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Your complete guide to selling your house
We’re going to talk you through all of the steps of selling a house, so you can get an overview of the process from start to finish.
If you’re looking to sell your house in the UK, it can be tricky to know where to start — but that’s what we’re for. If you’re asking yourself, “What's the process of selling a house in the UK?” then you’ve definitely come to the right place. Not only that, if you’re looking for any more detail then we’ve got plenty of handy guides that take a more in-depth look at the different facets of along the way — whether that's estate agent fees, finding out how much your home is worth, or even how to get a mortgage and time it with your home sale.
1. How to sell your house
So first things first, what are the steps of selling a house? Usually, the steps look something like this:
You decide to move: Maybe you just need a change, maybe life circumstances have come your way, but the first step is wanting to move. Getting your property valued: You can get a good estimate from an online calculator, but most people want to get valuations from more than one agent before listing. (Ready to go? You can get a online valuation from us in just a few clicks.) Working out your budget: If you’re looking to buy, you’ll need to work out your budget for the next place you’re hoping to move to. Photos and description: Once you’re ready to list, your photos and description are the most important part of your listing. Marketing and listing: Most people go with one of the major property portals, Rightmove or Zoopla, which your estate agent can organise. Viewings: Interested buyers come and look around — this is when it starts to feel real. Offers: Interested buyers will make offers. This can be straightforward, or you may want to negotiate. Surveys: Once an offer is agreed, a buyer may have a survey done on the property to make sure it’s in good shape. Sales progression: This is the legal to and fro as you get closer to contracts — your estate agent and solicitor will guide you through. Exchange contracts: When you and the buyer both sign on the dotted line, it starts to get very real. Completion: That’s it! Completion is when the keys finally exchange hands, it’s moving day.
OK, now that you have a view of the steps to selling a house (we know, there are a lot of them), we can start to break them down. Let’s go through some of the biggest questions sellers have. As we said, we’ve got more in-depth guides on each aspect of the selling process and selling a house in the UK, but this should help give you a good overview if you’re just getting started.
2. How much is my house worth?
Knowing how much your house is worth is definitely an important step — in fact, some would say that getting the price right is the most important part of selling. You want to make sure you get as much as you possibly can, but you don’t want to price so aggressively that it just sits on the market and attracts no viewings. You can talk to your estate agent about your needs and what you’re looking for out of a sale, because it’s their job to help you find the right pricing for you. If you’re wondering “How much is my house worth?” and just looking to get an estimate, an online calculator can help give you a sense of where your home might sit.
You can also look at other properties similar to you in the area (try to look for not just the listing prices, but what other homes actually sold for). Quick estimates are great, but a valuation from an expert is usually a good choice if you’re serious about selling — in fact, many sellers have two or three agents come over before they make any decisions. You can find out more in our handy valuation guide. Once you know how much your home is worth, you’ll be ready to get on the market.
3. How much can I borrow?
Most of us are looking to sell the home we currently own in order to move into a new one. Maybe we’re upsizing, maybe we’re downsizing, or just looking for a change — in any case, we’re often buying as well as selling. And if you’re looking to buy, chances are good you’ll be needing a mortgage. So how much can you borrow — or, perhaps the first question, how do you even find out how much you can borrow? You can find out how much you can borrow by talking to a lender or mortgage broker — or, much like with a valuation, you can get a quick online estimate - a good rule of thumb is 4-5 times your household salary minus expenses.
The amount you can borrow depends on things like your income, your outgoings, and any other debt you may have. If you really want to maximise your borrowing potential, a mortgage broker in your corner can be a huge help. They not only talk you through all of the process and take care of all of the paperwork, but they can also help fight in your corner. This might mean advocating your case to lenders, or even having access to exclusive deals you won't find by going direct. You can find out more on our mortgages page if you’re ready to dive in. But whichever route you choose, the most important thing to remember is that you need to work out how much you can borrow so you can work out your budget for your next property.
The amount you can borrow depends on things like your income, your outgoings, and any other debt you may have. If you really want to maximise your borrowing potential, a mortgage broker in your corner can be a huge help."
4. How long does it take to sell a house?
Great question — and a really common one. It would be great if we could guarantee exactly how long it takes to sell a home, but the truth is that there’s no way to know for sure. In a hot market, things move more quickly. And other factors, like having a cash buyer or no chain, can always help speed the process along. But sometimes unexpected issues come up — a sale can fall through if a buyer can’t secure funds, or there may be a hold up in conveyancing. So anyone who tells you they know exactly how long it will take may not be telling the whole truth. That being said, there are a few estimates we can give.
