How to sell your house

Esther Shaw takes you through what you need to know to find a buyer and get the best price when you sell your home with her comprehensive guide

Selling your home is a major financial decision and can feel especially daunting if you’re taking this step for the first time.

In fact, if you are trying to both sell and buy, the whole process can be extremely stressful due to the various moving parts; there’s a risk you end up in a chain that can often slow things down. 

The good news is, you’re in the right place for practical and financially savvy advice for selling your home. 

We are here to help you navigate your way through – from working out when to sell, choosing the right estate agent and preparing your home – right through to exchange and completion. 

We’re also going to provide you with timelines, cost breakdowns, plus lots of tips to save time and money. 

Read on for our guide on how to sell your home quickly.

Some articles on the site contain affiliate links, which provide a small commission to help fund our work. However, they won’t affect the price you pay or our editorial independence. Read more here.

Step 1: Decide if it’s the right time to sell

Sellers have had a tough few years due to the turbulent housing market, but things are off to a steadier start in 2026, with Nationwide’s latest index showing prices rise 0.3% in February – and that annual house price growth remained unchanged at 1% – suggesting confidence is returning. 

Elsewhere, Propertymark member agents are reporting a near 25% increase in the number of viewings per available property compared to 12 months ago, demonstrating that buyer interest is clearly present.

At the same time, there is speculation that cooling inflation (easing back to 3% in February) could pave the way for further base rate cuts later this year. If borrowing costs do ease, we could see buyer demand strengthen, helping sellers get more competitive offers. 

If you are keen to go ahead, spring is traditionally the busiest time to sell. More buyers are actively searching, which can boost interest in your home. Leave it to the summer, and activity could dip as people go away on holiday. 

But timing isn’t just about indices, headlines and calendar dates. You also need to consider things such as your personal finances, whether you can afford key selling costs (such as estate agent fees and conveyancing fees), and what mortgage deals might be available to you (if you plan on buying as well as selling). In addition, you need to think about job security and your wider life plans. It’s important to weigh up whether selling is definitely the right decision– or whether renovating or remortgaging – would be more beneficial.

Step 2: Understand the costs of selling a property

When it comes to selling your home, you can’t just focus on the price you might get. You need to factor in all the costs you’ll have to stump up for as part of the selling process.

Item / Rough idea of cost

• Estate agent fees – 1-3% of the sale price (plus VAT)
• Conveyancing fees – £800-£1,500 (plus VAT and disbursements, more below)
• Energy Performance Certificate (EPC) – £60-£120
• Mortgage exit fee – £50-£300 (plus any ‘early repayment charge’)
• Removal costs – £300-£1,500 (depending on distance and amount of stuff that needs to be moved)

Five tips to help keep a lid on costs

1. Use a conveyancer rather than a solicitor
2. Negotiate on estate agent fees as there’s usually some flexibility
3. For bigger savings, consider using an online estate agent
4. Avoid peak moving dates when removal firms can often charge higher rates (Monday-Thursday can be cheaper than Fridays and weekends)
5. Declutter your home in advance of move day to reduce both removal and storage costs

Step 3: Check your current mortgage

If you’re buying another home (at the same time as selling), you might want to see whether your lender allows you to ‘port’ your existing mortgage; this essentially means you take it with you.

If you can’t, your mortgage will need to be repaid in full on completion, but you’ll need to watch out for any ‘early repayment charges.’ (These can often be between 1% and 5% of the remainder of your mortgage – making things very costly).

On a brighter note, with mortgage rates stabilising as we move further into 2026, if you do need to take out a new deal, you may be able to find a low mortgage rate. Many lenders have trimmed fixed-rates and you may be able  to lock in below 4%. A mortgage broker can help you find the right deal for your circumstances. We’ve partnered with broker, Tembo, to help you find the best rate.

Step 4: Prepare finances for your next move

As you’re going through the selling process, you need to think carefully about what comes next. 

