In short: Selling a house in England and Wales usually takes around five to six months from listing to completion. Most of that time is the legal work after you accept an offer, not the search for a buyer. The process has ten steps: get a valuation, choose how to sell, instruct a conveyancer, prepare your documents, prepare the property, market it, accept an offer, go through conveyancing, exchange contracts and complete. On an average UK home, selling costs around £5,000 in fees, before any tax or mortgage exit charges.
This guide walks through each step in order, with typical timings, costs and the documents you need. If you are a landlord selling a let property, or you own a UK home but live abroad, there is a dedicated section on the extra rules that apply to you.
The guide covers England and Wales. Scotland has a different system, including a Home Report instead of an EPC alone, and separate conveyancing rules.
How long does it take to sell a house?
A typical sale takes around five to six months from listing to completion. Finding a buyer usually takes one to three months; the legal work after that takes another three to four.
| Stage | Typical time | What happens | What slows it down |
|---|---|---|---|
| Preparation | 1 to 3 weeks | Valuation, choosing an agent, EPC, photos, instructing a conveyancer | Missing documents, leasehold management pack requests |
| Listing to accepted offer | 3 to 14 weeks | Marketing, viewings, offers, negotiation | Asking price set too high, winter listing, flats rather than houses |
| Accepted offer to exchange | 10 to 22 weeks | Searches, enquiries, buyer’s survey and mortgage, contract drafting | Long chains, slow council searches, leasehold enquiries |
| Exchange to completion | Same day to 4 weeks | Final funds transferred, keys released | Chain members agreeing a common date |
| Total | Around 5 to 6 months | Leasehold flats often take 1 to 2 months longer |
Sources: HomeOwners Alliance via Faster Property Solutions, 2026; Valuq, 2026.
A chain-free sale to a cash buyer can complete in six to ten weeks. An auction usually completes within eight to ten weeks of the property being entered.
The process of selling a house, step by step
Step 1. Get a valuation
Start with an accurate idea of what your home is worth, because the asking price drives how quickly it sells. Overpriced homes sit on the market longer and often sell for less after reductions.
An online estimate gives you a range in under a minute, based on recent Land Registry sales nearby. An in-person valuation from an agent then refines it for condition, layout, outside space and local demand. Ask any agent to show you the comparable sales behind their figure. Read more in our guide to how a property valuation works.
If you own a home you could also let, compare both options before you decide: what it would sell for, and what it would earn in rent.
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How much could your property sell for?
Enter the postcode and answer four quick questions. We'll estimate the sale price from Land Registry sales nearby, and the rent it could earn if you let it instead.
- Land Registry sales data
- Sale price and rent in one report
- Free, in under a minute
Step 2. Choose how to sell
Most homes in the UK are sold through a high street or online estate agent. The alternatives are a private sale, an auction or a cash house-buying company, each trading price against speed or effort. See the comparison table below.
If you use an agent, check the contract before signing: the fee (with or without VAT), the tie-in period, the notice period, and whether it is sole agency or sole selling rights. Our guide to finding the right estate agent explains what to compare.
Step 3. Instruct a conveyancer early
Instruct a conveyancer or solicitor as soon as you put the property on the market, not after you accept an offer. Early instruction lets them request your title documents and, for flats, the leasehold management pack while you are still marketing. This alone can save several weeks.
Get two or three quotes and check whether they are fixed fee. Typical selling fees are covered in our guide to solicitor fees when selling. Not sure which to use? See conveyancer vs solicitor.
Step 4. Prepare your documents and material information
Your agent must give buyers the information they need to decide whether to view or make an offer, and you are responsible for supplying it accurately. This duty now sits under the Digital Markets, Competition and Consumers Act 2024, enforced by the Competition and Markets Authority.
In practice, have these ready before the listing goes live:
- A valid Energy Performance Certificate (EPCs last 10 years; check yours on the register)
- Council tax band and tenure (freehold or leasehold)
- For leasehold: lease length remaining, ground rent, service charge and any known major works
- Utilities, broadband, parking and any known building safety, flooding or planning issues
- Proof of identity and proof of ownership for your agent’s anti-money laundering (AML) checks
The full list is in the seller’s document checklist below. Leasehold sellers should also read leasehold vs freehold.
