How to Sell Your House - Step-by-Step Guide 2026

At a glance

Selling a house in the UK involves several key stages - from getting a valuation and choosing an estate agent, through to exchanging contracts and completing the sale. The process typically takes between three and six months from listing to completion, depending on the market, the property and the agents and solicitors involved. This guide walks through each stage so sellers know what to expect and when.

Step 1 - Decide if now is the right time to sell

Before approaching any agent, it is worth taking stock of the current market and personal circumstances. Key questions to consider:

• Is there a specific reason or timeline for selling - a job move, change in family circumstances or financial decision?
• Is there enough equity in the property to cover the costs of selling and any onward move?
• What are similar properties in the area currently selling for?

Recent sold prices for comparable properties can be checked for free on HM Land Registry, which publishes all completed residential sales in England and Wales. This gives an independent baseline before speaking to any agent.

Step 2 - Get an idea of your property's value

An online valuation gives an instant estimate based on recent sales data in the local area. GetAgent offers a free instant online valuation that takes around two minutes. This is a useful starting point, though an in-person valuation from an estate agent will always provide a more accurate figure ahead of listing.

Use GetAgent's free online valuation tool to get an instant estimate before inviting agents round.

Step 3 - Instruct an estate agent

Choosing the right estate agent is one of the most important decisions in the selling process. It is worth getting valuations from at least three local agents before deciding. When comparing agents, the key factors to consider are:

• Their average percentage of asking price achieved - this reflects how accurately they price properties and how effectively they negotiate
• Their average time to sell in the local area
• Verified customer reviews from previous sellers
• What is included in their contract

GetAgent's free comparison tool shows the performance of every local estate agent based on real completed sales. Over 1.2 million UK homeowners have used GetAgent to compare local estate agents before choosing who to instruct.

Under the Estate Agents Act 1979, all agents are legally required to confirm their fees and contract terms in writing before the seller commits. Key contract terms to understand include the tie-in period, notice period and whether the agreement is a sole agency or sole selling rights.

Step 4 - Get an Energy Performance Certificate

A valid Energy Performance Certificate (EPC) is a legal requirement before a property can be marketed for sale. EPCs rate the property's energy efficiency from A to G and are valid for 10 years. The government's EPC register can be checked to see whether a current certificate exists. If a new one is needed, an assessor typically charges between £60 and £120.

Step 5 - Agree on a marketing strategy and asking price

Once an agent is instructed, the agreed-upon asking price and marketing approach are set. This typically involves:

• Professional photography and a floor plan
• A written listing on major property portals
• Agreement on how viewings will be handled and how the agent will provide feedback
• Confirmation of the tie-in period and notice period in the contract

Under the Property Ombudsman's Code of Practice, agents must be transparent about all charges and contract terms before the seller commits.

Step 6 - Prepare the property for sale

First impressions matter both in photographs and in person. Before the property goes live:

• Declutter all rooms, including storage areas buyers will want to see
• Clean thoroughly, paying particular attention to kitchens and bathrooms
• Address obvious maintenance issues - dripping taps, sticking doors, broken fittings
• Tidy the exterior - a clean front door, clear paths and a tidy garden all contribute to first impressions

Step 7 - Go live and manage viewings

Once the listing is live, the agent handles viewing enquiries and accompanies buyers around the property. During this period, it is worth:

• Staying flexible about viewing times to maximise the number of buyers who see the property
• Keeping the property tidy and well-presented for each viewing
• Asking the agent for regular feedback from viewings
• Reviewing with the agent after two to three weeks if interest is lower than expected

Step 8 - Receive and consider offers

Estate agents are required to pass on all offers in writing. When offers are received, it is worth considering the buyer's position - whether they are chain-free, whether they have a mortgage in principle or confirmed funds, and how committed they appear to proceeding. The agent handles negotiations on the seller's behalf. For context on how long this stage can take, see our guide to how long it takes to sell a house.

Step 9 - Instruct a conveyancing solicitor

Once an offer is accepted, a conveyancing solicitor is needed to handle the legal transfer of ownership. It is advisable to choose a solicitor at the same time as instructing an estate agent, so there is no delay once an offer comes in.

The conveyancing process covers title checks, contract preparation, property searches and the exchange and completion of contracts. It typically takes 12-16 weeks. For a breakdown of what conveyancing costs, see our guide to conveyancing fees.

For guidance on the conveyancing process, Citizens Advice provides a clear overview of buyer and seller rights and obligations throughout the process.

Step 10 - Exchange and complete

Exchange of contracts is the point at which the sale becomes legally binding. Both parties sign identical contracts, and the buyer pays a deposit - usually 10% of the purchase price. A completion date is agreed upon at this point.

On completion day, the buyer's solicitor transfers the full purchase price to the seller's solicitor, who pays off any outstanding mortgage, deducts the agent's fee and conveyancing costs, and transfers the remainder to the seller. The estate agent releases the keys to the buyer.

How long does selling a house take?

The process from listing to completion typically takes three to six months, though this varies by area and market conditions. GetAgent's data shows that in London, properties take an average of 17 weeks to go under offer, 13 weeks in Cardiff and 12 weeks in Manchester. The conveyancing process after an offer is accepted typically adds a further 12-16 weeks.

How much does it cost to sell a house?

The main costs are the estate agent's fee and conveyancing costs. According to GetAgent's own research, the average agent fee is 1.18% plus VAT (1.42% including VAT). Conveyancing fees for sellers typically range from £1,000 to £2,500. For a full breakdown, see our guide to estate agent costs when selling.