The short version? We've found the average is around 3 months to 6 months. If you look at the major steps of the process — viewings, contracts, and completions — and start to look at the average time it takes, you can get a sense of how long it might take to sell your home. In fact, we’ve broken it all down in a handy timeline. But as we said, it’s not a guarantee. If you’re looking for a quick sale, you can let your agent know, but it’s good to prepare for the fact that sometimes little hitches pop up along the way.
5. Can I sell my house fast?
Another really common question is “How fast can I sell my house?”. And if you’re looking to sell your home fast, there are a few things you can do to help the process along — but you might not like them. Because truthfully, the easiest way to sell your home fast is to price it competitively.
Lowering the price can often help a home sell, but then of course you’re getting less money for your home than you might want — or than you might need, if you’re banking on that money for the purchase of your next place. So it may be worth your while to be patient, especially if you’re trying to get the most you possibly can and the market is a little slower.
Auctions are fast, in fact you can complete in as little as 28 days, which is basically the fastest we've seen (though you'll likely take a hit on prices and fees). If you really want to move and want an expert team by your side, we can have you on the market within 24 hours of valuation. But really, it will come down to things like the market demand, competition in your area, how ready your house is to go, how desirable your home is — and how desirable it looks in photos. Of course, there are some things you can try. From staging your home to getting planning permission, we’ve broken it all down in our guide to selling your house fast. There are no guarantees, but sometimes thinking outside of the box can help.
6. Should I sell my house now?
Not even sure if you should sell your house now? We think that depends on you. A lot of estate agents will make it sound like it’s always the right time to sell — the market is always hot, you always have to act fast. But the truth is, we know that selling is personal. It may be a good time to sell, but it also may make more sense financially to hang onto your property for now, or build that extension instead if you need more space. Everyone’s circumstances are different. So the question isn’t whether it’s a good time to sell a home, it’s whether it’s a good time to sell your home. So how do you know? Well, it all depends on how much you’ll get, whether that’s enough for the next home, whether the market is strong, whether you love your location — the factors are endless.
But we’ve tried to get you started with our guide on whether you should sell your home now. If you think it’s the right time — or you just want to get a sense of what your home might be worth — you can book a valuation in just a few clicks. But really, make sure it’s the right decision for you first.
Everyone’s circumstances are different. So the question isn’t whether it’s a good time to sell a home, it’s whether it’s a good time to sell *your* home. "
7. Best time to sell a house
When is the best time to sell a house? Nobody can see into the future — and like we said, we think that selling is personal. It should be based on your needs, your goals at the time. If you’re not desperate to move but like the idea of selling, you may want to wait for a “seller’s market”, which basically just means a time where homes are in demand and buyers may be willing to pay a little more.
You may have heard that there is a particularly good or bad time to sell a home — and there may even be a certain time of the year it’s best to sell a home in the UK. And there is some truth in that. The busiest day for browsing tends to be Boxing Day, when everyone is home and full of chocolate and takes to the internet (although that doesn’t mean they’re serious buyers). There’s also a general rule that spring is a good time to sell, as everyone comes out of hibernation.
But remember, the market goes up and down — and it doesn’t always pay attention to seasons. Sometimes macro factors — things like Covid or the economy — can make a much bigger difference than what time of year it is. If you’re desperate to move, it can help to find a buyer for your home before you find your dream home. It can be heartbreaking to find the place you want to move, only to struggle to find a buyer. So really, make sure you consider whether the market and the price you’re likely to get lines up with your needs from the sale.
8. Selling a house in a slow market
As much as estate agents may like to imply that the market is always “hot”, markets speed up and slow down. That’s just what they do — whether it’s the housing market, the stock market, or any other market you can think of. So what should you do if it’s a slow market? Well, if it’s really slow you may want to wait and see if the market improves. If you’re pretty happy where you are and not in a rush, a slow market can sometimes just be waited out. That being said, if you’re hoping to upgrade then a slow market can actually be a good time — if prices are lower, you may get less for your house but that larger, more expensive home you hope to buy will likely sell for less too. So you can use a slower market to your advantage.
That is, of course, if you can actually sell your home. There’s no guaranteed way to speed things up in a slow market, but this selling a home in a slow market guide can help. Whether it’s time to reconsider the price or just get a little creative with how you market your home, if you do need to sell in a slow market there are a few things you can try to put yourself in the best possible position.