Depending on whether you’re planning on buying again, or renting – or moving in with family or a partner – each has different financial implications.

• If you’re going to buy, you need to check you have enough in savings for the deposit, as well as stamp duty and legal fees. Then you’ll need to think about a mortgage. It’s worth playing around on our mortgage calculator to see what effect different rates have on payments 
• If you’re going to rent, you’ll need sufficient funds for a deposit, along with upfront rent and moving costs

Another important consideration is the potential for any ‘overlap costs’ if, for example, you end up needing to rent until your property is sold, to stop a property chain collapsing. This could mean having to find the funds to cover rent on top of your mortgage and could put a strain on your finances.

Step 5: Value your current home

When selling your home, it’s important to arrive at a realistic selling price. 

As a starting point, it’s a good idea to check out property portals to find comparable homes. The key is to see how much properties which are similar in style and condition have actually sold for. 

An online valuation can be another useful way to get a ball-park figure. 

Armed with this information, you should then seek out the opinion of at least three experienced estate agents. Get them to value your home – and ask them to show you how they arrived at their suggested price, including sold prices locally. 

Take care to balance agent optimism with market pricing realism. Make your choice based on sales success and services offered. There’s no point having your property on the market at an over-inflated price if no-one comes to view it. 

Step 6: Choose the right estate agent, or go DIY

Before signing up to any firm, take the time to compare costs and services offered by high street estate agents, DIY agents – and hybrid models. 

As a guide, traditional high street agents typically charge between 1% and 3% of the sale price (plus VAT). They offer local expertise and will take charge of viewings but can be expensive. Some offer ‘no sale, no fee’ – but watch out for tie-in periods which could be eight weeks (and often more). 

With an online agent, you will often pay a flat fixed fee upfront (of between £300 and £1,500), though you will have to do a lot of the legwork yourself, including showing buyers around your home.  

Hybrid agents will be cheaper than traditional agents (often charge around 0.5% to 1.5%) and offer some local support. The key is to weigh up the pros and cons.

It’s always worth trying to haggle; don’t be afraid or asking for a reduced percentage or fee.

Step 7: Get an Energy Performance Certificate (EPC)

An EPC is a document which gives a property an ‘energy efficiency’ rating between A and G. It is a legal requirement before you market a property.

Certificates last for 10 years, so check whether an existing one is still valid before organising a new one. Expect to pay between £60 and £120. For more information on finding a qualified assessor to arrange one for you, head here. There is a different process if you want to find a qualified assessor in Scotland, find out more here.

Step 8: Get your home ready for sale

Before rushing into anything, step back and ensure you’re taking a ‘budget’ mindset, as opposed to fixating on ‘return on investment.’

When preparing to sell your home, it might be more beneficial to fix structural issues that you’ve been meaning to get fixed for ages (such as cracked plaster and loose roof tiles) rather than making sure every room is nicely painted.

After all, it’s quite likely the news owners will repaint and put their own stamp on the property. Focus on low-cost improvements that can add value, such as decluttering the property and tidying the garden. 

Step 9: Put your property on the market and take viewings

When working out how to sell your home quickly, setting the right asking price is crucial. 

Use market comparisons and guidance from a handful of estate agents to help you reach a realistic figure. 

Don’t just plump for the highest valuation. Overpricing can put buyers off and leave your home lingering on the market which may ultimately force you into reducing the price. 

Make sure your online listing includes strong photos showcasing its best features, a clear floor plan, and key details, such as the council tax band and the EPC rating. Ensure the description is engaging.

When it comes to viewings, decide whether you want these to be handled by your agent – or whether you’d rather do these yourself. Either way, be sure to keep your home clean, tidy and free of clutter. 

Take the time to track buyer feedback. This will help you work out if there are steps you can take to improve your home’s appeal.

Step 10: Accept the best offer, not necessarily the highest

Take care not to fixate on price alone: you need to choose the buyer that is right for you. 