Step 5. Prepare the property
Small, cheap fixes usually return more than major works. Declutter, deep clean, fix obvious defects and make sure the photos show the space well. Avoid big renovations unless the property cannot be mortgaged without them.
Our guide to what not to fix when selling a house covers where money is well spent and where it is wasted.
Step 6. Market the property and hold viewings
Your agent prepares professional photos, a floor plan and a description, then lists the home on the property portals and contacts buyers already registered with them. Expect most interest in the first two to three weeks.
Agree in advance who will host viewings. If the property is tenanted, tenants must be given notice of viewings and their quiet enjoyment respected (see the section on selling a rented property).
Step 7. Accept an offer
An offer is not binding in England and Wales until contracts are exchanged. Before accepting, ask your agent to check the buyer’s position: mortgage in principle or proof of cash funds, whether they have a property to sell, and how long their chain is.
A slightly lower offer from a chain-free buyer is often worth more than a higher offer that depends on a long chain. Once you accept, your agent issues a memorandum of sale to both conveyancers and runs AML checks on the buyer.
Step 8. Conveyancing: searches, enquiries and the buyer’s mortgage
This is the longest stage, usually ten weeks or more. Your conveyancer sends the draft contract and property forms (including the TA6 property information form and TA10 fittings and contents form). The buyer’s conveyancer orders searches and raises enquiries, and the buyer arranges a survey and mortgage offer.
What you can do to keep it moving:
- Return forms and answer enquiries within days, not weeks
- Provide planning permissions, building regulations certificates and guarantees for any works
- Ask your agent to check progress across the chain every week
The buyer side of this stage is explained in our buying process guide.
Step 9. Exchange contracts
The sale becomes legally binding when the conveyancers exchange signed contracts. The buyer pays a deposit, usually 5% to 10% of the price, and the completion date is fixed. After exchange, pulling out has serious financial consequences for either side.
Arrange buildings insurance to continue until completion, and book removals once the date is set. Our moving checklist covers the rest.
Step 10. Complete the sale
On completion day the buyer’s funds arrive, your conveyancer pays off your mortgage, the agent’s fee and their own fees, and sends you the balance. You hand over the keys, usually through the agent, by early afternoon.
After completion, check whether you owe Capital Gains Tax. If the property was not your main home, or you live abroad, you may need to report and pay within 60 days (see taxes when selling).
Ways to sell a house compared
A high street estate agent usually achieves the best price for a standard home; faster routes cost you on price. Choose based on whether speed, price or effort matters most to you.
| Method | Typical time to complete | Price achieved | Typical cost | Best for |
|---|---|---|---|---|
| High street estate agent | 4 to 6 months | Full market value | 1.2% to 1.8% inc. VAT, sole agency, paid on completion | Most homes; owners who want an agent to handle viewings, negotiation and the chain |
| Online or hybrid agent | 4 to 6 months | Close to market value | Fixed fee, often £500 to £2,500, sometimes paid upfront | Straightforward homes in high-demand areas; owners happy to host viewings |
| Private sale | 4 to 6 months | Varies; depends on your pricing and negotiation | Conveyancing and EPC only | Selling to someone you already know |
| Auction | 6 to 10 weeks | Often below market value | Entry fee plus seller’s commission | Homes needing major work, unusual or short-lease properties |
| Cash house-buying company | 2 to 8 weeks | Typically well below market value | Usually none, the discount is the cost | Sellers who need certainty and speed above price |
Fees: HomeOwners Alliance, 2026. Timings: see the timeline sources above.
Two auction formats exist. At a traditional (unconditional) auction, contracts exchange when the hammer falls and completion follows, usually within 28 days. At a modern (conditional) auction, the buyer has a set period after the auction, often 28 days, to exchange, then a further period to complete. The buyer side is covered in our guide to buying at auction.
If you are weighing a quick sale, read how to sell your house fast first: it explains how cash buyers price their offers and the warning signs to look for.
How much does it cost to sell a house?
