By SellTo – The Fast, Professional Property Buyers
Introduction: A Complete, Updated Guide to Selling Your House in the UK
Selling your house can feel overwhelming—especially if it’s your first time navigating the UK property market or if you’re under pressure to sell quickly. From valuations and estate agents to solicitors and surveys, the process involves many moving parts. And with economic shifts, fluctuating mortgage rates, and buyer behaviour evolving in 2026, understanding the step-by-step process of selling your house is more important than ever.
This extensive guide is designed to help homeowners at any stage of the journey. Whether you’re downsizing, relocating, selling an inherited home, avoiding repossession, or simply moving on, this article gives you a clear, easy-to-follow roadmap.
We’ll cover every aspect of selling—from the decision to move, right through to handing over the keys on completion day. No jargon. No fluff. Just expert, in-depth, reliable advice from the home-selling specialists at SellTo.
Step 1: Decide Why You’re Selling
The first—and most important—step is understanding your motivation. This determines your timeline, expectations, and the best strategy.
Common Reasons to Sell:
- Upsizing or downsizing
- Divorce or separation
- Financial hardship or debt
- Inheriting a property
- Relocation for work or family
- Avoiding repossession
- Wanting to release equity quickly
If you’re in a hurry, dealing with stress, or want to avoid the delays of a traditional estate agency route, SellTo can offer you a fast, secure, chain-free sale with zero fees.
Step 2: Understand Your Property’s Value
Before listing your property, you need to know what it’s realistically worth. Overpricing leads to delays. Underpricing means lost money.
How to Estimate Value:
- Use comparable sold properties in your area
- Consider your home’s condition, location, and size
- Factor in upgrades or extensions
- Request a professional valuation or a free cash offer from SellTo
Knowing your home’s true value helps you plan the next steps, such as whether to renovate, accept lower offers, or sell quickly for cash.
Step 3: Choose the Right Selling Method
There’s no one-size-fits-all way to sell a home. Your best method depends on how quickly you need to sell, how much effort you can invest, and your risk tolerance.
1. Traditional Estate Agent
- Marketed to the public
- Multiple viewings and offers
- Agents charge fees (usually 0.75%–3%)
- Can take months to sell
- Prone to fall-throughs and delays
2. Private Sale (FSBO)
- Sell directly to a buyer
- No agent fees, but more legwork
- Best for experienced sellers
3. SellTo (Cash House Buyer)
- Fast, guaranteed offer
- No fees or delays
- Sale completed in as little as 7–14 days
- No repairs, surveys, or open market stress
In 2026, more homeowners are turning to cash buyers like SellTo for certainty and speed, especially during economic instability.
Step 4: Prepare Your Home for Sale
Presentation is key. Whether you’re listing online or accepting viewings, your home needs to make a strong impression.
Tips to Boost Buyer Appeal:
- Declutter every room and remove personal items
- Deep clean kitchens, bathrooms, floors, and carpets
- Repaint walls in neutral tones
- Repair obvious issues like cracks, broken tiles, or leaking taps
- Tidy the garden and improve kerb appeal
- Fix lighting and let in natural sunlight
If you’re selling to SellTo, no need to clean or repair anything. We buy homes in any condition.
Step 5: Gather the Required Documents
Start collecting your documents early to avoid delays later in the process.
Documents You’ll Need:
- ID (Passport, driving licence)
- Proof of address
- Title deeds or land registry confirmation
- Energy Performance Certificate (EPC)
- Property Information Form (TA6)
- Fixtures and Fittings Form (TA10)
- Leasehold documents (if applicable)
- Building certificates for alterations/extensions
- Mortgage details
- Warranties and guarantees (windows, boiler, etc.)
Having everything ready speeds up the legal work significantly.
Step 6: Instruct a Solicitor or Conveyancer
A solicitor handles the legal side of selling your home, known as conveyancing. You should choose someone early in the process.
What They Do:
- Review and manage contracts
- Handle communications with the buyer’s solicitor
- Transfer legal ownership of your property
- Manage mortgage repayments and deposit transfers
SellTo has in-house legal teams and can cover solicitor fees for sellers who work with us—one less thing to worry about.
Step 7: List the Property and Begin Marketing
If you’re using an estate agent or selling privately, this is where your home hits the market.
Marketing Checklist:
- Professional photos and floorplans
- Clear, keyword-rich property descriptions
- Social media promotion (optional)
- Host open house events or book viewings
But if you’re using SellTo, this step is completely skipped. You’ll receive a fast, fair offer without marketing, photos, or public listings.
