Moving house is often described as one of the most stressful experiences in life—but with the right planning and strategy, it can also be a rewarding and liberating milestone. Whether you’re upsizing, downsizing, relocating for work, or seeking a lifestyle change, the process of moving house—particularly when selling on the open market—requires knowledge, preparation, and a keen understanding of your options.
The open market offers the widest visibility and potential for competitive offers, but it can also be slow, uncertain, and filled with unexpected complications. On the other hand, solutions like SellTo offer sellers a fast, straightforward route to avoid delays, reduce hassle, and move on their terms.
In this in-depth guide, we’ll explore everything you need to know about moving house via the open market—from prepping your home for sale to understanding the conveyancing process, managing chains, choosing the right estate agent (or not), and creating a plan that works for your goals. By the end, you’ll feel empowered to make informed decisions and get the best result from your move.
Chapter 1: What Does It Mean to Sell on the Open Market?
Selling your house on the open market means listing your property publicly—usually through an estate agent—to attract interest from buyers. This can include private individuals, landlords, developers, or cash buyers. The property is typically marketed through:
- Estate agent networks
- Online property portals
- Local advertisements and viewings
The goal is to generate competitive interest to get the best price. But with increased exposure comes increased uncertainty.
Pros of Selling on the Open Market
- Potential to achieve a higher sale price
- Multiple offers may drive competition
- Full control over who you sell to
- Broader marketing reach
Cons of Selling on the Open Market
- Risk of sale falling through (1 in 3 UK sales collapse)
- Time-consuming viewings and negotiations
- Can take months—or longer—to complete
- You’re subject to market conditions and mortgage approvals
Chapter 2: Preparing to Sell – Laying the Foundation
Before you list your home, preparation is key. A well-prepped home not only attracts more buyers but can also boost your valuation and reduce time on the market.
Key Pre-Sale Steps:
- Declutter and depersonalise: Create a clean, neutral space
- Repair and refresh: Address minor issues like cracked tiles or squeaky doors
- Stage effectively: Add neutral soft furnishings and maximise light
- Get an EPC (Energy Performance Certificate): This is legally required
- Organise documents: Title deeds, planning permissions, building regulation certificates
Being well-prepared sends a signal to buyers that the property is cared for—and worth the asking price.
Chapter 3: Choosing the Right Route – Estate Agent vs SellTo
Many sellers assume an estate agent is the only route. In fact, direct buyers like SellTo can provide a streamlined alternative, especially for sellers prioritising speed and certainty.
Selling With an Estate Agent:
- Agents provide marketing, pricing, and negotiation support
- Viewings are usually arranged and hosted by them
- Commission typically ranges from 1% to 3% + VAT
- You may be tied into a sole agency agreement for 8–12 weeks
- Sale timescales are unpredictable (average = 4–6 months)
Selling to SellTo:
- No viewings, no fees, no agents
- Sale agreed within days, not months
- Ideal for chain-free buyers or those needing fast liquidity
- Guaranteed offer with minimal paperwork
- No legal fees, no risk of fall-through
Chapter 4: Valuation – Setting the Right Asking Price
Pricing is critical. Set too high and you’ll get no interest; too low, and you leave money on the table.
How to Get Your Valuation:
- Estate Agent Appraisal: Usually free, but can be biased toward winning your business
- RICS Surveyor: Independent, accurate, and bank-approved
- SellTo Property Appraisal: Data-driven, fast, and based on recent local sales
Factors That Influence Your Property Value:
- Location and school catchments
- Condition and modernisation
- Energy efficiency
- Market demand
- Comparable sales
A well-priced home attracts early interest and avoids stagnation.
Chapter 5: Marketing Your Property on the Open Market
Once you’re ready to list, a strong marketing plan ensures your home stands out.
Top Marketing Tips:
- Professional photography and floorplans
- Listings on major property websites
- Highlight unique features (garden office, bi-fold doors, underfloor heating)
- Ensure your agent follows up with all enquiries quickly
- Track your listing’s performance weekly
If your property isn’t getting views or offers, revisit the price or the photos.
Chapter 6: Managing Viewings and Buyer Feedback
Viewings are the bridge between interest and offers. Make them count.
Viewing Tips:
- Clean, light and warm property
- Neutral scents and fresh air
- Flexible times: evenings and weekends included
- Remove pets where possible
- Prepare answers to common questions (e.g. council tax, parking)
Handling Feedback:
- Use feedback to identify issues that can be corrected
- If multiple viewers mention price, it’s time to reassess
- Agents should provide weekly summaries of buyer sentiment
Chapter 7: Offers, Negotiation and Acceptance
Once you receive offers, consider more than just the number.
Assessing Offers:
- Are they mortgage-approved or cash buyers?
- Are they in a chain? If so, how long is the chain?
- Are they asking for inclusions (e.g. white goods, furniture)?
- Have they viewed the property multiple times?
Negotiating the Best Deal:
- Don’t rush—take time to review
- Be ready to counter-offer strategically
- Your agent can handle the negotiation, but set clear instructions
- SellTo offers don’t need negotiation—they’re final and guaranteed
Chapter 8: The Chain – The Most Unpredictable Factor
Chains involve multiple parties—each dependent on another’s completion.
Risks in a Chain:
- One buyer pulls out and the whole chain collapses
- Delays with surveys, solicitors, mortgage approvals
- Completion dates shift at the last minute
Selling to SellTo is chain-free and bypasses these risks entirely.
Chapter 9: Conveyancing and Legal Work
Once an offer is accepted, the legal side begins.
What Conveyancers Handle:
- Drafting and exchanging contracts
- Title checks and local authority searches
- Managing deposits and disbursements
- Coordinating exchange and completion
Choose a proactive solicitor to avoid delays. If you’re selling through SellTo, legal fees may be covered and processes are much faster.
Chapter 10: Moving Day – What You Need to Know
When you complete, it’s time to move out.
Moving Checklist:
- Book removal company or van hire early
- Start packing non-essentials weeks in advance
- Label boxes by room
- Redirect mail and update your address
- Take final meter readings and inform utility providers
Don’t forget to leave behind keys, appliance manuals, and warranties for the new owners.
Chapter 11: Common Pitfalls When Selling on the Open Market
- Overpricing your property
- Inflexibility with viewings
- Not decluttering
- Using an unmotivated estate agent
- Underestimating how long it can take
- Falling into a chain trap
Chapter 12: When the Open Market Isn’t Right for You
Sometimes, the open market isn’t the best route:
- You need to relocate quickly
- You’re facing repossession or legal pressure
- You’re inheriting a property you don’t want to maintain
- You’re in a broken chain situation
- The property needs significant repairs
In all these cases, SellTo provides a fast, reliable, fee-free alternative.
Conclusion
Moving house via the open market can be both rewarding and frustrating. It offers access to the broadest pool of buyers and potential top-market prices—but it also comes with unpredictability, stress, and delays.
If you’re organised, patient, and realistic with expectations, the open market can work well for you. But if speed, certainty, or simplicity are your priorities, alternatives like SellTo provide a safe, fast, and transparent way to move forward.
Whichever path you choose, being informed is the key to making the best decision for your home, your family, and your future.
