How to Sell a House (Step-by-Step Process)

Selling your house is one of the biggest financial decisions you’ll ever make.

Yet for most people, it’s far more stressful and time-consuming than they ever imagined.

Here’s the reality: The average house sale in the UK takes around six months from initial listing to finish. And that’s if everything goes smoothly.

This guide walks you through the traditional step-by-step process of selling with an estate agent. 

We’ll cover every stage, every cost, and every potential pitfall. But we’ll also show you a much faster alternative for those who need certainty and speed.

Let’s start with the route most people know.

The Traditional Route: Selling with an Estate Agent

Step 1: Get an Accurate Valuation

Your first move is getting your property valued.

Invite at least three different local estate agents to value your home. Each will walk through your property, assess its condition, and consider recent sales in your area.

Here’s the catch:

Don’t automatically go with the highest valuation. Some agents inflate valuations just to win your business. Once you’re locked into a contract, they’ll gradually suggest price reductions until your property sells.

Online valuation tools are a decent starting point. But they’re no substitute for an in-person appraisal. These tools can be off by tens of thousands of pounds.

Step 2: Prepare Your House for Sale

First impressions matter enormously.

Before any viewings, you need to make your property as appealing as possible. This means decluttering every room, deep cleaning from top to bottom, and fixing those minor issues you’ve been ignoring.

That dripping tap in the bathroom? Fix it. The scuffed paint in the hallway? Touch it up.

You’ll also need a valid Energy Performance Certificate (EPC) before marketing can legally begin. This document rates your property’s energy efficiency and is valid for 10 years. 

It costs between £60 and £120. Without one, estate agents cannot legally advertise your property. You can find an accredited assessor on the official government register. 

If you’re not sure whether your property already has an EPC and need to check, or you want to learn more about getting an EPC, then read this comprehensive blog post on that exact topic.

Step 3: Choose an Estate Agent and Sign the Contract

Choosing the right estate agent is crucial.

Compare agents based on their fees, local track record, and marketing strategy. Check their reviews on Google and Trustpilot.

Estate agent fees in the UK typically range from 1% to 3% (plus VAT) of the final sale price.

For a £250,000 house, you’re looking at £3,000 to £9,000 in fees.

Read the contract carefully before signing. Pay close attention to the tie-in period (how long you’re committed to that agent) and the type of agreement.

Use our handy Estate Agent Fees Calculator to figure out how much you’ll be left with after your estate agents take their slice.

If you’re wondering whether an estate is really worth the money, and what they actually do for you to earn their keep, you should definitely read this post.

Step 4: Instruct a Solicitor or Conveyancer

You need a legal professional to handle the contracts, searches, and transfer of ownership. It’s wise to instruct one early to avoid delays.

Conveyancing fees for selling a property range from £800 to £1,800. Get quotes from at least three firms and choose one that specialises in property law and has good reviews. You can find a qualified professional through The Law Society. 

For a more nuanced deep-dive into how much solicitors fees will be for you to sell, read this post written by solicitor, Helen Tran.

Your solicitor will handle:

• Drafting the contract
• Answering buyer enquiries
• Liaising with the buyer’s solicitor
• Managing the exchange and completion process

Step 5: Marketing and Viewings

Now your property hits the market.

Your estate agent will arrange photography, create a floorplan, and list the property on portals like Rightmove and Zoopla.

This is where things get disruptive.

You’ll need to accommodate viewings, often at inconvenient times. Strangers will walk through your home, opening cupboards and mentally rearranging your furniture. The emotional toll is real.

In case you’re wondering how many viewings you’ll have to endure, we’ve done the homework for you here.

Step 6: Accepting an Offer

Finally, an offer comes in.

Your estate agent negotiates on your behalf. But remember, the highest offer isn’t always the best one. Consider the buyer’s position carefully. Are they a cash buyer? Are they stuck in a long chain?

Here’s the crucial bit: In England and Wales, the offer isn’t legally binding until contracts are exchanged. The buyer can pull out at any point before then, for any reason, without penalty.

This is where the real stress begins.

Gazundering is when a buyer threatens to pull out at the last minute unless the property price drops. This shady practice is actually legal and you can learn everything about it, including how to avoid it, here. 

Step 7: The Long Wait – From Sale Agreed to Exchange

Welcome to the conveyancing maze.

