How to Sell a House in the UK: Complete Step-by-Step Guide 2026

Selling a property in England and Wales involves more steps and takes longer than most sellers expect. This guide walks through every stage in order, from the decision to sell to completion day.

Stage 1: Preparation (4–8 weeks before listing)

Gather your documents

Start collecting documents early. Buyers’ solicitors will ask for them all:

• Title deeds (or download official copies from HM Land Registry)
• Planning permissions and building regulations certificates for any extensions or works
• FENSA certificates for replacement windows
• Electrical and gas safety certificates
• Guarantees for damp proofing, roof, or other works
• Lease documents (for leasehold properties)
• Service charge statements (leasehold)

Commission an EPC

An Energy Performance Certificate is a legal requirement before listing. If your current EPC is expired or was issued when the property was in worse condition, a new one may show a higher rating and improve buyer perception. Expect to pay £60–£120.

Consider a pre-sale survey

A “seller’s survey” or home condition report allows you to find and address issues before they become surprises. Fixing problems upfront avoids renegotiation later.

Prepare the property

• Declutter and deep clean every room
• Address obvious cosmetic issues: repaint in neutral colours, replace broken fixtures
• Tidy the garden and exterior — kerb appeal is disproportionately important

Stage 2: Choose an Estate Agent

Get valuations from at least three agents. Ask each for:

• Their recommended asking price (and comparable evidence)
• Their marketing strategy (portals, social media, local database)
• Their fee (typically 0.75–1.5% plus VAT)
• Their contract terms (sole agency vs multi-agency, notice period)

Do not choose on valuation alone. An overvaluation is a common tactic to win the instruction; it leads to a stale listing.

Stage 3: Listing and Marketing

Set the asking price

Price realistically based on comparable sold prices (not just asking prices). Check what similar properties have sold for in the last 6 months on Property Passport UK or HM Land Registry.

Professional photography

High-quality photos (and video walkthrough if possible) are the single biggest determinant of how many viewings you get. Insist on professional photography.

Portal listing

Your property will appear on Rightmove and Zoopla via your agent. Properties go live typically within 24–48 hours of photographing. The first 2 weeks generate most of the interest.

Viewings

Try to vacate during viewings if possible — buyers feel more comfortable exploring when the seller is not present. Get feedback after each viewing.

Stage 4: Accepting an Offer

When offers come in:

• Consider all elements, not just price: the buyer’s position (chain-free, mortgage in principle held, flexible timing) matters as much as the number
• You can negotiate — a counter-offer is standard
• You are not legally committed until contracts are exchanged
• If you receive multiple offers, you can ask all parties for best and final offers

Once you accept an offer, instruct your solicitor immediately.

Stage 5: Conveyancing

Your solicitor will:

• Prepare the draft contract and title pack
• Complete the TA6 (Property Information Form) and TA10 (Fixtures and Fittings) with your help
• Respond to enquiries from the buyer’s solicitor
• Obtain a redemption statement from your mortgage lender
• Prepare for exchange

Respond to all solicitor requests within 24 hours. Every delay on your side adds to the total timeline.

Stage 6: Exchange

At exchange, contracts are signed by both parties and the buyer pays their deposit (usually 10%) to your solicitor. A completion date is set.

Between exchange and completion (typically 1–4 weeks), you should:

• Confirm your removal firm
• Notify utilities, Royal Mail, your bank, HMRC, and other organisations of your move date
• Begin packing

Stage 7: Completion

On completion day:

• Your solicitor receives the balance of funds from the buyer
• You vacate the property by the agreed time (usually noon or 1pm)
• Once your solicitor confirms receipt of funds, the estate agent releases the keys to the buyer
• Your solicitor repays your mortgage from the proceeds and transfers the net balance to you

Costs of Selling