Moving house can be incredibly stressful. For most people, relief comes when they make that first cup of tea in their new home. That is, until they realise they have no internet. 

You can save time and effort by ensuring your broadband is sorted before you move home. That way, it’ll be ready to use on the big day.

## Before you move house (or even buy)

When you're planning to move house, you probably check things like your distance from work, school reports, and council tax. But you should also check the internet speeds that are available. Speeds vary massively depending on where you are, and not all areas have access to superfast broadband. 

Most broadband comparison sites will tell you the speeds and prices available in your area. They can also help you find the services available in the area you're moving to. Is it served by Virgin Media's cable network, or Openreach's fibre network? Or is it a rural area, relying on DSL over a traditional phone line?

You should also investigate the possibility of staying with your current provider. This means a lot less fuss, particularly if you get the same speeds.

## When do you move broadband when moving house?

You should look into moving broadband as soon as you confirm your new address. You can then speak to your new or current broadband provider, and book in your transfer as close to the moving date as possible.

If switching is preferable or enforced however, you should take the time to find out what’s available before you start viewing properties. You can check what deals are available in your new area by entering your new postcode into a broadband comparison site. With your choice made, consult your current ISP about what notice is required for moving and cancelling, and any associated costs. If you're considering taking your broadband package with you, be clear on the procedure for doing so. 

## What happens to my broadband when I move home

What happens to your broadband when you move depends on the contract you have with your provider. If you have quite a few months left on your contract, you might want to take your broadband hub with you. To do this, you would have to change the address registered with your provider, and check you’re still within their coverage area. 

If you’re not within their coverage area, this might be a good time to switch providers. If you have a few months left on your contract, you can cancel by paying an exit fee. 

## Moving home and staying with your ISP

Staying with your Internet Service Provider (ISP)? Notify them of the move details as soon as you can. This way, you can ensure your schedules are aligned, and any connection work that needs doing on the property can be done when you've moved in. 

Without notifying your ISP, you're in breach of the agreement you've made when signing up. Providing the move details and adhering to the notice period is important and should be done as soon as you know the details. 

## Can you move house during a broadband contract?

Yes you can move house during a broadband contract. However, the same speeds or packages may not be available in the area you move to.

## How do I change my address with my broadband provider?

In most cases, you can change your address with your broadband provider on the phone, or through their website.

## Can you move your internet when you move?

Yes you can move your internet when you move, but you may not get the same options in the new house.

Should changes be required to the new property's connection to the phone lines, your ISP will send an engineer to test the line and make the necessary alterations. They'll typically set up the router at the same time. If no changes are required, the router will come through the post for you to hook up yourself. Once you’ve moved, the ISP will update your address, ensure you're still on the correct package, and handle anything else that needs sorting.

## How to move your broadband to a new house

Every broadband service has different requirements for when you move house.

According to advice from most providers, you should probably start thinking about this process at least a month before you move. That way, you can avoid any drops in service.

#### If you’re with Sky Broadband

You just need to confirm your new address and moving date [at least two weeks before you move](https://www.sky.com/help/articles/moving-home-with-sky). Depending on your network coverage, you may be able to upgrade, or you might have to downgrade.

#### If you’re with BT Broadband

Like with Sky, you just need to [confirm a few details](https://www.bt.com/manage/moving-home/):

* Your account number
* Your phone number
* Your new address
* Your postcode
* Your moving date

BT Broadband is the UK’s most established provider, so it’s unlikely your coverage will be poor when you move with them.

#### If you’re with Virgin Media

While Sky and BT Broadband use the same cable network, Virgin have their own. This makes things a little bit more complicated when you move home because it’s less widely available.

If you manage to transfer your existing account to your new address, you’ll need to contact Virgin and provide the following:

* Your account number
* Your current and new address
* Your phone number
* Your moving date
* Your preferred installation date

You’ll need to [give at least one month’s notice](https://www.virginmedia.com/help/moving-home) before you move and pay at least £20 in service fees.

## Can you switch broadband providers when moving house?

Yes you can switch providers when moving house, but you might be charged an exit fee if this happens during your contract period. While you have the option of porting your current package to the new house, this might not always be the best choice. However, things can get complicated if you do decide to switch. 

For example, you might be moving to or from a property that has a link to the cable network controlled by Virgin Media. These packages cannot be moved to locations that Virgin Media does not support. Meanwhile, properties in Virgin Media areas without a BT line (or a live connection) will need an engineer to visit to ensure the phone line and port can handle the data requirements. Similarly, if you're moving to or away from Hull, you will need to change providers as the city has its own cable infrastructure.

Whatever the case, you should take the time to contact your provider within the notice period to request an end to the contract. Agree on a date close to your moving date, and then find a new deal using a broadband comparison tool. Broadband Genie for example breaks down the monthly cost vs the effective monthly cost across the contract. Most ISPs will let you sign up weeks in advance, ready for you to choose an installation date after (or on) your move-in date.

As before, if an engineer is needed, the new ISP will arrange this based on your chosen installation date.