Step 8: Host Viewings and Respond to Interest
Viewings are your chance to win over buyers and showcase your property’s strengths.
Tips for Hosting Viewings:
- Be flexible with timings
- Light candles or use air fresheners
- Turn on lights in darker rooms
- Hide valuables and secure pets
- Let the agent or buyer walk around freely
This step is optional when working with SellTo, since there are no viewings or strangers walking through your home.
Step 9: Receive Offers and Negotiate
Once interest builds, offers begin to roll in. You’ll need to evaluate which offer works best for your timeline, price expectations, and risk.
Offer Considerations:
- Is the buyer chain-free?
- Is their offer above or below asking price?
- Are they paying cash or using a mortgage?
- How soon can they complete?
Cash buyers like SellTo are chain-free and ready to complete quickly. No waiting. No uncertainty.
Step 10: Accept an Offer
Accepting an offer is a major milestone, but it’s not legally binding until you exchange contracts.
What Happens Next:
- You instruct your solicitor to begin conveyancing
- The buyer’s solicitor conducts searches
- Surveys are booked
- Mortgage applications are finalised (if applicable)
Working with SellTo means this step happens rapidly. No need to wait for mortgage approvals or lengthy property chains.
Step 11: Legal Work and Searches Begin (Conveyancing Phase)
The buyer’s solicitor will now begin property searches (local authority, drainage, environmental), and raise enquiries about the property.
You’ll need to:
- Respond to queries promptly
- Provide any missing documents
- Negotiate repairs or price drops if issues arise
Traditional conveyancing takes 8–12 weeks, but with SellTo, this can be fast-tracked to under two weeks.
Step 12: Property Survey and Valuation
Most buyers, especially mortgage-backed ones, will conduct a survey. They may renegotiate if problems are uncovered.
SellTo rarely requires surveys and often buys problem properties (subsidence, fire damage, flood risk, etc.) without hesitation.
Step 13: Exchange Contracts
Once everything is in order and both sides agree on the sale, contracts are signed and exchanged.
At this point:
- The deal becomes legally binding
- The completion date is confirmed
- The buyer pays a deposit (usually 10%)
Pulling out now can result in financial penalties. With SellTo, we proceed with confidence, transparency, and commitment from the beginning.
Step 14: Completion Day – Hand Over the Keys
On completion day, the sale is final. You’ll receive the funds, and the buyer receives the keys.
What Happens:
- Remaining mortgage is paid off by your solicitor
- Solicitor deducts fees and sends you the net amount
- Estate agent is paid (if applicable)
- Legal ownership transfers officially
With SellTo, completion is fast, secure, and straightforward, often within 7–14 days.
Step 15: Celebrate or Move On
Congratulations! You’ve successfully sold your house. Now you can move on, clear debts, downsize, or invest elsewhere—whatever your next chapter looks like.
If you used SellTo, chances are the process was smooth, fast, and stress-free compared to the open market.
Why Homeowners Choose SellTo
In a property market full of uncertainties, SellTo offers peace of mind and speed.
Benefits of Selling to SellTo:
- Fast, chain-free sales
- Completion in 7–21 days
- Zero fees or commissions
- We buy in any condition
- Professional, confidential service
- No marketing or viewings needed
- We cover legal costs
From inherited homes to repossession threats, from downsizing to relocation—SellTo provides real solutions.
FAQs: Step-by-Step Selling Questions Answered
Can I sell with a mortgage still on the property?
Yes. Your solicitor will use the sale proceeds to pay off the outstanding balance.
What happens if the buyer pulls out?
Before contracts are exchanged, this can happen. That’s why cash buyers like SellTo are popular—no risk of fall-through.
Do I need to pay Capital Gains Tax?
If it’s your main home, no. If it’s a second property, yes—speak to a tax advisor.
What if I need to sell quickly due to financial stress?
SellTo can help avoid repossession, debt, and court orders by offering fast solutions with zero fees.
Final Thoughts: The Smart Way to Sell Your Home
Selling a house in the UK isn’t as simple as sticking a For Sale sign in the garden. It’s a detailed, legal, emotional and financial journey. But with the right strategy—and the right partner—it doesn’t have to be stressful or slow.
SellTo exists to make selling your house easy, fast, and fair. Whether you need to move quickly, avoid estate agent hassle, or just want certainty in uncertain times, we’re here to guide you through every step.
Ready to sell? Take control of your house sale. Choose simplicity. Choose SellTo.