9. Process of buying and selling at the same time
As we said, a lot of us sell our homes in order to buy a new one — which means you have two different timelines to think of. When you’re buying for the first time, you only really have to think about your mortgage and finding the perfect property. But when you sell that home and buy a new one, things get a little more complicated. It’s two transactions, so it can be twice the fun. (“Fun.”) You’ll have to start to think about a mortgage at the same time you’re looking at listing your home. Sounds scary? Don’t worry — we’re here to talk you through it. And remember, people buy and sell at the same time all the time. So how do you know? Well, it all depends on how much you’ll get, whether that’s enough for the next home, whether the market is strong, whether you love your location — the factors are endless.
Plus, the team you have on your side — like us — will have been through it many, many times before. So if you’re starting to think about whether you should list your home or get a mortgage first, what to do if your dream home comes on the market before your current home has sold, or you’re just not sure where to look first, then check out our guide for buying and selling at the same time to help you get started.
Selling a house with a mortgage is another one of those things that sounds complicated, but you have to remember that millions of people have done it before. "
10. Selling a house with a mortgage
Selling a house with a mortgage is another one of those things that sounds complicated, but you have to remember that millions of people have done it before. So what do you do if you want to sell your home but you have a mortgage? Well, there are a couple of options available to you. The first main option is that when you sell your home you pay off your mortgage, and you secure a separate mortgage for your new home. The second option is called “porting” your mortgage, but it basically means moving your current mortgage to your new home (maybe with a couple of changes). Both of these options have pros and cons. Repaying your mortgage and getting a new one may seem cleaner, but you may be hit with an early repayment charge. Porting your mortgage can be smooth in some cases, but sometimes rate changes or a change of circumstances can make it more complicated. Long story short, a good mortgage broker can help you find the right choice for you — and you can always talk to your lender about any questions about the terms or your current mortgage. Check out our handy guide for more.
11. Cost of selling a house
There’s a lot of focus on how much you get for your home — and maximising the price that you achieve for it. But there are also costs involved in selling your home and they can add up in a hurry. If you’re really looking to get as much as possible for your home, you’ll want to keep the costs down.
So what are these costs? Estate agent fees are a big one, so are solicitors fees, moving costs, and (if you’re buying a home) stamp duty on your next property. Heck, you may even want to budget for bubble wrap. You always, always, always need more bubble wrap than you think.
But what are the major expenses that come up when moving home? Estate agent fees can be a major cost — some agents charge as much as 1.5% of the selling price, which can translate to thousands or even tens of thousands. We think that’s just plain wrong and we’ll always sell your home for free, but it is a cost you should consider if you’re going the traditional route.
No matter how you choose to sell your home, it pays to plan ahead — so our cost of selling a house guide breaks down every little cost that can come up along the way, so you can get your finances in order.
12. How much do estate agents charge?
How much do estate agents charge is one question — how much should estate agents charge is a different question altogether. Basically, estate agents charge anywhere from nothing (that’s us) to a lot. And we say a lot, we mean it. Estate agents can charge 1.5% of the purchase price or more, and that means thousands of pounds. In some cases, it may even mean tens of thousands. Yikes. Now, you can haggle. In fact, many people haggle the average traditional estate agent down to around 1%, so if you do go the traditional route then we’d aim for that. But still, 1% can add up to thousands of pounds that could be going in your pocket — or toward your next home. Not only do estate agents charge differently, there are also different pricing models.
Some estate agents charge up front and some charge whether they sell your home or not — so it’s really important that you read the fine print. We think you should sell your home for free and break down how we’re able to do it, but there are a lot of choices out there. Also, any reputable agent will likely give you a free valuation, so if people try to charge you just to take a look around then we’d look the other way. We break down everything you need to know about estate agent fees if you want to learn more.
Some good news! Do you pay tax when you sell your home in the UK? Nope. Not normally, at least. "
13. Do you pay tax when you sell your house in the UK?
Some good news! Do you pay tax when you sell your home in the UK? Nope. Not normally, at least. But there are some exceptions — and some taxes you need to think about.
The short version is that you don’t pay any tax when you sell your “primary residence”, which is just a fancy HMRC way of saying the home that you normally live in. So if you only own one home and you live in it, you shouldn't pay any tax when you sell it. Now, if you own multiple homes, if it’s a business venture, or if you have another unusual setup, you’ll want to make sure that you don’t owe any capital gains on the home. But most of us won’t pay any tax for selling our main home — sorry, our primary residence.
Now, if you’re buying and selling then you’re going to want to consider stamp duty. Stamp duty is a tax you pay when you buy a home in the UK — and it can be hefty. We’ll look at it more in a minute, but essentially it’s a tax on buyers. So if you’re selling and then buying, you’ll want to think about stamp duty in your budget. We talk about it all in our guide to taxes when selling a house.
14. How much is stamp duty?
How much is stamp duty? Like we said, it can be expensive. In fact, duty is configured in a slightly confusing way. (Luckily, there are a lot of stamp duty calculators that do the work for you.)
