Thinking of selling your home? This plain-English guide walks you through every step of the UK house-selling process, from valuation to completion.
Key takeaways
- Getting an accurate valuation from a local expert is the single most important first step — an overpriced home sits unsold, an underpriced one costs you money.
- You'll need an Energy Performance Certificate (EPC) before you can legally market your property in England, Wales or Scotland.
- Choosing the right estate agent — someone motivated, accountable and with genuine local knowledge — has a bigger impact on your final sale price than most sellers realise.
- The legal process (conveyancing) typically takes 8–12 weeks once a sale is agreed; instructing a solicitor early keeps things moving.
- Completion day is when the keys change hands and the money arrives — understanding each milestone beforehand means far fewer nasty surprises.
Selling a house is one of the biggest financial decisions most of us will ever make, yet the process is rarely explained clearly from start to finish. This guide walks you through every stage in plain English, so you know exactly what to expect and when — and can make confident decisions along the way.
What are the steps to selling a house in the UK?
Selling a house in the UK typically follows eight main stages: getting a valuation, preparing your home, instructing an estate agent, marketing the property, receiving and negotiating offers, instructing a conveyancer, exchanging contracts, and finally completing the sale. Each stage has its own timeline and decisions, which we'll cover in detail below.
Step 1: Get an Accurate Valuation
Before you do anything else, find out what your home is realistically worth in the current market. An accurate asking price attracts more viewers, generates competitive offers, and — critically — survives a mortgage lender's valuation later in the process.
Invite two or three estate agents to carry out a market appraisal. Ask each one to justify their figure with recent comparable sales (known as "comps") in your specific street or postcode, not just the wider town. You can cross-reference their advice using HM Land Registry's sold-price data, which is publicly available and updated monthly.
Watch out for overvaluation. Some agents quote a high figure to win your instruction, then push for a price reduction a few weeks later. If one valuation stands significantly above the others without a solid explanation, treat it with caution.
Step 2: Get Your Energy Performance Certificate (EPC)
An EPC is a legal requirement before your property can be marketed in England, Wales and Scotland. It rates your home's energy efficiency from A (most efficient) to G, and is valid for ten years. You'll need to instruct an accredited domestic energy assessor — your estate agent can usually recommend one — and the certificate typically costs between £60 and £120.
If you already have a valid EPC from a previous sale or let, check the expiry date before assuming it can be reused.
Step 3: Choose the Right Estate Agent
The agent you choose will handle viewings, negotiate on your behalf, and guide you through the most stressful parts of the sale. This decision matters far more than many sellers appreciate.
What types of estate agent are there?
There are three broad categories to consider:
| Agent type | How they charge | Key trade-off |
|---|---|---|
| High-street agent | Commission (typically 1–3% + VAT of sale price) | Local presence, but you may deal with different staff each time |
| Online/listing agent | Fixed upfront fee (from ~£300–£1,500) | Lower cost, but limited hand-holding; fee paid whether you sell or not |
| Personal / hybrid agent | Commission or fixed fee; no-sale-no-fee options common | One dedicated agent throughout; motivated, accountable, locally expert |
A personal estate agent is a self-employed agent — often operating within a network such as eXp UK — who handles your sale personally from start to finish. Unlike a high-street branch where your file may pass between several negotiators, a personal agent has a direct financial stake in achieving the best result for you. A hybrid estate agent combines the digital marketing reach of an online model with that same personal service.
When interviewing agents, ask:
- How many properties are you personally handling right now?
- What is your average sale price versus original asking price?
- How will you market the property beyond Rightmove?
- Who will conduct the viewings — you, or someone else?
If you'd rather not ring round multiple agents yourself, you can match with a personal estate agent{:data-link="cta"} through our free matching tool, which pairs you with a vetted local specialist based on your property and postcode.
Step 4: Prepare Your Home for Market
Presentation directly influences the offers you receive. According to research by Rightmove, homes with professional photography receive significantly more enquiries than those without — and first impressions online are now as important as the in-person viewing.
Practical preparation tips
- Declutter every room — buyers need to see the space, not your belongings.
- Address minor repairs — dripping taps, cracked tiles, and scuffed paintwork create a poor impression and invite low offers.
- Tidy the exterior — kerb appeal matters; the front of your home is the first thing buyers see on the way to a viewing.
- Consider a pre-sale survey — some sellers commission a Home Condition Report to identify issues before buyers' surveyors do, reducing the risk of late renegotiation.
Your agent should arrange professional photography as standard. If they don't, ask why.
Step 5: Market the Property
Once instructed, your agent will list your home on the major property portals — Rightmove and Zoopla between them cover the vast majority of active buyers in the UK. A strong listing includes high-quality photography, an accurate floorplan, and a well-written description that highlights the genuine features of your home without resorting to estate-agent clichés.
Beyond the portals, a proactive agent will contact their database of registered buyers who match your property profile — sometimes achieving a sale before the listing even goes live publicly.
Step 6: Receive and Negotiate Offers
All offers must be put to you in writing (or confirmed in writing promptly). Your agent should give you their honest assessment of each offer — not just the headline number, but the buyer's position: Are they cash buyers? In a chain? How quickly can they proceed? A slightly lower offer from a chain-free buyer can sometimes be the safer and faster route to completion.
What can I negotiate beyond price?
Price is not the only lever. You can negotiate:
- Completion date — aligning it with your onward purchase if applicable.
- Fixtures and fittings — what's included in the sale.
