Journey
Selling a home
Prepare, list, accept an offer and complete with fewer surprises.
A good sale depends on realistic pricing, complete documentation and a clear view of the net proceeds—not just choosing the highest valuation.
Common questions, answered
What does selling cost?
Include estate-agent commission with VAT terms, legal fees, mortgage exit charges where applicable, certificates, leasehold fees, repairs and removals.
How do I choose an estate agent?
Ask agents for evidence of comparable sales, their marketing plans, contract length, sole-agency provisions, withdrawal charges and whether the fee includes VAT.
What paperwork do I need?
Gather proof of ownership, building work permissions, warranties, leasehold records and a valid EPC where required. Missing documentation frequently slows enquiries.
How long does a sale take?
Timelines depend on the chain, finance, legal enquiries and survey issues. Use a provisional schedule until contracts and completion arrangements are confirmed.
Free calculators
Adjust the inputs to your situation. These are planning estimates, not offers or personalised advice.
How to approach selling a home
Step 1
Prepare your legal paperwork before the listing
Collect title details, planning and building control approvals, warranties, electrical or gas information, lease documentation and EPC information where applicable. If you know of a dispute or alteration, raise it early with your conveyancer rather than waiting for the buyer's formal enquiries.
Step 2
Compare the actual agency contract
Check the fee trigger, sole-agency or sole-selling-rights clauses, termination notice, VAT and marketing commitments. A higher suggested sale price is not the same as a higher realised proceeds figure. Ask for evidenced sold comparables, not just active listings.
Step 3
Manage offers by certainty as well as price
A buyer with a strong funding position and a short chain may provide a different risk profile from a higher offer with unresolved conditions. Ask the estate agent and conveyancer what has been verified. Continue preparing documents after agreeing the sale.
Step 4
Calculate what you actually keep
Begin with expected proceeds, deduct mortgage redemption, agency costs, legal costs and other obligations, then allow for moving or onward-purchase costs. Ask the lender for any early repayment or porting charges and check potential tax treatment in unusual circumstances.
Detailed step-by-step guides
Cost of Selling a House: What to Budget For
A seller's cost checklist covering estate-agent agreements, legal fees, EPCs, mortgage charges and moving.
Read guideHow to Sell a House in England and Wales: Step-by-Step
A complete seller's journey from mortgage balance and valuation to estate-agent terms, conveyancing, exchange and completion.
Read guidePreparing Your House for Sale: Practical Checklist
Which improvements, cleaning, documentation and photographs to prioritise before marketing a UK home—and when not to overspend.
Read guideEstate Agent Fees Explained: Contracts, VAT and Hidden Costs
Understand estate-agent pricing and the clauses that affect what you pay when selling a home in England and Wales.
Read guideHow Long Does It Take to Sell a House? UK Timelines and Delays
Understand the main stages of a sale, why chains and conveyancing cause delays, and how to build a realistic moving plan.
Read guideCheck the official guidance
UK rules vary by nation and circumstance. Sources reviewed 17 October 2026.