This stage involves surveys, local authority searches, and endless back-and-forth between solicitors. It’s where most delays happen. The average time from accepting an offer to exchanging contracts is 12 to 16 weeks.

That’s three to four months of uncertainty.

Here’s the sobering statistic: Around one in three property sales fall through after the offer is accepted. Common reasons include mortgage problems, survey issues, or a broken chain. If your sale collapses, you’re back to square one.

Step 8: Exchange and Completion

Exchange of contracts finally makes the deal legally binding. Both parties sign identical contracts, and the buyer pays a deposit (typically 10% of the purchase price).

On completion day, the buyer’s solicitor transfers the remaining funds. You hand over the keys, and the property officially changes hands.

Here’s some tips on what to do in that gap between exchanging contracts and completion, to ensure you stay on the right track.

The Problem with the Traditional Route

Let’s be honest about what you’re really signing up for.

• Time: The entire process takes 25+ weeks on average. That’s over six months of your life in limbo.
• Cost: The expenses add up quickly. For a typical £250,000 house, you could easily spend £5,000 to £12,000 just to sell your own property.
• Uncertainty: With one in three sales falling through, there’s a significant chance you’ll have to start the entire process again.

The emotional cost is harder to quantify but equally real. Months of stress, countless hours preparing for viewings, and the constant anxiety of not knowing if your sale will complete.

There has to be a better way. 

And there is.

A Faster, Simpler Alternative: Selling to a Cash House Buyer

What if you could bypass all of that?

No viewings. No chains. No uncertainty.

That’s exactly what companies like Property Rescue offer. We’re cash house buyers who purchase properties directly from homeowners using our own funds.

Here’s how it works:

1. Get a Free Offer: Fill in our simple online form or give us a call.
2. Receive a Formal Cash Offer: We’ll provide a no-obligation offer within hours.
3. Sale Completed in Your Timeframe: If you accept, we handle all the paperwork. We can complete the sale in as little as 7 days, or on a date that suits you.

That’s it. Three simple steps instead of eight complicated ones.

The Benefits That Actually Matter

Let’s talk about what this means for you.

• Speed: We guarantee a sale in days, not months.
• Certainty: We guarantee to buy. No chains to break. No buyers pulling out.
• No Fees: We pay your legal fees. There are no estate agent fees, no listing fees, and no EPC costs. The price we offer is the amount you receive.
• Any Condition: Damp problems? Structural issues? We buy properties regardless of their condition.
• Confidential and Simple: No “For Sale” board. No nosy neighbours. Just a discreet process.

At a Glance: Estate Agent vs Property Rescue

Sometimes a simple comparison says it all.

Who Is This Perfect For?

We’re not saying the traditional route is wrong for everyone. But Property Rescue is ideal if you’re:

• Facing financial pressure: Whether you need to consolidate debt or are looking for ways to stop house repossession, we can complete quickly to resolve your situation.
• Dealing with life changes: Divorce, relocation for work, or downsizing. You need certainty and speed.
• Handling inherited property: We specialise in buying probate properties, especially those needing work or located far away.
• Stuck with a problem property: Homes that won’t sell on the open market due to structural issues, short leases, or other complications.
• Simply fed up: Maybe your sale fell through, and you can’t face starting again.

Common Concerns (And Honest Answers)

“Will I get less than market value?”

Often, yes. But our offers are fair and transparent. When you factor in the thousands you save on estate agent fees, legal costs, and potential repairs, the gap narrows significantly. Plus, what’s the value of certainty and speed?

“Is this legitimate?”

Absolutely. We are proud members of The Property Ombudsman and the National Association of Property Buyers, adhering to their strict codes of practice. Every sale goes through an independent UK solicitors, just like a traditional sale.

“What’s the catch?”

There isn’t one. 

We’re completely transparent about our process. We make our profit by renovating properties to sell or rent. This is our full-time business, which allows us to operate efficiently.

Take Your Next Step

Ready to see how much you could get for your home?

Getting a free, no-obligation cash offer from Property Rescue takes less than two minutes. It’s fast, free, and completely confidential.

No pushy sales tactics. No obligation to accept. Just a straightforward offer that puts you in control.

Click here for your free cash offer now.

The traditional route isn’t going anywhere. But now you know there’s an alternative. A faster, simpler, guaranteed way to sell your house.