Like a carefully played game of chess, a property sale depends on each move you make from offer to completion. You’ll weigh the price and terms, appoint a solicitor, arrange checks, and confirm your financing before contracts become binding. Knowing what to expect can help you avoid delays and protect your interests—but one overlooked step can still disrupt the entire transaction.

Start the Property Sale With an Offer

Once a buyer submits an offer, review its price, contingencies, financing, and proposed closing date—not just the headline figure. Compare the proposed amount with your Property valuation and current market evidence to assess whether it reflects your home’s likely worth.

Check that the buyer’s financing appears credible and note any conditions that could affect the transaction’s timing or certainty.

Your Marketing strategy also provides useful context: consider how much interest the listing has attracted, how long it’s been available, and whether other offers may follow.

Confirm that the offer identifies the property, buyer, and key dates accurately.

Ask your estate agent or conveyancer to explain unfamiliar clauses and flag practical risks.

Record the offer and your initial assessment promptly, so you can make an informed decision about how to proceed.

Negotiate the Price and Agree on Terms

If the offer needs work, respond with a clear counteroffer rather than a vague request for more. Support your figure with relevant evidence, such as recent comparable sales, your property’s condition, and current market demand.

Effective price negotiation means weighing the buyer’s position against your priorities, including your minimum acceptable price and preferred timescale. You can also negotiate terms beyond price: the proposed completion date, included fixtures and fittings, and any conditions attached to the offer.

Confirm each point in writing so you and the buyer share the same understanding. Don’t treat an offer as settled until you’ve agreed on the price and all material terms.

Once both parties accept those details, the agreed terms can form the basis of a contractual agreement, subject to the formal process required in your jurisdiction.

Choose a Solicitor and Begin Legal Checks

Choose a solicitor with experience in property sales and confirm their fees and availability.

Once you’ve agreed on the terms, instruct your legal team to start the conveyancing work.

They’ll begin checks on the property, title, and relevant records.

Choose Your Solicitor

With an offer accepted, it’s time to instruct a solicitor or licensed conveyancer to handle the legal transfer of your property. Choosing the right professional is an important part of solicitor selection: compare experience, fees, communication, and availability before deciding.

Ask whether they regularly handle transactions like yours and confirm what their quoted fee includes. Your legal representative will explain your legal responsibilities, check title documents, and identify issues that could affect the sale.

They’ll also advise you on required forms and information, including details about boundaries, disputes, alterations, and planning permissions. Be accurate and disclose relevant facts promptly; omissions can delay the transaction or create legal problems.

Check that your chosen professional is regulated and has appropriate insurance. Once you’ve made your choice, you can move on to formally appointing your legal team.

Instruct Your Legal Team

Once you’ve selected a solicitor or licensed conveyancer, formally instruct them to act on your sale. Confirm their fees, the services included and any likely additional costs before you proceed. Your legal team will open a file, verify your identity and explain what information they need from you. Respond promptly and provide accurate details to prevent avoidable delays.

Your solicitor will prepare the legal documentation needed to transfer ownership and draft the sale contract. They’ll review the title information and identify any contract clauses that need to reflect your agreed terms.

Tell them about relevant arrangements, such as fixtures included in the sale or any restrictions affecting the property. Your solicitor can advise you on the legal implications and ensure the paperwork accurately records your agreement.

Keep your contact details current, read documents carefully and raise questions before signing. Don’t exchange contracts until your solicitor confirms you’re ready.

Begin Property Checks

Begin property checks as soon as you’ve instructed your solicitor or licensed conveyancer. Ask your legal representative to review the title register, title plan and any restrictions, rights of way or covenants affecting the property. They’ll also check whether planning permissions and building regulations approvals are in place for relevant alterations.

Gather documents promptly, including guarantees, certificates, warranties and information about boundaries or disputes. If you’re selling a leasehold property, provide the lease, service-charge accounts and management details; obtaining these can take time. Your solicitor will prepare the contract pack and answer the buyer’s solicitor’s enquiries.

Use your Property valuation and Market research to inform your asking price, but don’t treat them as substitutes for legal checks. Resolve missing paperwork or title issues early, so you can reduce delays and keep the transaction moving towards exchange.

Arrange a Survey and Confirm Your Mortgage

After your offer is accepted, arrange a survey to assess the property’s condition and confirm your mortgage offer. Choose a property survey that suits the home’s age, construction, and apparent condition. A basic valuation may satisfy your lender, but it won’t identify every defect. Consider a more detailed inspection, especially for an older or altered property.

Your surveyor will report on issues such as damp, structural movement, and urgent repairs. Review the findings promptly and ask the surveyor to clarify anything you don’t understand. If the report reveals significant problems, get specialist advice and quotes before deciding how to proceed.