Basically, you only pay stamp duty if your home is worth over a certain amount. Then you’ll pay different rates of tax on different parts of the purchase price. We warned you it was complicated. It breaks down like this: Rate by property price, as of 2023: £0 - £250,000: 0% £250,000.01 - £925,000: 5% £925,000.01 - £1,500,000: 10% £1,500,000+: 12%
You can see why a stamp duty calculator comes in handy. That way you don’t have to do any of the work, you can have it done for you in just a few clicks. Now, there is some good news. Not only do you not pay any stamp duty on the first £250,000 of the purchase price, there’s also a special stamp duty allowance for first-time buyers. If it’s your first time buying a property, you won’t pay any stamp duty on the first £425,000 — and then you’ll pay 5% rate up to £625,000. So first-time buyers get a break. That being said, if you’re buying a second home then you have to pay a higher rate — that means an extra 3% over the standard rate. Still have questions? That’s OK. We break it all down in our 2023 stamp duty guide.
15. How much is estate agent commission in the UK?
If you’re wondering “What is an estate agent commission?” you’re not alone. Basically, the way estate agent fees always used to work is that the estate agent would get a percentage of the purchase price — often meaning they got paid thousands and thousands of pounds once the home was sold. Sure, you didn’t pay anything if your home didn’t sell, but you lost 1% or 1.5% of the purchase price to agents, which is a lot of money for the amount of work they put in.
Now there are a lot of other ways of doing things. Some newer and online agents offer a flat fee — which can still be pretty hefty. At Strike, we’ll sell your home for free and then offer optional add ons which are always optional.
That way you choose what you use, and only pay for the things you actually want. We just think that’s a fairer way of selling homes. But as we said, there are a lot of options out there. So it’s important to research all of the estate agent commissions and fees out there and make sure you’re making the right choice for you.
Whether you go with us or someone else, just make sure you’ve done enough research that you feel ready to go. "
16. Questions to ask estate agents
How do you choose an estate agent? Obviously, we’d love it if you sold with Strike — and sold your home for free — but we completely understand that it’s a personal decision. No matter who you go with, it’s important that you do your research and make sure you find an estate agent you can trust. For most of us, our home is our biggest asset — but it’s also emotional. So making sure you have rapport and feel like your agent is straightforward and trustworthy is key.
That’s why we’ve put together a list of questions you should ask an estate agent to help you make your decision. From how they charge to how they’ll market your property, it can help you learn the nuts and bolts of how they work — but it also can help give you a feel of who they are and whether they’re a good fit for you. Whether you go with us or someone else, just make sure you’ve done enough research that you feel ready to go.
17. Best way to sell your house
There are a lot of different ways you can sell your home — in fact, there may be more than you think. You can sell with a traditional agent or a newer agent. You can pay a lot in fees or you can sell for free (*cough cough*). You can sell privately, which means you don’t use an agent, and you can even sell at auction.
But what is the best way? Well, they all have pros and cons. Auctions are fast, but you can pay hefty fees — and may not get as much as you were hoping for. Some agents charge a lot, but selling privately can be tricky because you’ll probably want access to major property portals like Rightmove and Zoopla.
It’s all about what you’re looking for from a sale. We think selling for free (and still getting a great service) is the way to go, but you may have other priorities — that’s OK. We break down all of the pros and cons so you can find the best way to sell your house, but really you want to find a method that isn’t going to cost a lot and is going to make the process as stress-free as possible.
18. How to sell a house online
The vast majority of property searches now start online — Rightmove and Zoopla have become national pastimes. Browsing is as British as complaining about the weather or arguing over the best form of fried potato. (It’s hash browns.) So it makes sense that you may be curious about online agents and how they can help you make the most of marketing your house online.
What makes an online estate agent “online”? Well, online agents or hybrid agents — like Purplebricks, Yopa, and yours truly — aren’t the traditional agents you’ll find on the high street. Instead, they keep their costs low and use technology to market your home more efficiently, and they pass that savings onto you. They also are usually more open and transparent about their fees than traditional agents might be.
But not all online agents are the same. Some charge upfront, some charge higher fees than others, and you still need to keep an eye out for fine print and hidden fees. We think everything should be transparent (and that you should always be able to sell your home for free), but not everyone agrees. If you want to learn more, check out our guide to how to sell my house online. We break down the different options — and how to make the most out of your sale.
There are a few different options if you’re looking to save on fees."
