Authored by Chris Hodgkinson, Managing Director, House Buyer Bureau
Last updated: November 2026

This guide explains the process of selling a residential property in England and Wales. The legal process differs in Scotland and Northern Ireland. 

Selling a property can feel overwhelming. Whether you’re moving home, dealing with an inherited property, separating from a partner or simply looking for a quicker way to sell, there are a lot of decisions to make.

Government guidance suggests that selling a home typically takes around five months, although chains, leasehold properties and legal complications can make the process significantly longer. Zoopla data indicates it takes an average of 6 months, but there are significant variations depending on where you are selling, and what you are selling. 

At House Buyer Bureau, we work with homeowners every day and regularly see the issues that delay sales, reduce offers and cause transactions to fall through. This guide explains the traditional house-selling process, common pitfalls to avoid, and the alternatives available if speed and certainty are more important than achieving the highest possible sale price.

At a glance: the house selling process

1. Understand your finances
2. Decide how you want to sell
3. Get valuation evidence
4. Prepare your property
5. Appoint a solicitor
6. Agree a sale
7. Work through surveys and legal enquiries
8. Exchange contracts
9. Complete the sale

HBB Expert Insight

One of the biggest mistakes we see sellers make is focusing on which estate agent they choose and waiting until they find a buyer before instructing a solicitor. Instructing the right solicitor early can be a critical part of a successful, smooth sale. 

What is the best way to sell a house?

There is no universally “best” way to sell a property.

The right option depends on your priorities.

Priority	Most Suitable Route	Trade-Off
Achieve highest possible price	Estate agent	Longer timescales and greater uncertainty
Fixed completion date	Direct sale to a property buying company	Typically lower than open market value
Competitive bidding	Auction	Sale not guaranteed and fees apply
Avoid estate agent fees	Private sale	More work for seller

Many homeowners focus entirely on headline sale price when comparing options.

However, it’s equally important to consider that selling a house is a complex process that takes months so you will have to cover various costs and risks along the way:

• Estate agency fees
• Legal costs
• Mortgage payments whilst you’re waiting to sell
• Utility and council tax costs on existing property
• Potential for renegotiation and reduction after survey
• Risk of fall-through
• How much time it will take to sell

When is the best time to sell?

Traditionally, spring and autumn are considered the strongest periods for housing market activity, although the right time to sell depends on your personal circumstances as much as market conditions.

Factors to consider include:

• Local market demand
• Mortgage interest rates
• Property type
• Employment circumstances
• Whether you’re also purchasing another property

At House Buyer Bureau we’ve consistently found that there isn’t a single answer to “when is the best time to sell?”. Local market conditions are the key determining factor, coupled with how attractively you price your property, have a much bigger impact on whether (and how quickly) you sell than the season itself. 

Before you market your property

Understand your financial position

Before doing anything else, work out:

• Current mortgage balance
• Estimated property value
• Selling costs
• Potential early repayment charges
• Expected net proceeds

This helps set realistic expectations and allows you to compare selling routes properly.

Request a few valuations from local or online estate agents and take the average as a realistic, expected sale price. You should also look at how much similar properties have recently sold for on property search sites. Base your decision on today’s values, not what properties were worth 2 or 3 years ago.

Check the remaining balance on your mortgage and find out if there will be any early repayment charges (ERCs) if you decide to purchase a new property with another lender. It may be possible to port your existing mortgage to another property, which often eliminates the repayment fee.

Consider the costs of selling a house, which includes estate agent fees, conveyancing fees, early repayment charges, energy performance certificates (EPCs), costs of home repairs and removal costs.

Subtract the costs of selling and the outstanding mortgage balance from the expected sale price to give you an approximate estimate of how much you could walk away with. 

Until the house sells, this figure is an approximation as there’s no way to tell exactly what the final sale price will be

Common seller mistake

Many homeowners focus on the gross value of their property rather than the money they’ll actually receive after costs and delays.

Should you improve your home before selling?

Not necessarily. Some improvements can increase value, while others simply cost money without producing a return.

Simple improvements that add value, and create the right impression with buyers include:

• Decluttering
• Decoration
• Minor repairs
• Garden maintenance

However, major refurbishments rarely deliver pound-for-pound returns.

Jane sold her house to House Buyer Bureau as she didn’t want the costs or hassle of repairing it. Her friends and neighbours had all had difficulty selling, but she sold to HBB “as is” incurring no repair costs, no delays and no hassle.

Choosing a solicitor

The solicitor you choose can have a significant impact on how quickly your transaction progresses.

The cheapest quote isn’t always the best choice. Most solicitors don’t handle that many property transactions. Picking the right solicitor is as, if not more, important than the estate agent you choose. 

Look for:

• Strong reviews
• Property expertise
• Good communication
• Clear fee structure

Common causes of delay

Based on the issues we regularly encounter, common causes of delay include:

• Missing title documents
• Unanswered enquiries
• Leasehold management packs
• Probate delays
• Boundary disputes
• Missing building regulation approvals

Josephine had struggled to sell the house she inherited on the open market, so she approached House Buyer Bureau. We recommended a solicitor who would act in her best interests, but the fees would be covered by HBB. She found the experience simple, stress-free and ultimately, she sold her property in a timescale that she picked.

Fiona had an old property she wanted to sell having moved away from it. She did lots of research into property buying companies before speaking to House Buyer Bureau. She was happy to use the solicitors recommended by HBB. There were no fees to pay, and the solicitors sorted everything for her. 