Selling an average UK home costs around £5,000 in fees, most of it the estate agent’s commission. Sellers do not pay Stamp Duty; that falls on the buyer.
| Cost | Typical amount | When you pay | Notes |
|---|---|---|---|
| Estate agent fee | 1.2% to 1.8% inc. VAT (UK average 1.42%) | On completion | Multi-agency costs more, typically 3% to 3.6% inc. VAT. Cozee’s fee: [COZEE FEE] |
| Conveyancing | £610 to £950 plus disbursements | On completion | Leasehold sales cost more |
| Energy Performance Certificate | £60 to £120 | Before marketing | Not needed if you have one under 10 years old |
| Leasehold management pack | Set by the freeholder or managing agent | When requested | Can take weeks to arrive, so order early |
| Mortgage exit or early repayment charge | Check with your lender | On completion | Early repayment charges can be large if you are in a fixed-rate period |
| Removals | £500 to £5,000 | Moving day | Depends on volume and distance |
| Capital Gains Tax | Depends on gain | Within 60 days if due | Only on homes that were not your main residence throughout |
Sources: HomeOwners Alliance, cost of selling a house in 2026.
Work out your own figures with our cost of selling calculator, or read the full breakdown in the cost of selling a house.
Selling a rented property or selling from abroad
Landlords can still sell a let property, but since 1 May 2026 the Renters’ Rights Act changes how you get vacant possession. Owners living outside the UK also have their own tax reporting deadline.
Option 1. Sell with the tenant in place
You sell to another landlord or investor and the tenancy simply continues under the new owner. This avoids notice periods and lost rent, and suits buy-to-let investors who want income from day one.
The trade-off is a smaller pool of buyers, since owner-occupiers usually want vacant possession, and sometimes a lower price. You will need to hand over the tenancy agreement, deposit protection details, gas safety and electrical certificates, and the rent history. See our guide to the buy-to-let market for what investors look for.
Option 2. Sell with vacant possession (Ground 1A)
Section 21 “no-fault” notices no longer exist. To get the property back to sell it, you now use the new Ground 1A, sale of the property:
- You must give the tenant at least four months’ notice on the prescribed form
- The notice cannot expire within the first 12 months of the tenancy
- You must have a genuine intention to sell, and the court can ask for evidence
- Once you use Ground 1A, you cannot re-let or market the property to let for 12 months; councils can fine landlords who do
Source: Harrisons Solicitors, Renters’ Rights Act: selling a property.
In practice, plan for at least four to five months between serving notice and having an empty property to market. If you are unsure whether to sell or keep letting, compare the sale value with the rent the property could earn using the valuation tool above, and read our guide to rental yield.
Selling a UK property if you live abroad
You can sell a UK home without travelling to the UK, but three things work differently:
- Tax reporting. Non-UK residents must report the sale to HMRC within 60 days of completion, even if there is no tax to pay. Missing the deadline triggers penalties.
- Identity checks. Your agent and conveyancer must verify your identity for anti-money laundering rules. Most firms can do this remotely with certified documents or a digital ID check.
- Signing documents. The transfer deed (TR1) must be signed in front of a witness. If you cannot sign in time, a lasting or general power of attorney lets someone in the UK sign for you.
Cozee specialises in managing and selling UK homes for landlords who live abroad. We coordinate viewings, keys, tenants and the chain on your behalf, and keep you updated in your time zone. See how we work with overseas landlords.
Taxes when you sell a house
Most people selling their own home pay no tax on the sale. Capital Gains Tax (CGT) applies when the property was not your main home for the whole time you owned it, such as a buy-to-let, a second home or an inherited property.
| Situation | Tax position |
|---|---|
| Your main home throughout ownership | Usually no CGT, thanks to Private Residence Relief |
| Your main home for part of the time | Partial relief; the final 9 months of ownership usually count as main residence |
| Buy-to-let or second home | CGT on the gain at 18% (within the basic rate band) or 24% (above it), after the £3,000 annual exempt amount |
| Inherited property | CGT only on any rise in value since the date of death; Inheritance Tax is dealt with separately through the estate |
| You live outside the UK | UK CGT can still apply; the sale must be reported within 60 days either way |
Rates for 2026/27: Headway Wealth. Official guidance: GOV.UK, tax when you sell property.