- Deposit amount — a higher deposit from the buyer signals commitment.
Once you've accepted an offer, the sale is not legally binding at this stage in England and Wales (Scotland operates differently under its missives system). Either party can still withdraw until exchange of contracts.
Step 7: Instruct a Conveyancer and Progress the Legal Work
Conveyancing is the legal transfer of property ownership. You'll need a licensed conveyancer or solicitor — instruct one as early as possible, ideally before you accept an offer, to avoid delays.
Your conveyancer will:
- Prepare and issue a draft contract to the buyer's solicitor.
- Complete a property information form (TA6) and fittings and contents form (TA10) with you.
- Respond to enquiries raised by the buyer's solicitor.
- Obtain any documents needed — such as building regulations certificates for past works.
- Agree a completion date and exchange contracts.
According to figures from Landmark Information Group (2024), the average time from offer acceptance to exchange of contracts in England and Wales is around 12–16 weeks, though simpler transactions can complete faster. Instructing an experienced conveyancer and responding to their requests promptly are the two things you as the seller can do to keep things on track.
Step 8: Exchange Contracts
Exchange is the moment the sale becomes legally binding. Both parties sign identical contracts, a completion date is agreed, and the buyer pays their deposit (typically 10% of the purchase price) to their solicitor, which is then transferred to yours.
From this point, neither party can withdraw without significant financial penalty. You can now book removal companies with confidence.
Step 9: Completion Day
Completion is the final step — the day the remaining purchase funds are transferred to your solicitor, the mortgage (if any) is redeemed, and legal ownership passes to the buyer. Your solicitor will call you once the money has cleared, at which point you release the keys.
You'll need to vacate the property by the time agreed in the contract — usually 1pm, though this is negotiable. Plan your removal logistics well in advance; completion day can be chaotic without preparation.
How long does it take to sell a house in the UK?
The total time from instructing an agent to completion typically ranges from three to six months, though this varies considerably depending on the local market, chain complexity, and how quickly the legal work progresses. A straightforward chain-free sale can sometimes complete in eight to ten weeks.
How much does it cost to sell a house in the UK?
The main costs sellers face are:
- Estate agent fees: 1–3% + VAT for a traditional commission model; fixed fees vary widely for online and personal agents.
- Conveyancing fees: Typically £800–£2,000 depending on complexity and property value.
- EPC: £60–£120 if you don't already have a valid one.
- Removal costs: Varies significantly by property size and distance.
- Early mortgage repayment charge: Check with your lender if you're on a fixed-rate deal.
Capital Gains Tax may also apply if the property is not your main residence — speak to a tax adviser if this could affect you.
How do I choose between a personal agent, high-street agent, or online agent?
The right choice depends on your priorities, but one factor is consistently underestimated: the cost of a slow or failed sale. A cheap upfront fee means little if your home sits on the market for months or sells for less than it should.
A personal or hybrid agent gives you a single point of contact who is personally motivated to achieve the best result — because their reputation and income depend on it. You can browse personal estate agents by location to see who covers your area.
For a full overview of what selling involves and how we can support you throughout, visit our for sellers page.
This article is general information only and does not constitute financial, legal or tax advice. Always seek professional advice tailored to your individual circumstances.
Frequently asked questions
Do I have to use an estate agent to sell my house in the UK?
No, you can sell privately in the UK, but you'll lose access to Rightmove and Zoopla, which are agent-only portals. Most sellers find that professional marketing, negotiation support and legal coordination more than justify the agent's fee — particularly when you factor in the final sale price achieved.
What is the first thing I should do when selling my house?
Get a realistic market valuation from two or three local agents before you do anything else. An accurate asking price is the foundation of a successful sale — too high and buyers ignore you, too low and you leave money on the table. Use HM Land Registry sold-price data to cross-check what agents tell you.
What is the difference between exchange and completion?
Exchange is when the sale becomes legally binding and the buyer pays their deposit — neither party can pull out without penalty after this point. Completion is when the remaining funds transfer, the mortgage is redeemed and you hand over the keys. The gap between the two is usually one to four weeks.
How long does conveyancing take when selling a house?
Conveyancing typically takes 8–16 weeks from offer acceptance to exchange in England and Wales, according to Landmark Information Group (2024). The timeline depends on chain complexity, how quickly both sides respond to enquiries, and whether any title issues arise. Instructing a solicitor early and responding promptly helps significantly.
Can a buyer pull out after an offer is accepted in England?
Yes. In England and Wales, an accepted offer is not legally binding until contracts are exchanged. Either party can withdraw before that point without penalty, which is why 'gazumping' and 'gazundering' are possible. Scotland's missives system provides earlier legal commitment and is generally more secure for both parties.
What documents do I need to sell my house in the UK?
You'll need your title deeds (your conveyancer obtains these from the Land Registry), a valid EPC, a completed property information form (TA6), a fittings and contents form (TA10), and any relevant certificates for building work, planning permissions or guarantees. Your conveyancer will guide you through the full list.
Leigh Brown
Founder & Personal Estate Agent
Leigh Brown has over 20 years' experience in residential sales and lettings across North and Prime Central London, with a reputation for a personalised, results-driven and relationship-based service. As a personal estate agent, Leigh works with a limited number of properties at any given time — staying hands-on through the whole sales and lettings process to achieve the best price for every client.
Ready to find your agent?
Answer a few questions and we'll match you with the personal estate agent who's right for your sale.
Find my match