Meanwhile, provide your lender with any requested documents and confirm that the property details remain accurate. Secure mortgage confirmation in writing, check the offer’s conditions and expiry date, and tell your conveyancer when it arrives. Don’t assume approval is final until your lender confirms it.

Exchange Contracts and Make the Sale Binding

Before exchanging contracts, make sure your conveyancer has completed all checks and both sides have agreed the terms, including the completion date. Your conveyancer will explain the contract and confirm that you understand your obligations before arranging contract signing.

In England and Wales, exchange usually happens when each conveyancer holds a signed contract and confirms the agreement by telephone or an approved electronic process. At that point, the sale becomes legally binding: neither you nor the buyer can withdraw without potentially facing serious financial consequences.

You’ll usually pay or receive the agreed deposit at exchange, depending on your role and the contract’s terms. Keep your conveyancer’s contact details handy and ask promptly if anything remains unclear.

Once exchange is complete, you can rely on the agreed completion date and focus on the next stage.

Prepare to Move and Complete Final Checks

With exchange complete, you can organise your move around the agreed completion date and finish the practical checks. Confirm your removal company’s booking, arrange parking or access, and tell utility providers when you’ll leave. Use a moving checklist to track packing, address changes, meter readings and the return of keys. Keep essential documents, medication and valuables with you rather than in the removal van.

Before you go, complete a final inspection of the property. Check each room, cupboard, loft and outbuilding for belongings, and make sure you’ve removed rubbish. Note meter readings and photograph them for your records. Secure windows and doors, and follow any agreed arrangements for leaving appliances or fixtures.

If you spot damage or an issue that could affect the agreed handover, contact your solicitor promptly. Keep your phone available for practical queries as the completion date approaches.

Complete the Sale and Transfer Ownership

On the agreed completion date, your solicitor will receive the buyer’s funds and use them to repay any mortgage secured on the property. They’ll deduct agreed fees, settle outstanding charges and send you the remaining balance.

Completion usually occurs once the buyer’s solicitor confirms receipt of funds; your solicitor will then authorise the estate agent to release the keys.

You must vacate by the agreed time and leave the property in the condition set out in your contract.

Your solicitor will arrange to transfer ownership by submitting the required documents and notifying the Land Registry. Keep copies of the completion statement and related records.

Your Property valuation and Marketing strategy helped shape the sale, but the final transfer depends on accurate legal paperwork and cleared funds.

Ask your solicitor to confirm when registration is complete and resolve any outstanding matters.

Frequently Asked Questions

How Are Estate Agent Fees Calculated When Selling a Property?

Estate agent fees usually equal an agreed percentage of your property’s final sale price, though some agents charge a fixed amount. The fee sounds small until you calculate it against your home’s value.

Commission structures vary: sole-agency rates may differ from multi-agency rates, and VAT can add to the quoted charge.

You can pursue fee negotiations before signing; compare written quotes, confirm exactly what services are included, and check when payment becomes due.

What Taxes Might I Owe After Selling My Home?

You may owe Capital gains tax if you sell a second home, rental property, or other property for more than you paid, after allowable costs and losses.

Your main home often qualifies for Private Residence Relief, one of several Tax exemptions, if you meet the conditions.

You might also owe tax on rental income or other gains.

Rules depend on your circumstances, so check current HMRC guidance or consult a qualified tax adviser before filing your return.

Can I Sell a Property While Tenants Are Living in It?

You can sell a property while tenants are living in it: sell with the tenancy in place, sell after the lease ends, or negotiate an earlier move-out.

Check your Lease agreements, since fixed-term and periodic tenancies can affect your options and the buyer’s obligations.

Respect Tenant rights, provide required notice for viewings, and follow local laws.

Tell prospective buyers about the tenancy, and get legal advice if terms or regulations are unclear.

What Happens if a Buyer Withdraws Before Contracts Are Exchanged?

If a buyer withdraws before contracts are exchanged, you can usually remarket your property and consider other offers.

In England and Wales, an accepted offer generally isn’t legally binding at this stage, so the buyer can pull out without completing the purchase.

However, you may lose time and incur costs, such as conveyancing or survey fees.

Buyer remorse may prompt withdrawal, but check with your solicitor about any legal implications and your options.

How Should I Price My Property to Attract Potential Buyers?

Price your property by grounding your asking figure in recent comparable sales and current buyer demand.

For example, if similar homes nearby sold for £300,000, listing yours at £315,000 may deter buyers unless it offers clear advantages.

Use Market research to assess local listings, completed sales, and competition.

Then choose Pricing strategies that fit your goals: price competitively to attract interest, or slightly below market value to encourage multiple offers.

Review feedback and adjust promptly.