Before accepting an offer, consider the buyer’s position, including whether they’ve got a mortgage approved, and whether they’re in a chain. It may make sense to accept a slightly lower offer from a first-time buyer or someone paying cash, as this can make the whole process move a lot quicker. 

Remember you can try and ‘nudge’ an offer upwards by negotiating on all sorts of things including price, fixtures or timelines to reach a workable deal. 

Step 11: Choose a solicitor or conveyancer

When selling a property, you will need someone to do the conveyancing. This is the process where the legal contract gets drawn up to transfer home ownership from the seller to the buyer. It is usually carried out by a solicitor or licensed conveyancer. 

A solicitor is fully qualified and trained across multiple areas of law whereas a conveyancer specialises in property transactions – and may offer a cheaper service. 

Expect to pay between £800 and £1,500 plus VAT and disbursements; these are the fees that cover any additional costs that the solicitor will have to pay in order to source vital information, such as local authority searches, property fraud check and bank transfer fees.

The key is to find someone with a strong track record of completing sales efficiently. Ask family, friends and colleagues for recommendations. Read reviews online and check if they are regulated by the Solicitors Regulation Authority or Council for Licensed Conveyancers. 

Compare itemised quotes, as opposed to headline fees. Ask upfront about expected timescales.

Step 12: Exchange contracts

As a guide, it can take between two and 10 weeks to get to the point where survey reports have been reviewed, local searches have been carried out, outstanding questions answered, and the legal work finalised. Be warned, there can be delays – and especially if you’re in a chain. 

Once you do eventually get to ‘exchange,’ this is the point at which the house sale – or house purchase – is legally binding. 

The buyer will pay the deposit to the solicitor (usually 10% of the property value).

This is a key stage, as if the purchase backs out after exchange, they will lose their deposit and have to pay associated costs. At exchange, a completion date will be set.

Step 13: Completion and moving out

Once you’ve exchanged, you typically complete one week later.

On completion day, money is transferred from the buyer to the seller, usually from the mortgage lender. 

The legal documents required to transfer ownership are handed to the buyer. 

To ensure a smooth moving day, clean the property you are leaving and take final meter readings. Pack an ‘essentials’ box or bag so you can easily put your hands on tea, coffee, mugs and a kettle when you get to your new home. Then all that is left is to hand over your keys to the buyer. 

Taking the first steps to selling your home

From offer to completion, the selling process typically takes 12–16 weeks. Pre-contract work may take two weeks, mortgage approval around four, and the draft contract stage, between two and 10 weeks. There is then usually a week between exchange and completion. That said, delays are common, and the whole process can often take a lot longer. Before deciding to list your home for sale, you need to take a close look at the numbers.

Paying out for estate agent fees, conveyancing fees, removal costs, any mortgage charges can leave a big dent in your finances. You need to make sure the numbers add up, and that you’re financially prepared for all the upfront costs. Make use of our comparison calculators to help you sense-check affordability.

Important

*Your home may be repossessed if you do not keep up repayments on your mortgage. Be Clever With Your Cash may receive a payment from Tembo Money if you complete a mortgage through the link provided. This will not affect the amount you pay for the service.

This broker fee discount of up to £499 is applicable for standard mortgages and remortgages only, more complex cases including guarantor, buy-to-let, adverse credit, and equity transfer may be liable for a fee. The fee you are required to pay will be clearly outlined by your adviser prior to an application being submitted on your behalf. The offer does not cover any other potential fees that may arise during the mortgage process.

Tembo Money Limited (12631312) is a company registered in England and Wales with its registered office at 18 Crucifix Lane, London, SE1 3JW. Tembo is authorised and regulated by the Financial Conduct Authority under the registration number 952652. Tembo Money was awarded Best Mortgage Broker at the British bank awards in 2022, 2023, 2024 and 2025. Rates are not guaranteed and may change by the time you come to apply. Eligibility criteria may vary by lender.

Our calculator is only an estimate of how much you are able to borrow and does not constitute mortgage advice