19. Cheapest way to sell a house
If you’re looking to make the most out of your sale, you may be wondering what the cheapest way to sell a house in the UK is — good question. There are a few different options if you’re looking to save on fees. Of course, you could sell your home for free (that’s what we’re here for, after all). But if you’re looking for a range of cheap options, we’ve got you covered. Firstly, online agents are often cheaper than traditional ones. They tend to charge a flat rate, while traditional agents tend to charge a percentage of the sale price — which can add up to a lot. You’ll have to look at each individual agent and what they charge, but usually online or hybrid offerings will work out cheaper. You could also try to sell your home privately, which means you skip estate agent fees altogether.
We think you should sell for free with all the benefits of a professional service, but we’ll talk you through all of the cheapest ways to sell a house in our handy guide.
20. Selling a house privately
As we just mentioned, one option if you’re looking to save on estate agent fees is to sell privately. How do you sell your home privately in the UK? It basically just means selling without an estate agent, which means you won’t pay estate agent fees. Now, selling privately means you may not have access to online portals like Rightmove and Zoopla, so it can be a little trickier to market your home. And if you’re selling to friends and family — or anyone else in your network — that can mean negotiating with people who you’re close to. If you think you’ll feel awkward or find it tricky to negotiate, you may miss out on a price you deserve.
If you do decide to sell privately, you may still want to use a solicitor or conveyancer (just a fancy word for a lawyer who deals with buying and selling homes).
Even if you can make it through listing and negotiating on your own, there is a lot of legal paperwork and a lot of jargon. We think it helps to have someone on your side. We’ve got more tips on your options in our guide to private selling.
21. How to sell your house without an estate agent
What are your options if you want to sell your house without an estate agent? As we’ve said, you can always sell privately. This means not using an agent — though you may still use a solicitor — so you sell directly to a buyer. There are some pros and cons to this method. You may save on fees, but you may not get the price you want if you can’t market on major portals and don’t have a professional negotiator on your side. (We think you should be able to list on a major property portal and get a negotiator for free, but that’s just us.) Another way to avoid using an estate agent is to sell your home at auction. Auctions are a fast way to sell your home, but you may not get the price you want — it’s a lot more difficult to predict.
And, even though you’re not using an estate agent, there are still fees. That’s right, you could end up with auctioneer fees — and it can really eat into your profits. If you want to learn more about your options, check out our selling without an estate agent guide.
Portals are just a site with listings from lots of different agents, all around the country — or sometimes all around the world. The two main property portals in the UK are Rightmove and Zoopla. "
22. House selling websites
We all spend way too much time looking at properties online — properties we want, properties we can only dream about, properties in cities we imagine moving to. So, when we’re whiling away the hours, where are we whiling? Most of us start on property portals. Portals are just a site with listings from lots of different agents, all around the country — or sometimes all around the world. The two main property portals in the UK are Rightmove and Zoopla (but you probably knew that already, in fact you’re probably on them right now).
Of course, there are others. Many estate agents will have their own — and you can check out the Strike listings website, showing all of our listings across the country. Want to dig even deeper? Check out our house selling websites guide for even more browsing potential. Just be sure to take a break to eat and hydrate — property browsing in a marathon, it’s not a sprint.
23. What paperwork do I need to sell my house in the UK?
We’re not going to lie to you — selling your home in the UK does mean paperwork. In fact, it can feel like a lot of paperwork. But luckily, it’s not quite as scary as it seems. Most of the paperwork is fairly straightforward, like proof of your identity and the title to the property. You’ll also need an EPC, or an energy performance certificate, within 30 days of listing the property. The good news? You may already have one — or if not, your agent can sort one out in no time.
Now, when it comes to documents and selling your home in the UK, there are documents that you legally need to have and documents that it’s just nice to have.
For example, you need to have your ID and the title, but it may be useful to have your boiler maintenance history or a gas safety certificate, if you have one. Those aren’t necessary, but they can help things run smoother if the buyer has any questions. Our guide to all of the documents and paperwork you need to sell your house can help.
24. Tips for selling your home
Well, we’ve covered almost every single thing you need to know about selling your home — from start to finish. But is there anything we’re leaving out? Well, we do have some final tips to help you sell your home — and get the most possible value out of it. From easy fixes like a fresh coat of paint to more creative ways of appealing to buyers (planning permission, anyone?) We have put together a list of tips for selling your home that walk you through every nook and cranny of the process and how you can make it run more smoothly. It never hurts to have a little expert insight — especially if it’s your first time selling a home.
Ultimately, it all comes down to trying to take the stress out of selling. No-one can guarantee a stress-free sale, but we can try to make it as frictionless as possible. And if you have any questions, a great estate agent should be there to guide you through every step of the process. That’s what we’re here for, after all.
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