Guides for selling your home
Straight answers for homeowners in England and Wales, whatever's behind the sale. Every guide is checked against official sources, and tells you when a cash buyer like us isn't the right choice.
Free calculators
House sale proceeds calculator
What you walk away with from a house sale is the sale price minus the mortgage you still owe, any early repayment charge, the estate agent's fee (plus VAT), your solicitor's fees and other costs such as removals. Enter your own figures below to see the total.
Estate agent fee calculator
Most estate agents charge a percentage of the sale price, plus VAT at 20%. A fee of 1.2% plus VAT on a £250,000 sale is £3,000 plus £600 VAT, so £3,600 in total. Enter your price and the agent's rate below to see your fee, and what 1%, 1.5%, 2% and 3% plus VAT would cost at the same price.
Empty house costs calculator
An empty house still costs its mortgage, council tax (with a possible empty homes premium once it's been empty for a year), gas, electric and water, insurance that covers an unoccupied home, and upkeep. Enter your figures below to see the monthly cost and the total over the months it takes to sell, then check which exemptions could cut it.
Cash offer vs estate agent calculator
A cash offer is usually below market value, but it has no agent fee and completes sooner, so you pay fewer months of bills. This calculator takes each route's price, subtracts its fees and the cost of keeping the house until completion, and shows which leaves you more. For many homes in good condition, the estate agent route wins.
Capital Gains Tax calculator for property
For the 2026 to 2027 tax year, Capital Gains Tax on a property that was never your main home is 18% on the part of the gain that fits in your unused basic rate band and 24% on the rest, after a £3,000 tax-free allowance. UK residents usually have to report and pay within 60 days of completion. Enter your figures below for an estimate.
Selling fast
How to sell your house fast
The quickest ways to sell a house in England and Wales are pricing it to sell through an estate agent and choosing a chain-free buyer, a traditional auction (which usually completes about 20 working days after the hammer falls), or a cash house buyer. GOV.UK says an ordinary sale takes about 5 months on average. The faster routes usually mean accepting a lower price.
How long does it take to sell a house?
GOV.UK says selling a home in England or Wales takes about 5 months on average, and longer in a chain. Finding a buyer can take anything from days to months, and the government's 2026 roadmap says a purchase then takes around 120 days on average to complete. Chains, buyers' mortgages, searches, leasehold packs and probate cause most of the delays.
What is a cash house buyer?
A cash house buyer is a company or investor that buys homes directly from owners using money it already has, so there's no mortgage or chain to wait for. Sales can complete in weeks, and many buy homes as they are and cover legal fees. The trade-off is price: offers are usually below market value, because the buyer has to cover its costs and make a profit when it resells or lets the home.
How to check a cash house buyer before you sell
Before selling to a cash house buyer, check who will actually buy your home and how they'll pay: ask for proof of funds, look the company up on the official register, check whether it belongs to The Property Ombudsman or the NAPB, and get independent legal advice. Walk away from upfront fees, long lock-in agreements, pressure to sign, or a big price cut late on without written reasons.
Below market value explained
Below market value (BMV) means a price lower than a home would be expected to fetch on the open market, given proper marketing and a reasonable amount of time. Cash and quick-sale buyers usually offer below market value because they take on costs and risk and need to make a profit. Whether a BMV offer is fair for you depends on what you'd actually keep from each route, and how soon you need the money.
Cash buyer vs estate agent vs auction: which suits you?
An estate agent usually gets the highest price but takes longest (about 5 months on average, says GOV.UK), and sales can fall through until contracts are exchanged. A traditional auction is binding when the hammer falls and usually completes about 20 working days later, but there are fees and the price depends on the bidding. A cash buyer is usually quickest and simplest, but pays below market value.
Selling a house at auction: how it works, what it costs and the risks
At a traditional auction in England and Wales, contracts are exchanged when the hammer falls and completion usually follows four to six weeks later. In a conditional (modern method) auction, the winning bidder usually has about four weeks to exchange. You pay the auctioneer's fees, the price depends on the bidding, and a home in good condition often sells for more through an estate agent.
How to sell a house without an estate agent
You can sell a house in England or Wales without an estate agent by selling privately, using an online or hybrid agent, going to auction or selling to a cash buyer. Selling privately saves the agent's fee, but you'll need an EPC before you market the home, and you'll handle pricing, viewings, offers and chasing the sale yourself. Most sellers still use a solicitor or conveyancer for the legal work.
