Selling Your Home Guide

Overview

Selling a home in England & Wales takes roughly five months, longer if you’re part of a chain. Start by checking your mortgage payoff figure, getting a realistic valuation, and deciding how you’ll market the property. Key steps include appointing an agent or DIY marketing, choosing a conveyancer, preparing paperwork (including an EPC), setting your price, handling offers, exchanging contracts, and completing the sale.

1. Preparing to Sell

Mortgage & Costs: Contact your lender for your redemption figure and early repayment charges. Factor in agent commissions (1–3%), legal fees, removals, and any Capital Gains Tax if it‘s not your main home.

Valuation & Pricing

• Compare recent local sales via Land Registry
• Obtain multiple agent valuations (consider hybrid/online agents)
• Consider a paid formal valuation for lenders or precise pricing

Selling Rented & Special Properties

• Rented Out: Serve notice to tenants if ending tenancy, factor in potential Capital Gains Tax, and ensure HMO licensing compliance.
• On Behalf of Others: Selling via power of attorney, probate, or for someone lacking capacity adds legal steps—seek specialist advice.
• Retirement Properties: Review exit fees, lease conditions, and service charge obligations before marketing.

2. Energy Performance Certificate

You must supply a valid EPC (A–G rating) before marketing. Certificates last 10 years; costs range £60–£120. Display or share via listings and viewings. Exemptions include listed buildings, temporary/small structures, and non‑residential agricultural buildings.

3. Marketing & Viewings

Professional photos, detailed descriptions, and accurate floorplans are essential. List on major property portals or your own website. Host viewings at varied times—including evenings/weekends—to showcase lighting and neighbourhood activity.

• Declutter and stage key rooms to maximize appeal
• Set realistic viewing slots; follow up promptly with feedback
• Vet viewers for seriousness to avoid time‑wasters

4. Choose Agent & Solicitor

Compare estate agents on fees, sales record, and marketing package. Sign a contract—check sole vs multi‑agency terms. Choose a regulated solicitor/licensed conveyancer for searches, contract drafting, and handling buyer enquiries.

5. Offers, Negotiation & Exchange

Review all offers—consider buyer’s position (cash vs chain) and timescales. Negotiate price, fixtures, and completion date. Once agreed, exchange signed contracts; this is when the sale becomes legally binding.

6. Completion

On completion day, the buyer’s solicitor transfers funds, your mortgage is redeemed, any debts and fees paid, and the remaining proceeds sent to you. You hand over keys and vacate as per contract conditions.

Protecting Against Fraud

• Verify solicitor bank details by calling a known number
• Never share excessive personal details online
• Confirm identity of all professionals you deal with
• Use secure email and double‑check payment instructions

Capital Gains Tax

You’re exempt from CGT under Private Residence Relief if the property was your only/main home throughout ownership and the grounds are under 5,000m² with no business use. Otherwise, calculate CGT on the gain above your tax-free allowance.

Typical Timeline

• Valuation & prep: 1–2 weeks
• Marketing & viewings: 2–8 weeks
• Offer to exchange: 4–12 weeks
• Exchange to completion: 1–3 weeks