Preparing documents early

Your solicitor will normally ask for property information and supporting documentation as part of the sale process. The TA6 Property Information Form is commonly used for property sales in England and Wales. 

You may need:

• Proof of identity
• EPC
• Mortgage information
• Planning permissions
• Building regulations approvals
• Guarantee documents
• Boiler certificates
• Electrical certificates

For leasehold properties, additional information may also be required. 

At House Buyer Bureau we find that many sellers struggle to have all the right paperwork to hand for their solicitors, and that many solicitors aren’t great at guiding sellers through the paperwork maze. We work with selected partners who are skilled at hand-holding sellers through completion of the necessary paperwork and handling all the legal aspects of the sale.

The forms we see many people struggle with are;

Document / Issue	Why Sellers Need Help
Property Information Form (TA6 / PIF)	Many questions about disputes, building works, guarantees, rights of way, flood risk, boundary ownership etc. Sellers often don’t know how to answer or worry about getting it wrong.
Fixtures & Fittings Form (TA10)	Deciding what stays, what goes and understanding the legal implications. Often causes delays if left until late.
Building Regulation Certificates	Missing approvals for extensions, garage conversions, replacement windows, structural alterations, boilers, electrical work etc. Missing paperwork is specifically highlighted as something sellers often need to disclose or resolve.
FENSA / Window Certificates	Frequently lost, especially where windows were replaced many years ago.
Gas Safety / Boiler Installation Records	Sellers often know the boiler was replaced but cannot find installation certificates or service history.
Electrical Installation Certificates	Common issue after rewires, consumer unit changes or extensions. Missing electrical documentation is a known conveyancing delay point.
Leasehold Information Packs	Many leasehold sellers underestimate how much information is needed from the managing agent and freeholder.
Probate Documentation	Executors selling inherited properties often need help obtaining Grant of Probate documents and understanding what information they can provide.
Trust Documentation	Properties held in trust can require additional paperwork that beneficiaries may not readily have.
Land Registry Issues	Missing title documents, unregistered land, incorrect ownership records, missing transfers etc.
ID & Proof of Address	Surprisingly common among elderly sellers, landlords and executors.

Receiving and assessing offers

The highest offer is not always the best offer; you should consider:

• Buyer’s financing
• Chain position
• Flexibility on dates
• Speed to proceed
• Likelihood of renegotiation

A first-time buyer is likely to be waiting on a mortgage offer, which could lead to a down valuation by the surveyor and delays whilst the mortgage is processed.

A next-time buyer is likely to be stuck in a chain, waiting for their property to sell before they can buy yours. This creates both delay and risk that the sale will fall-through if the property chain collapses.

A cash buyer who is not dependent on another sale removes chain-related risks, and can usually progress the sale faster, but will expect to negotiate a lower price for the property.

If you’re selling via an estate agent, it is their job to evaluate your prospective buyer’s position and help you negotiate the best outcome for you. 

At House Buyer Bureau we talk to lots of sellers who have experienced the frustration of a sale falling through. They often turn to a property buying company because they need a quick turnaround to avoid a chain collapsing. Chris Hodgkinson says “If you are worried about your chain collapsing and thinking of selling to a property buying company then always do your research into that company and ask for ‘proof of funds’. A genuine company should have the cash in the bank to buy quickly, but many firms will drag things out as they don’t really have the cash.”

Lisa came to House Buyer Bureau after having a bad experience at another property buying company. 

Exchange and completion

A house isn’t sold until contracts are exchanged.

Sadly, as many as 1 in 3 house sales fall through due to complications in the property chain or a change of heart by the buyer. Zoopla estimates that as many as 44% of houses that were listed for sale over past 3 years have failed to sell. 

If your transaction gets to the point where the legal work is completed, then the final steps are:

1. Contracts are exchanged
2. The transaction becomes legally binding
3. Completion takes place on the agreed date

Government guidance explains the overall conveyancing process as part of the home-selling journey. 

Tim sold his property to House Buyer Bureau after speaking to 8 other property buying companies. His chain had fallen through, and his mother-in-law was at risk of losing her retirement apartment. HBB stepped in and bought the property 

Sean had seen his house sale fall through twice before turning to House Buyer Bureau. 

Selling a house fast

It’s possible to sell your property fast on the open market via an estate agent, but for this to happen the stars must align. Your buyer must be able to proceed quickly. Your solicitor must be able to progress the paperwork quickly. You don’t want other parties involved in the transaction – like mortgage lenders, other buyers in a chain, or their solicitors – the more people involved the higher the risk of delay or fall-through.

A direct property sale to a professional property buyer is much more likely to happen at a speed you need but is unlikely to maximise the sale price achieved compared with a successful open-market sale.

For many sellers, certainty, convenience and speed can be more important than achieving the highest possible headline figure.

A direct sale removes:

• Estate agent viewings
• Property chains
• Mortgage-related delays
• Ongoing marketing uncertainty

At House Buyer Bureau, we help homeowners compare all available routes before making an informed decision.

House Buyer Bureau has been buying property since 2010 and has purchased and resold thousands of houses in that time. The company has over a thousand independent customer reviews across Trustpilot, Google, Feefo and on its own website. As a founding member of the National Association of Property Buyers it is also a member of the Property Ombudsman and is signed up the Trading Standards code for property buyers.