How to Sell Your House: Step by Step

Step 1: Decide How to Sell

You have three main options: high-street estate agents, online estate agents, or selling privately. High-street agents typically charge 1-3% of the sale price plus VAT. Online agents like Purplebricks charge a fixed fee of £500-1,500 regardless of sale price. Selling privately through sites like TheHouseShop saves fees but requires more work.

High-street agents handle everything including viewings, negotiation, and sales progression. Online agents usually handle listings and enquiries but may charge extra for viewings. Get valuations from at least three agents before choosing.

Step 2: Price It Right

Overpricing is the most common mistake sellers make. An overpriced property sits on the market, becomes stale, and eventually sells for less than it would have at the right price from the start. Research sold prices for similar properties in your area on Rightmove and Zoopla. Be realistic, not optimistic.

Consider pricing just below a search threshold. For example, listing at £249,950 rather than £255,000 means your property appears in searches for “up to £250,000” which is a far larger pool of buyers.

Step 3: Prepare Your Home

First impressions matter enormously. Declutter every room, clean thoroughly, and fix minor issues like dripping taps, cracked tiles, and scuffed paintwork. The outside matters too: mow the lawn, tidy the front garden, clean the windows, and paint the front door if needed.

Staging does not need to be expensive. Remove personal photos, add fresh flowers, ensure every room has good lighting, and make the kitchen and bathroom spotless. A freshly painted neutral hallway costs £50 and can add thousands to your sale price.

Step 4: Get Your Paperwork Ready

Instruct a solicitor or conveyancer early, before you even list. They will prepare the draft contract and property information forms. You also need an Energy Performance Certificate (EPC), which costs £60-100 and is valid for 10 years. Gather any building regulation certificates, planning permissions, FENSA certificates for windows, and guarantees.

Step 5: Conduct Viewings

Keep the property clean and tidy for every viewing. Open curtains, turn on lights, and consider subtle background music. If you are doing your own viewings, let buyers look around at their own pace rather than following them room to room. Answer questions honestly as you are legally required to disclose known issues.

Step 6: Negotiate Offers

Most buyers will offer below the asking price. Do not be offended by a low offer. Counter-offer rather than reject. Consider the buyer’s position: a cash buyer or first-time buyer with no chain is worth more than a buyer who needs to sell first. Ask your agent to qualify every buyer before accepting an offer.

Step 7: Sale to Completion

Once an offer is accepted, the buyer’s solicitor carries out searches, the buyer arranges a survey and mortgage, and contracts are exchanged. Between accepting an offer and completing, expect 8-12 weeks. The process can fall through at any point before exchange, which is why you should keep your property on the market until exchange.