How to get a house valuation
You can get a house valuation in three ways: free market appraisals from estate agents, a paid formal valuation from a qualified valuer such as a RICS member, or your own research using HM Land Registry sold prices and online estimates. For a sale, check sold prices first, then compare two or three agent valuations and their evidence. Formal valuations are mainly needed for probate, divorce, tax or disputes.
House not selling? Why it happens and what to do next
When a house isn't selling, the cause is usually the asking price, the photos and listing, how it shows on viewings, the agent, or a problem with the property that puts buyers or lenders off. GOV.UK says selling takes about 5 months on average. If you're getting few viewings, or viewings but no offers, review the price against recent sold prices first, then the marketing, and consider another route if that fails.
What happens if a house sale falls through?
In England and Wales, a house sale isn't legally binding until contracts are exchanged. If it falls through before then, either side can walk away without paying compensation, and each pays their own costs so far. After exchange, a buyer who pulls out is in breach of contract, usually loses their deposit and can be sued for your losses. The government says around one in three sales fall through.
Part exchange explained: how it works and whether it's worth it
Part exchange is when a housebuilder buys your current home as part of the deal when you buy one of its new-build homes, so you don't need to find a buyer or join a chain. Offers are based on market valuations, but developers can make deductions, so you'll usually get less than on the open market. Schemes only cover certain homes and buyers, and Stamp Duty is charged on the new home's full value.
Your situation
Selling an inherited house: a step-by-step guide
To sell an inherited house in England or Wales, the executor (or administrator if there's no will) needs a grant of probate before the sale can go through, and GOV.UK advises not putting the house on the market until then. Inheritance Tax is due by the end of the sixth month after the death, and Capital Gains Tax may be due on any rise in value since the death.
Selling a house in probate: a guide for executors
Executors in England and Wales can value, market and agree the sale of a house in probate before the grant of probate is issued, but they can't exchange contracts or complete until it arrives. GOV.UK says the grant usually comes within 12 weeks of applying. Executors must act in the estate's interests, so keep valuations on file and keep the beneficiaries informed.
Selling a parent's house to pay for care
In England, a parent's home only counts towards care costs if they move permanently into a care home, and even then it's ignored for the first 12 weeks, or for as long as a partner or a relative aged 60 or over still lives there. A deferred payment agreement can put off a sale. To sell for a parent who can't make the decision, you need a registered lasting power of attorney or a court-appointed deputy.
Selling a house during a divorce or separation
During a divorce in England or Wales, the main options for the family home are to sell and split the money, for one of you to buy the other out, or to delay a sale, often until the children are older. If you agree, a solicitor can turn the agreement into a consent order (court fee £62). If you can't agree, a court can make a financial order, which can include an order to sell.
Selling a jointly owned house
To sell a jointly owned house in England or Wales, every legal owner normally has to agree and sign. If one owner won't sell, the options are to talk it through, use mediation, buy them out, or ask a court for an order for sale under the Trusts of Land and Appointment of Trustees Act 1996 (TOLATA). Married couples and civil partners usually settle the home through the divorce instead.
Selling a house with tenants in England and Wales
In England, section 21 no-fault notices ended for private tenancies on 1 May 2026. A landlord who wants to sell with the house empty now uses ground 1A, with at least 4 months' notice, and usually can't use it in a tenancy's first 12 months. In Wales, a landlord's notice under a periodic standard contract is at least 6 months. Or you can sell with the tenants still living there.
Selling a rental property: a guide for landlords
When you sell a rental property in England or Wales, Capital Gains Tax is usually due on the gain at 18% or 24% for the 2026 to 2027 tax year, after costs and a £3,000 allowance, and must be reported and paid within 60 days of completion. You can sell with tenants in place to an investor, or end the tenancy lawfully first, which in England now means ground 1A and at least 4 months' notice.
Selling a house with mortgage arrears
You can sell a house with mortgage arrears: the mortgage and the arrears are paid off from the sale money on completion. But selling isn't the only option. Speak to your lender and a free debt adviser first, because there may be a way to keep your home. If the sale won't clear what you owe, you'll need your lender's permission, and you'll still owe the shortfall.
