1. Get a realistic valuation
Ask more than one agent, and be wary of the highest number in the room. An inflated asking price wins the instruction and then costs you months and, usually, a lower final figure than a sensible price would have achieved. Ask any agent to show you what has actually sold nearby, not what is currently listed.
2. Order an EPC
You need one commissioned before the property goes on the market. It lasts ten years, so check whether you already have a valid one.
3. Choose your agent and your contract
- Sole agency: one agent, usually the lowest fee, with a tie-in period — check its length and the notice period.
- Multi-agency: several agents, one gets paid, at a higher percentage.
- Check what the fee includes: photography, floorplan, portals, accompanied viewings.
- Get the fee in writing before you sign, including what happens if you withdraw.
4. Prepare and market
Decluttering and fixing the obvious pays for itself. Good photography, a floorplan and an accurate description are what get the viewings; the property itself converts them.
5. Viewings and feedback
Expect honest feedback within a day. A pattern in the comments — the second bedroom, the kitchen, the road — is information, and the right response is usually presentation or price, not waiting.
6. Offers
Every offer should come to you in writing with the buyer's position: are they in a chain, is it cash or a mortgage, is there an agreement in principle, what is their timescale. A slightly lower offer from a chain-free buyer with funds in place is often worth more than the highest number.
7. Memorandum of sale and conveyancing
Once you accept, the agent issues a memorandum of sale to both solicitors. Your solicitor prepares the contract pack; the buyer's orders searches, raises enquiries and arranges their survey. This is the stage where sales stall, and chasing it weekly is most of what a good agent does after the offer.
8. Exchange and completion
At exchange the contracts become binding and the completion date is fixed — usually one to four weeks later, though it can be the same day. On completion the money moves and the keys are released.
What it costs
- Estate agent fee — normally a percentage of the sale price, payable on completion.
- Conveyancing — solicitor or licensed conveyancer, plus disbursements.
- EPC, if you do not already have a valid one.
- Removals, and storage if the dates do not line up.
- Any early repayment charge on your mortgage — check before you commit to dates.
- Stamp duty is paid by the buyer, not the seller.
This guide is general information, not legal, financial or tax advice, and the law changes. Take advice on your own circumstances before acting — or ring us on 020 8226 4690 and we will tell you what we know.