Selling a house is one of the most significant financial transactions you’ll ever make, yet for many homeowners, the process can feel overwhelming, confusing, and filled with uncertainty. Whether it’s your first time selling or you’ve done it before, the UK property market has unique steps, stages, and considerations that are critical to understand before you jump in.
From preparing your property and setting the right asking price, to navigating legal paperwork and closing the deal, it’s vital to know how selling a house works if you want a smooth and profitable experience. And if you’re looking for speed, simplicity, and certainty, working with trusted property-buying services like SellTo can offer a compelling alternative to the traditional open-market route.
In this ultimate guide, we’ll break down the entire process of selling a house in the UK, covering every essential detail. Whether you’re planning to sell soon, just exploring your options, or want to avoid common pitfalls, this comprehensive breakdown will help you feel informed, prepared, and confident every step of the way.
Table of Contents
- Understanding Your Selling Options
- Step 1: Decide When to Sell
- Step 2: Prepare Your Property for Sale
- Step 3: Arrange the Right Valuation
- Step 4: Set an Asking Price
- Step 5: Instruct a Solicitor or Conveyancer
- Step 6: Market the Property
- Step 7: Conduct Viewings
- Step 8: Accept an Offer
- Step 9: Sales Progression and Legal Checks
- Step 10: Exchange of Contracts
- Step 11: Completion Day
- Costs Involved in Selling a House
- Selling Without an Estate Agent
- How a Fast-Sale Company Like SellTo Simplifies the Process
- Final Thoughts and Advice
Understanding Your Selling Options
Before we dive into the steps, it’s important to understand the different ways you can sell your home:
1. Traditional Sale via Estate Agent
- List on the open market
- Attract private buyers
- Often takes 3 to 9 months
- Involves viewings, negotiations, and chains
2. Private Sale
- Sell directly to a known buyer
- Saves on agent fees, but riskier
- You’ll still need legal advice
3. Cash Property Buying Companies Like SellTo
- Sell directly for cash
- Completion in as little as 7–28 days
- No chains, no agent fees, no waiting
Choose the method that best suits your timeframe, goals, and level of involvement. Now let’s look at how the process works from beginning to end.
Step 1: Decide When to Sell
Timing matters in the property market. In general:
- Spring and early summer are peak times with more buyers.
- Autumn sees a moderate rush before the holiday season.
- Winter is quieter, but less competition may benefit sellers.
Also consider your personal situation:
- Are you relocating for work?
- Are you buying another property?
- Do you need to clear probate or handle divorce?
Establish your timeframe and ideal completion date so you can reverse-engineer your next steps.
Step 2: Prepare Your Property for Sale
First impressions count. A clean, well-presented property attracts more buyers and higher offers.
Key tips:
- Declutter every room
- Deep-clean carpets, bathrooms, and kitchens
- Fix minor repairs (door handles, paint, leaky taps)
- Improve kerb appeal (garden, driveway, exterior paint)
- Remove personal items for neutral staging
You may also want to get a pre-sale valuation, which helps you set realistic price expectations.
Step 3: Arrange a Property Valuation
You can arrange a valuation through:
- Local estate agents (often free)
- Online valuation tools (less accurate)
- Independent RICS surveyors (paid, highly reliable)
The valuation should consider:
- Property type and size
- Location and condition
- Local market demand
- Recent sales of similar homes
If you’re considering a quick cash sale, companies like SellTo will provide a fair valuation based on current market value and speed of sale.
Step 4: Set an Asking Price
Pricing strategy is everything. Too high, and your home could stagnate on the market. Too low, and you lose potential profit.
A strong asking price should:
- Reflect the valuation
- Account for local competition
- Leave slight room for negotiation
- Be attractive to the right buyers (e.g., first-time buyers, investors)
Remember: the asking price isn’t always the sale price. The final figure often depends on buyer offers and market movement.
Step 5: Instruct a Solicitor or Conveyancer
You’ll need a solicitor or licensed conveyancer to handle the legal transfer of property ownership.