How to stop repossession of your home
You can often stop or delay repossession if you act quickly. Contact your lender, get free debt advice from StepChange, National Debtline, Citizens Advice or Shelter, and offer what you can afford. Lenders must treat repossession as a last resort, and even after court action starts, a judge can adjourn the case or suspend the order if you can pay.
Selling a house in negative equity
Negative equity means your home is worth less than the mortgage and other loans secured on it. You can still sell, but you'll need your lender's permission, and any shortfall left after the sale becomes a debt you still owe. If you can keep up your payments and don't have to move, staying put, overpaying or switching deals with your current lender can cost less than selling.
Selling a house that needs work: renovate first or sell as it is?
You can sell a house that needs work as it is, but the price will reflect the cost, risk and hassle of the repairs, and a home that mortgage lenders won't lend on can usually only be sold to cash buyers. Renovating first only makes sense if the work adds more value than it costs and you can afford the time. Either way, you must answer the buyer's property questions honestly.
Selling a house with damp
You can sell a house with damp, but find out what type it is and what's causing it first, because that decides whether it's a cheap fix or a big job. Answer the buyer's questions honestly, hand over any damp-proofing paperwork, and expect buyers and their lenders to price in the cost of putting it right. Condensation is the most common type and is often the simplest to deal with.
Selling a house with subsidence
You can sell a house with subsidence, but it matters a great deal whether the movement is historic and repaired or still active. A house with a closed insurance claim, an engineer's report and evidence that it's stable can often sell on the open market. Active subsidence, or an open claim, usually means a lower price and fewer buyers. You must answer the buyer's questions about it honestly.
Selling a house with Japanese knotweed
You can sell a house with Japanese knotweed, but you must declare it on the TA6 property information form, even if it has been treated. Since 2022, surveyors use the RICS management categories A to D instead of the old 7-metre rule. Most lenders will lend where knotweed is covered by a professional management plan with insurance-backed cover, though the price may still be affected.
Selling a flat with a short lease
A flat with 80 years or fewer left on its lease is harder to sell, because extending it costs much more and fewer buyers can get a mortgage. You can extend before you sell, start the legal extension and pass it to your buyer, or sell as it is. The reforms that remove marriage value became law in 2024 but aren't in force yet (October 2026).
Selling a flat with cladding
You can sell a flat in a building with cladding, but your buyer's lender will want evidence about the external walls and who is paying for any repairs. In England, qualifying leaseholders in buildings over 11 metres or five storeys pay nothing to fix unsafe cladding, and that protection passes to your buyer. Getting the certificates and building documents together early keeps a sale moving.
Selling a non-standard construction house
You can sell a non-standard construction house, but how easily depends on the type. Prefabricated reinforced concrete (PRC) houses designated as defective under housing law are hard to mortgage unless they've been properly repaired with paperwork to prove it. Other non-standard types can often be mortgaged, but lenders set their own rules, so cash buyers and specialist lenders are common.
Selling a hoarder house: a kind, practical guide
You can sell a house affected by hoarding either after clearing it or as it is, with its contents. Start with the person: hoarding disorder is a recognised mental health condition, and a rushed or forced clear-out can cause real harm. Check who has the legal right to sell, deal with fire and safety risks first, and then compare clearing and selling on the open market with selling as it is.
Selling a fire or flood damaged house
You can sell a house damaged by fire or flood, either after insurance-funded repairs or as it is. Talk to your insurer before you agree a sale, because selling partway through a claim can change how it's settled. You must tell buyers about past flooding and insurance claims. For flood-hit homes built before 2009, the Flood Re scheme helps keep insurance available, which matters to buyers.
Downsizing your home: a practical guide
Downsizing can free up money and cut running costs, but moving has real costs: Stamp Duty Land Tax (or Land Transaction Tax in Wales) on the next home, legal and estate agent fees, and removals. Work out your budget before you list, check how extra savings could affect benefits or care funding, and plan the timing so you aren't stuck in a chain.
Relocating and selling your house
When you relocate, the main choice is whether to sell before you buy, buy first, or let your old home. Selling first and renting makes you a chain-free buyer but means moving twice. Buying first can mean a bridging loan and higher-rate Stamp Duty until the old home sells. If you're moving for a job, your employer can pay up to £8,000 of qualifying costs tax-free.