UK residents who owe CGT on a residential property must report it and pay within 60 days of completion. The gain is the sale price minus the purchase price, buying and selling costs, and the cost of improvements (not repairs).
Selling a home that belonged to someone who has died? Read our guide to inheritance tax on property. Tax rules depend on your circumstances, so speak to a tax adviser before you sell.
Documents you need to sell a house
Gather these before you list; having them ready is the simplest way to avoid delays during conveyancing.
| Document | Who needs it | Where to get it |
|---|---|---|
| Photo ID and proof of address | Agent and conveyancer (AML checks) | Passport or driving licence, recent utility bill or bank statement |
| Title deeds or title number | Conveyancer | HM Land Registry |
| Energy Performance Certificate | Agent (before marketing) | EPC register or an accredited assessor |
| TA6 property information form | Buyer’s conveyancer | Your conveyancer sends it; you complete it |
| TA10 fittings and contents form | Buyer’s conveyancer | Your conveyancer sends it; you complete it |
| Planning permissions and building regulations certificates | Buyer’s conveyancer | Your local council or your own records |
| Guarantees and warranties (boiler, windows, damp proofing, electrics) | Buyer’s conveyancer | Installers or your own records |
| Mortgage account details | Your conveyancer | Your lender’s redemption statement |
| Leasehold management pack and lease (flats) | Buyer’s conveyancer | Freeholder or managing agent |
| Tenancy agreement, deposit protection certificate, gas and electrical safety certificates (let properties) | Buyer’s conveyancer | Your letting agent or your own records |
Not sure when your property was built or what work has been done? Our guide to finding out when your property was built can help fill the gaps.
Frequently asked questions
Around five to six months from listing to completion on average. Finding a buyer usually takes one to three months, and the legal work after an offer is accepted takes three to four months. Chain-free cash sales can complete in six to ten weeks.
Get a valuation so you know a realistic asking price, then choose an estate agent and instruct a conveyancer. Instructing the conveyancer early, before you accept an offer, can save several weeks later.
Yes. A private sale saves the agent’s fee, but you handle pricing, marketing, viewings, negotiation and chasing the chain yourself. You still need a conveyancer and a valid EPC.
Yes, in England and Wales you need a valid Energy Performance Certificate before you market the property. EPCs last 10 years, so check whether you already have one on the register.
Only when contracts are exchanged. Until then, either the buyer or the seller can withdraw without penalty, which is why the time between offer and exchange carries the most risk.
Yes. You can sell to an investor with the tenancy continuing, or serve notice under Ground 1A to get vacant possession. Ground 1A needs four months’ notice, cannot take effect in the first 12 months of a tenancy, and stops you re-letting for 12 months.
Not usually if it has been your main home throughout. If it was a buy-to-let, second home or inherited property, Capital Gains Tax may apply at 18% or 24%, reported and paid within 60 days of completion.
Yes. Identity checks and document signing can be done remotely, and a power of attorney can cover anything that needs a UK signature. Non-residents must report the sale to HMRC within 60 days, even if no tax is due.
If it happens before exchange, the property goes back on the market and you lose the time, plus any conveyancing costs already incurred. Checking the buyer’s finances and chain before accepting an offer reduces this risk.
Around £5,000 on an average UK home, mostly the estate agent’s fee (UK average 1.42% including VAT), plus conveyancing of roughly £610 to £950 and an EPC. Mortgage exit fees and removals are extra.
Thinking of selling? Start with a free valuation
Whether you are selling your home, selling a let property or deciding between selling and letting, our team in Gray’s Inn Road can tell you what your property is worth and how long it is likely to take to sell in today’s market.
- Valuations based on recent Land Registry sales in your street and postcode
- Sale and rental figures side by side, so you can compare both options
- Specialists in selling for landlords and owners who live outside the UK
Free property valuation
How much could your property sell for?
Enter the postcode and answer four quick questions. We'll estimate the sale price from Land Registry sales nearby, and the rent it could earn if you let it instead.
- Land Registry sales data
- Sale price and rent in one report
- Free, in under a minute
Last Updated on October 2, 2026