree to any terms set out, contracts are exchanged, making the sale legally binding. Any last-minute legal adjustments or financing problems could extend this step

• Completion and moving (1 to 4 weeks). Funds for your home are transferred, and ownership passes to the buyer. It’s worth noting that completion dates may be influenced by factors like chain dependencies and moving logistics

If you are considering selling your home, we offer several help to sell schemes that may help make the process quicker and simpler. Discover how these options could support your move into a new‑build home.