Costs and money
The cost of selling a house in 2026
Selling a house in England or Wales usually costs several thousand pounds on top of paying off the mortgage. The biggest cost is normally the estate agent's fee, which Which? puts at around 1.3% to 1.4% of the sale price on average, followed by legal fees. Then come an Energy Performance Certificate, removals and any early repayment charge on your mortgage.
Estate agent fees: what's normal and how to pay less
Most high-street estate agents in England and Wales charge a percentage of the sale price, from under 1% to 3.5%, and Which? reports averages of around 1.3% to 1.4%. VAT at 20% is added to the fee, and quotes should include it. Online agents usually charge a fixed fee of £300 to £1,500, often paid upfront whether or not the home sells.
Conveyancing fees for sellers: what you'll pay and why
When you sell a home in England or Wales, you pay a solicitor or licensed conveyancer a legal fee, usually with VAT at 20% added, plus small disbursements such as £7 for each copy of your title from HM Land Registry. Which? reports average conveyancing of £2,182 for home movers selling and buying, and leasehold sales usually cost £100 to £300 more.
Capital Gains Tax on property: rates, allowances and the 60-day rule
Capital Gains Tax is charged on the profit (the gain) when you sell or give away a property that isn't your main home, such as a buy-to-let, second home or inherited house. For the 2026 to 2027 tax year the first £3,000 of gains is tax-free, then the rate is 18% within the basic rate band and 24% above it. Tax on a UK home must be reported and paid within 60 days of completion.
Capital Gains Tax on inherited property
You don't pay Capital Gains Tax on the value of a house when you inherit it. Tax is only due on any rise in value between the date of death (the probate value) and the sale. If the executors sell, gains above a £3,000 allowance are taxed at 24%; if a beneficiary sells, their own rate of 18% or 24% applies (2026 to 2027). Any tax is due within 60 days of completion.
Do you pay tax when you sell your home?
Usually not. If the house has been your only or main home for the whole time you've owned it, Private Residence Relief means there's no Capital Gains Tax to pay. Tax can apply if you've let it out, lived elsewhere for a while, used part of it only for business, have grounds over 5,000 square metres or own more than one home. The final 9 months you own a former home always qualify for relief.
Inheritance Tax on a house
Inheritance Tax is charged at 40% on the part of an estate above the £325,000 threshold. Leaving a home to children or grandchildren can add a residence nil-rate band of up to £175,000, raising the threshold to £500,000, but it's reduced for estates over £2 million. The tax is due by the end of the sixth month after the death, and tax on a house can be paid in 10 yearly instalments.
Early repayment charges when you sell your house
An early repayment charge (ERC) is a fee your lender can charge if you pay off your mortgage during a fixed-rate or other introductory deal, which is what happens when you sell. MoneyHelper says ERCs are usually 1% to 5% of the outstanding balance, though some deals charge a flat fee. You can often avoid one by porting the mortgage or completing after the deal ends.
Council tax on empty homes
You usually pay council tax on an empty home. Once it's been empty and unfurnished for a year, the council can add a premium: in England up to double the bill, rising to four times after 10 years, and in Wales up to 300% extra. Some empty homes are exempt, including a home left empty after a death (until probate and for a while after), a home whose owner has moved into care, and a repossessed home.
The costs of an empty house
An empty house still costs money every month: council tax (with a possible premium once it's been empty for a year), insurance that may need to switch to unoccupied cover after 30 or 60 days, energy standing charges, water, any mortgage, and upkeep and security. Adding these up helps you decide whether to sell, let or keep the house, and how quickly.
Moving house costs: what to budget for in 2026
Moving home in England or Wales means paying to sell (estate agent and legal fees), to buy (Stamp Duty in England or Land Transaction Tax in Wales, legal fees, a survey and mortgage fees) and to move (removals, storage and cleaning). Which? puts the average total for a home mover in England at £17,831, based on November 2025 data, of which £9,750 was Stamp Duty.
How much is my house worth?
The most reliable guide to your home's value is what similar homes nearby have actually sold for, which you can check free using HM Land Registry's sold prices for England and Wales. Add valuations from three local estate agents, and pay a qualified valuer if you need a formal figure. Asking prices and online estimates are a starting point, not your home's value.
The process
The house selling process, step by step
Selling a home in England or Wales usually runs in this order: check your mortgage, value the home, choose how to sell, instruct a solicitor, get an EPC, market it, accept an offer, then conveyancing, exchange of contracts and completion. GOV.UK says it takes about 5 months on average, and nothing is legally binding until contracts are exchanged.
