Selling a house in the UK is both an exciting and complex process that requires careful attention to detail. When interacting with potential buyers, estate agents, and solicitors, what you say—or don’t say—can significantly impact the sale. While honesty and transparency are important, certain statements or comments could deter buyers, reduce your negotiating power, or even lead to legal issues. In this guide, we’ll explore what you should avoid saying when selling your house in the UK, focusing on the legal, strategic, and emotional factors at play.
1. Why It’s Important to Watch What You Say
When selling a house, everything you communicate—both verbally and in writing—can influence the buyer’s perception of the property. In some cases, saying the wrong thing can have serious consequences, such as:
- Reducing the sale price: Negative comments or careless statements may lead buyers to lower their offers.
- Delaying the sale: Incorrect or misleading information may cause buyers to lose confidence, prolonging the sale process.
- Creating legal liabilities: Failing to disclose certain information can lead to lawsuits or complaints after the sale.
Therefore, it’s crucial to carefully manage what you say during the selling process.
2. Avoid Negative Comments About the Property
Negative comments about your own property can be particularly damaging. Potential buyers will already be looking for flaws and may use any issues you mention to negotiate a lower price or reconsider their decision to purchase.
2.1 Don’t Dwell on Problems
Even if your house has some imperfections, avoid drawing too much attention to them. Saying things like “The roof needs fixing soon” or “The plumbing is a bit outdated” can scare buyers off. While you must disclose serious issues (discussed below), focusing too much on minor imperfections can lead buyers to think the house requires more work than it actually does.
Instead, focus on what you have done to maintain or improve the house. For example:
- Rather than saying, “The windows are quite old,” you could say, “The windows have served us well, but the house stays warm and cosy in the winter.”
2.2 Don’t Mention Repairs You Haven’t Completed
It’s common for sellers to tell buyers about repairs they intend to make before the sale completes. However, this can backfire if the repairs are delayed or incomplete. Phrases like “We’ll fix that before the sale” or “We plan to redecorate this room” create expectations that may not be met.
Buyers may:
- Delay the sale, waiting for the repairs to be done before making an offer.
- Reduce their offer, factoring in the cost and hassle of completing the work themselves.
If repairs are planned, either complete them before putting the house on the market or be clear about what has already been done.
3. Avoid Discussing Personal Motivations for Selling
While it’s natural for buyers to ask why you’re selling, revealing too much personal information can weaken your negotiating position.
3.1 Don’t Say You’re Desperate to Sell
Statements like “We need to sell quickly” or “We’re relocating and need to move as soon as possible” can make buyers think you’re desperate. This may lead them to make lower offers, knowing that you may be more inclined to accept a less-than-ideal price.
Instead, keep your reason for selling neutral and vague, saying something like, “We’re ready to move on to our next home” or “We’ve outgrown this space.”
3.2 Don’t Mention Financial Pressures
Buyers may ask if there is a financial reason for your sale. Never say things like:
- “We can’t afford to keep this place anymore.”
- “We need to downsize because of financial issues.”
Disclosing financial struggles can signal to buyers that you’re in a weak position, potentially leading to lower offers. It’s always better to project confidence about the sale, even if financial pressures are part of your decision.
4. Avoid Over-Exaggerating Features
Over-selling your property or exaggerating its features can lead to disappointed buyers, and in some cases, legal consequences. It’s essential to strike a balance between highlighting the home’s best features and staying honest about what it offers.
4.1 Don’t Overpromise on Size or Space
For example, saying “There’s plenty of space for a growing family” when the house has only one or two small bedrooms can lead to disappointment during viewings. Instead, highlight the functionality of the space. You could say, “This house is ideal for a couple or small family looking for a cosy and manageable space.”
4.2 Don’t Claim Unapproved Extensions or Renovations
If you’ve made any changes to your home that haven’t been approved by the local council, avoid saying things like, “We added this extension last year,” or “We’ve turned the loft into another bedroom.” In the UK, certain home improvements require planning permission or building regulation approval, and failing to secure the necessary paperwork can lead to legal issues.
Buyers may ask to see documentation proving that any work was done legally. If you can’t provide this, it could cause the sale to fall through or force you to negotiate a lower price.
4.3 Avoid Vague Statements About Potential
Phrases like “This house has loads of potential” or “You could easily add another room here” can mislead buyers if the work isn’t actually feasible or would require extensive planning permission. Be cautious with claims about the property’s future possibilities, as this can create unrealistic expectations.