Choose someone:
- Experienced with residential sales
- With transparent pricing
- Who communicates well
They’ll handle:
- Drafting the contract
- Performing property searches
- Managing deposit transfer
- Registering change of ownership
Starting this early avoids major delays later.
Step 6: Market the Property
If you’re selling via estate agent, they’ll handle:
- Professional photos
- Floorplans
- Property listings (e.g., on Rightmove or Zoopla)
- Marketing strategy
If you’re selling with SellTo, you won’t need to market at all—they’re your direct buyer.
Step 7: Conduct Viewings
For open market sales, expect to host multiple viewings. These may be:
- In-person
- Virtual
- Accompanied by the agent
Be flexible with timing and keep the house tidy. Highlight features and upgrades that may not be obvious (e.g., new boiler, recent insulation, underfloor heating).
Step 8: Accept an Offer
Once offers come in:
- Review the buyer’s position (e.g., chain-free, mortgage ready)
- Negotiate price and terms
- Consider timeline for completion
- Accept verbally, then confirm in writing via your solicitor
Note: accepting an offer is not legally binding until contracts are exchanged.
If you choose SellTo, you’ll receive a formal offer quickly—usually within 24–48 hours—and skip this back-and-forth entirely.
Step 9: Sales Progression and Legal Checks
This is the longest and most complex phase. Your solicitor will:
- Send a draft contract to the buyer’s solicitor
- Respond to legal enquiries
- Confirm mortgage or finance details
- Organise property surveys (if requested)
Surveys may uncover issues like damp, subsidence, or Japanese knotweed, which could affect negotiations. Being upfront with documentation (like planning permission or warranties) helps prevent this.
Step 10: Exchange of Contracts
Once everything is agreed:
- Both parties sign the contracts
- A completion date is set
- The buyer pays a 10% deposit
At this point, the sale becomes legally binding. If either party pulls out after this, financial penalties apply.
Step 11: Completion Day
On the agreed day:
- Final funds are transferred
- Legal ownership changes
- You hand over the keys
- Your mortgage is paid off
- Remaining funds go to your account
Congratulations—your home is officially sold!
Costs Involved in Selling a House
Here’s a breakdown of the typical costs:
| Cost Item | Estimated Amount |
|---|---|
| Estate agent fees (1–3%) | £2,000 – £7,500+ |
| Conveyancing/solicitor fees | £800 – £1,800 |
| EPC certificate | £60 – £120 |
| Mortgage exit fees | £100 – £300 |
| Removal costs | £300 – £1,500+ |
| Repairs / home staging | £100 – £2,000+ |
| Capital gains tax (if applicable) | Varies |
Using SellTo, you can skip estate agent fees, marketing costs, and often avoid removals altogether if you’re selling quickly.
Selling Without an Estate Agent
You can sell privately, but it means:
- No access to Rightmove/Zoopla (unless you pay)
- Organising viewings and negotiations yourself
- Handling all legal paperwork
This approach works best if:
- You already have a buyer
- You want to save on agent fees
- You’re experienced in property
For most sellers, using an agent or SellTo is simpler and more reliable.
How a Fast-Sale Company Like SellTo Simplifies the Process
Want to skip the uncertainty? SellTo makes selling quick and effortless.
Benefits:
- Guaranteed offer within days
- Cash buyers, no chains
- No agent fees, no viewings
- Legal fees often covered
- Completion in under 28 days
Perfect if you’re:
- In financial difficulty
- Facing repossession
- Selling an inherited property
- Relocating quickly
- Wanting a stress-free exit
Final Thoughts and Advice
Selling a house in the UK is a structured but complex journey. From setting the right price and managing legal requirements to dealing with surveys and negotiations, understanding how each stage works is essential for success.
Whether you’re planning to go the traditional route or work with a direct homebuyer like SellTo, being prepared, responsive, and well-advised will help you sell faster and with greater confidence.
No matter your reason for selling, you deserve a process that’s transparent, stress-free, and aligned with your goals. With this guide in hand, you’re already ahead of the curve.
