Before you list: preparation (weeks 1-4)
Start with a realistic valuation — get at least three estimates from local agents plus an online AVM (automated valuation model) for comparison. Commission an EPC certificate if yours has expired (legally required before marketing, costs £60-£120). Instruct a solicitor or licensed conveyancer early — they can prepare your title pack while you're marketing, saving weeks later. Declutter, deep clean, and fix any obvious defects (dripping taps, cracked tiles, scuffed paintwork). First impressions drive offers.
Getting your solicitor instructed before you list can save 2-3 weeks on the overall timeline. They can prepare searches and title information in parallel with marketing.
Choosing your selling route
You have several options: traditional high street agent (1-1.5% + VAT, full service), online agent (fixed fee £999-£1,499, less hand-holding), auction (28-day completion guarantee, buyer pays premium), or platforms like open for offer where you can test demand before committing. Consider your timeline, budget, and how much support you need. There's no single best option — it depends on your property, location, and circumstances.
Marketing your property (weeks 2-6)
Professional photography is non-negotiable — properties with professional photos sell 32% faster and for higher prices. Write an honest, compelling description highlighting genuine benefits (not 'deceptively spacious'). Ensure your listing appears on major portals and consider a 'coming soon' period to build anticipation. A floor plan is expected by 85% of buyers. If your property has a garden, outdoor photos in good light make a measurable difference.
Properties with floor plans receive 30% more enquiries than those without. Professional photography increases sale prices by an average of 1.7%.
Viewings and offers (weeks 4-10)
Keep the property clean and presentable at all times — you never know when a viewing will be requested. Open all curtains, turn on lights, and ensure the property smells fresh (not artificially fragranced). When offers come in, don't just look at the price — consider the buyer's position: are they chain-free? Do they have a mortgage offer? First-time buyers can often complete faster. Always respond to offers promptly, even if declining.
Accepting an offer and conveyancing (weeks 8-20)
Once you accept, the legal process begins. Your solicitor will draft the contract, respond to buyer's enquiries, and handle searches. The buyer will arrange a survey and mortgage valuation. Be prepared for renegotiation — buyers sometimes reduce their offer after survey findings. This is normal, not aggressive. The average time from acceptance to exchange is 12-16 weeks. Stay responsive to solicitor queries to avoid delays.
The number one cause of delayed completions is slow responses to solicitor enquiries. Set aside 30 minutes each day to handle any queries that come in.
Exchange and completion (weeks 18-24)
Exchange of contracts is the point of no return — both parties are legally committed. A deposit (usually 10%) changes hands. Completion typically follows 1-4 weeks later, though simultaneous exchange and completion is increasingly common. On completion day, transfer keys via the agent, ensure all meters are read, cancel or redirect utilities, and redirect your post via Royal Mail (£33.99 for 3 months).
After the sale
File your capital gains tax return if applicable (you have 60 days from completion for UK residential property). Notify your mortgage lender, insurance company, council tax office, DVLA, GP, dentist, and HMRC of your new address. Keep copies of all sale documents — you may need them for tax purposes for up to 6 years.