Whatever the reason behind your sale — a planned move, a downsize, or as part of inheriting or dividing a property — the practical selling process is largely the same. This guide covers that process in full: getting a realistic valuation, choosing an agent, the legal steps, the costs involved, and a realistic sense of timing.
1. Getting a realistic valuation
Get valuations from at least three local estate agents before deciding on a listing price. Agents sometimes overstate a valuation to win the listing (known as "buying the instruction") — a property listed meaningfully above genuine market value typically sits unsold for longer, leading to price reductions later that can make a property look stale to buyers watching the listing over time. Cross-reference agent valuations against recent sold prices for genuinely comparable properties in your immediate area, which gives a more objective anchor than any single agent's opinion.
The practical cost of an inflated valuation is worth spelling out: a property genuinely worth £350,000 listed at £375,000 to win the instruction often sits on the market for months without serious offers, eventually requiring a price reduction back toward £350,000 or below — by which point the listing has accumulated a visible history of "reduced" markers that buyers and agents alike read as a signal something may be wrong with the property, even when nothing actually is. A property priced accurately from day one frequently achieves a faster sale and a cleaner outcome than one that starts too high and works its way back down.
2. Choosing an estate agent
| Fee structure | How it works | Typical cost |
|---|---|---|
| Traditional high-street agent | Percentage of sale price, paid on completion | 1–2% (+ VAT) of sale price |
| Online/hybrid agent | Fixed fee, often paid upfront regardless of outcome | £800–£1,800 typically |
| Sole vs multi-agency agreement | Sole agency is typically cheaper but commits you to one agent for a period | Multi-agency commands a higher % but allows several agents to compete |
Beyond fees, ask prospective agents directly about their current average time-to-sell for comparable properties, how they market listings (photography quality, floor plans, and which portals they list on), and whether they qualify buyer affordability before arranging viewings — a genuinely useful filter that avoids wasting time on viewers who can't actually proceed.
3. The legal process — offer to completion
Verify the buyer's position — are they chain-free, do they have an agreement in principle or proof of funds — before accepting, not just the headline price.
They'll draft the contract pack and handle the legal side of the sale on your behalf.
The buyer's solicitor conducts local authority searches; the buyer typically arranges a survey at this stage.
The buyer's solicitor will raise queries about the property — respond promptly, since delays here are a common source of overall delay to the sale.
Both parties become legally committed to the sale at an agreed price and completion date. This is the point gazumping risk ends.
Funds transfer, the sale legally completes, and keys are handed over — typically on the same day as exchange or shortly after, by prior agreement.
4. Costs of selling
| Cost | Typical range |
|---|---|
| Estate agent fee | 1–2% of sale price (+ VAT), or a fixed fee for online agents |
| Solicitor/conveyancing fees | £800–£1,800 |
| Energy Performance Certificate (if not already valid) | £60–£120 |
| Mortgage early repayment charge (if applicable) | Varies — check your current mortgage terms |
| Removal costs | £600–£2,500+ depending on volume and distance |
If you're still within a fixed-rate mortgage term, selling before the fix ends can trigger an early repayment charge — sometimes several thousand pounds. Check your current mortgage statement or contact your lender directly to confirm whether this applies and what it would cost before committing to a sale timeline, since it's a real cost that's easy to overlook until the completion statement arrives.
5. Realistic timing
From accepting an offer to completion typically takes 10–16 weeks in a straightforward, chain-free transaction — longer where your sale is part of a longer chain, since the slowest link sets the pace for everyone connected to it. Listing to accepting an offer varies enormously by local market conditions and price point, and is genuinely unpredictable in advance — a realistic local agent should be able to give a reasonable estimate based on recent comparable sales in your specific area.
6. Common mistakes
- Accepting the highest valuation without checking it against sold-price data. An inflated valuation that leads to a long, stale listing often achieves a worse outcome than a realistic price that sells promptly.
- Not checking for an early repayment charge before agreeing a completion date. This can be a meaningful unexpected cost if discovered late in the process.
- Choosing the highest offer over the most reliable buyer. A buyer with a mortgage agreement in principle and no chain is often a safer choice than a higher offer from a buyer further back in a fragile chain.
- Slow responses to solicitor enquiries. Delays in answering buyer-side legal queries are one of the most common, avoidable causes of a sale taking longer than necessary.
7. Frequently asked questions
Do I need to do anything to the property before selling?
Reasonable presentation (decluttering, basic repairs, fresh paint where needed) can help a property show well and sell faster, but major renovation immediately before selling rarely recoups its full cost in the eventual sale price. Focus on cost-effective improvements — a tidy, well-lit, well-presented property — rather than large-scale work unless a specific issue is genuinely affecting saleability.
Can I sell without an estate agent?
Yes — private sales are legal and increasingly common via online listing platforms, though you'll need to handle marketing, viewings, and negotiation yourself, or pay separately for specific services. Whether this is worth the fee saving depends on how comfortable you are managing the process and how much time you can dedicate to it.
What happens if my buyer pulls out after exchange?
After exchange of contracts, both parties are legally committed — a buyer who withdraws after exchange without a valid contractual reason forfeits their deposit and may be liable for further costs. This is exactly why exchange, not just an accepted offer, is the point of genuine security in a sale.
Does it make a difference if the property is vacant when I sell it?
A vacant, presentable property can be easier to view and photograph well, and removes any complication of coordinating viewings around an occupant's schedule. It isn't a requirement, though — many properties sell perfectly well while the seller is still living there, provided viewings are managed reasonably and the property is kept reasonably tidy and accessible for agreed viewing slots.
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