Exchange and completion explained
Exchange of contracts is when a house sale in England or Wales becomes legally binding: the completion date is fixed and the buyer pays a deposit, typically 10% of the price. Completion is when the buyer's money arrives, your mortgage is paid off and you hand over the keys. GOV.UK says completion is often 2 to 4 weeks after exchange, but both can happen on the same day.
Conveyancing timeline for sellers
For a seller in England or Wales, conveyancing runs from instructing a solicitor to completion: forms and draft contract, the buyer's searches, survey and mortgage, enquiries, then exchange and completion. Research cited by the government in October 2025 found it takes an average of 120 days to complete once an offer is accepted. Chains, mortgages and leasehold paperwork cause most delays.
The TA6 property information form: a guide for sellers
The TA6 is the Law Society's property information form, where a seller in England or Wales answers questions about boundaries, disputes, alterations, flooding, services and more. The 6th edition has 15 sections and must be used by Conveyancing Quality Scheme firms instructed from 30 March 2026. Answer truthfully from what you know: misleading answers can lead to a misrepresentation claim.
The fixtures and fittings form (TA10): a guide for sellers
The TA10 is the Law Society's fittings and contents form. A seller in England or Wales marks each item as included, excluded or not at the property, and can offer excluded items for a price. Fixtures attached to the house pass to the buyer unless the contract says otherwise, so the TA10 is how you agree exceptions and avoid arguments on moving day.
Do you need an EPC to sell a house?
Yes. To sell a home in England or Wales you must order an Energy Performance Certificate before you market it, unless you already have a valid one. EPCs last 10 years, must be given free to buyers, and the rating must appear in adverts. The fine for not having one for a home is £200. Only a few homes are exempt, such as some listed buildings and homes used for under four months a year.
What is a property chain? How chains work, why they break and how to avoid one
A property chain is a line of linked sales where each buyer is also selling, so every sale depends on the others. A chain starts with a buyer who has nothing to sell and ends with a seller who isn't buying. In England and Wales nobody is bound until contracts are exchanged, so a problem anywhere in the chain can delay or collapse every sale in it.
Gazumping and gazundering: what they are and how to protect yourself
Gazumping is when a seller accepts a higher offer from someone else after already accepting yours. Gazundering is when a buyer cuts their offer late, often just before exchange. Both are legal in England and Wales because an offer isn't binding until contracts are exchanged. Written offers, proof of funds, an independent solicitor and moving quickly to exchange are the best protection.
Documents needed to sell a house: a checklist for sellers
To sell a house in England or Wales you'll need photo ID and proof of address, proof you own it (the HM Land Registry title or your deeds), an Energy Performance Certificate, the property information and fittings forms from your solicitor, and any certificates, permissions and warranties for work done. Leasehold, probate and power of attorney sales need extra papers.
Selling a leasehold flat: the process, costs and timescales
Selling a leasehold flat follows the same steps as any sale, plus extra paperwork: the lease, a management pack from the freeholder or managing agent, service charge and ground rent details, and sometimes the freeholder's consent. Order the management pack as soon as you decide to sell, because as of October 2026 there's no legal deadline or fee cap for providing it.
Material information when selling a home
Material information is anything an average buyer needs to decide whether to view, offer on or buy a home. Under the Digital Markets, Competition and Consumers Act 2024, estate agents must not leave it out of listings. The old National Trading Standards Parts A, B and C guidance is no longer current, but its checklist is still a sensible guide, and sellers supply most of the facts.
What happens on completion day when you sell a house?
Completion day is when the buyer's money reaches your solicitor and ownership passes to the buyer. Your solicitor pays off your mortgage and any agreed costs, then sends you the rest. You need to have moved out, and keys are often handed over around lunchtime, though delays in the chain or with bank transfers can push this later in the day.
How to accept an offer on a house
To accept an offer, tell your estate agent (or the buyer, in a private sale) that you accept it subject to contract. Before you do, check the buyer's position: whether they need a mortgage, have a home to sell or are a proven cash buyer. Your agent then sends a memorandum of sale to both solicitors. Nothing is legally binding until contracts are exchanged.
Selling in your area?
Local house prices from HM Land Registry, and how a quick sale works near you.