5. Don’t Discuss the Local Area’s Negatives
Buyers often ask about the neighbourhood to get a sense of the local amenities, schools, transport links, and safety. It’s essential to highlight the positives and avoid discussing anything that might turn them off the area.
5.1 Don’t Mention Noisy Neighbours
Even if your neighbours can be noisy or inconsiderate, avoid saying anything negative about them. Statements like “Our neighbours are a bit loud at times” or “The people next door have lots of parties” could make buyers worry about their quality of life in the area.
5.2 Don’t Talk About Traffic or Noise Pollution
Saying things like “The road can be a bit busy during rush hour” or “It’s quite noisy with the train station nearby” may deter buyers who are looking for a quiet area. Instead, highlight the convenience of the transport links, mentioning how accessible the area is for commuting.
If the location does have issues with noise, it’s best to let buyers discover this for themselves rather than bringing it up during viewings.
6. Avoid Revealing Your Bottom-Line Price
When negotiating the sale of your home, discussing your lowest acceptable price is a critical mistake that can reduce your chances of getting the best possible deal.
6.1 Don’t Say “I’ll Take X Amount”
Buyers will often ask about your ideal sale price, but never say anything like, “We’ll accept £X if you offer now,” or “We’d be happy with £X.” Even if you would accept a lower price, giving away your bottom line eliminates the possibility of negotiating for a higher offer.
Let your estate agent handle the negotiations. They have experience securing the best possible price and know how to handle buyer inquiries without revealing too much information.
6.2 Don’t Mention Offers You Would Reject
Similarly, avoid saying, “We wouldn’t accept less than £X.” Buyers may take this as a challenge to offer just below that threshold, knowing that they are close to your minimum. Even if you have a minimum in mind, keep this information private.
7. Legal Disclosures: What You Must Reveal
While there are many things you should avoid saying when selling your house, it’s equally important to remember that certain legal disclosures must be made to buyers in the UK. Failure to disclose critical information can lead to legal action after the sale.
7.1 Disclose Material Facts
You are legally required to disclose any material facts that could affect the buyer’s decision to purchase the property. This includes:
- Structural issues, such as subsidence or damp.
- Boundary disputes with neighbours.
- Any work done without the necessary planning permissions or building regulations.
Failure to disclose this information can lead to lawsuits or claims of misrepresentation after the sale.
7.2 Disclose Neighbour Disputes
If you’ve had any formal disputes with neighbours, you must disclose this to potential buyers. The Property Information Form (TA6), which is part of the conveyancing process, specifically asks about disputes and complaints. If you fail to disclose a dispute and it comes to light later, the buyer may sue for compensation.
7.3 Be Honest About Flood Risks or Environmental Issues
If your property is in an area prone to flooding or if it has been affected by environmental issues (such as contamination or subsidence), you must disclose this information to the buyer. These details will often emerge during searches or surveys, so it’s best to be upfront from the start.
8. Emotional or Personal Remarks to Avoid
Selling a house is often an emotional experience, especially if you’ve lived there for many years or raised a family in the home. However, it’s essential to keep emotions in check during the sales process.
8.1 Avoid Saying “We’ll Miss This Place”
While it’s tempting to wax nostalgic about your memories in the house, this can give buyers the impression that you’re not ready to let go of the property. Comments like “We’re going to miss this place” or “It’s been such a great family home” might make buyers question whether you’re serious about selling.
8.2 Don’t Get Offended by Offers or Feedback
During the selling process, you may receive offers below your asking price or feedback that seems overly critical. Avoid taking this personally or making emotional comments like “That offer is insulting” or “I can’t believe they said that about the kitchen.”
It’s important to stay professional and keep in mind that selling a house is a business transaction. Let your estate agent handle any difficult conversations.
Conclusion
Selling a house in the UK requires a delicate balance between transparency and discretion. While it’s important to be honest about the property’s condition and any legal obligations, there are several things you should avoid saying to ensure a smooth and successful sale. From steering clear of negative comments and personal motivations to protecting your negotiating position, careful communication is key.
By working closely with an experienced estate agent and solicitor, and staying mindful of what you say, you can maximise your chances of securing a favourable sale price and avoiding common pitfalls.