## Just moved in? Get online fast

Moving into a property that is already connected is best. If this is possible, then all you'll need to do is hook up the cable to your router, connect to the Wi-Fi, and enjoy the internet.

Unfortunately, it’s not always this simple. You might have to consider where the best Wi-Fi coverage is in the new house. Is it a practical location for the router?

[The best location is usually somewhere central](https://www.plus.net/broadband/discover/where-put-router-improve-wireless-signal/), for uniform coverage. If this isn't possible, it's smarter to connect as close to the port as possible, and use powerline adapters and Wi-Fi boosters to increase network coverage around your home.

Ethernet is faster, but you probably don't want cables lying all over the place. Powerline adapters feature Ethernet ports, but if you're having electrical work done, Ethernet ports and cabling can be installed at the same time.

Naturally, this is an ideal situation that might not be practical. It all depends on your home setup. To play it safe, make sure you know how to use your smartphone's hotspot (internet sharing feature), or buy a PAYG mobile W-Fi router to keep yourself online until your broadband internet is ready. 

## How long does it take to set up the internet in a new house?

Setting up the internet in a new house only takes a few minutes if there is already a connection. If they need to install equipment, it will usually take a couple of hours. Getting an appointment for them to install the equipment can take a few weeks, so call as early as you can.

## Can I take my equipment with me?

If you are staying with the same provider, you can take your equipment with you. If you are changing providers, most will make you send back the equipment, or will charge you extra for keeping it.

Using internet on a table

You can save time and effort by ensuring your broadband is sorted before you move home. We show you how to move and make sure your internet is ready when you move in.

What happens to your broadband when you move home

Broadband and moving home

Whether you’re buying or selling a home, you need to find a suitable conveyancing solicitor to help with your transaction.

You can technically do your own conveyancing, but we recommend hiring a professional so you can be confident about what you’re buying in the eyes of the law.

## What conveyancing involves

Conveyancing involves all the legal components of transferring the ownership of a property from a seller to a buyer. Conveyancing, which typically takes between eight weeks and 12 weeks, includes:

* Handling contracts
* Giving legal advice
* Carrying out local council searches
* Dealing with the [Land Registry](https://www.gov.uk/government/organisations/land-registry)
* Transferring the money to pay for the property
* Help you agree a completion date
* Handling exchange of contracts and completion (which involves all of the above)

Once you’ve decided on a conveyancing solicitor, they will send you a letter of engagement to confirm your agreement before starting the legal work. You also need to inform your estate agent the name of the conveyancer who will be working for you.

## How to find a conveyancer or solicitor

There are a number of ways to find a conveyancer:

* **Your estate agent’s recommendation**. Some people like the option of using a conveyancer referred by their estate agent because it indicates a pre-existing relationship. However, bear in mind that these conveyancers may not be the most affordable option.

* **Your mortgage lender’s panel**. Many lenders will only work for free with an approved list of conveyancers or solicitors. That doesn’t mean that you need to use one of these firms, but it generally means that you’ll pay a bit extra if you don’t. 

* **Search online**. A simple Google search will yield a massive number of results, but you can narrow it by your local area or the area you’re buying in. This also allows you to check online reviews for what other customers have said. Many property sites feature online comparison tools that allow users to see how different conveyancers compare. 

### 1 - Decide between a solicitor or licensed conveyancer

Both licensed conveyancers and solicitors are fully regulated and qualified to assist your property transaction, though each offers a slightly different service. Whether you go with a solicitor or conveyancer depends on what you need.

Solicitors, of course, are qualified lawyers whose experience with conveyancing may vary considerably. They can, however, offer a full range of legal services on top of their conveyancing duties.

Licenced conveyancers, on the other hand, are property specialists but cannot offer legal advice. Conveyancers may have deeper, though narrower, knowledge on the specifics of home buying and selling compared to solicitors.

### 2 - Decide what you need and want

A little forward planning that takes into account your personal circumstances will help frame your decision and ensure you find the right solution to your conveyancing needs.

Some home buyers prize efficiency, in which case you may want a small firm that handles very few cases. If you prioritise technology, you may choose a company with a robust online presence. 

Regardless of whether you choose a solicitor or conveyancer to help you with your sale, be sure they have a good reputation and strong track record for customer service. There’s nothing more frustrating or damaging to a sale than unreliable communication.

### 3 - Check their credentials

The best way to protect yourself in case of any legal problems after the completion of sale is to choose a regulated and insured conveyancer.

Conveyancers must be members of the [Council for Licensed Conveyancers](https://www.clc-uk.org/) and, while solicitors must be accredited by the Law Society’s [Conveyancing Quality Scheme](https://www.lawsociety.org.uk/topics/firm-accreditations/conveyancing-quality-scheme). 

### 4 - Talk with your conveyancing solicitor

Many people feel more comfortable meeting their conveyancers in person rather than hiring them over the phone or email, but does it matter where your conveyancing solicitor is based? The simple answer is no, it isn’t necessary to meet them to obtain their services; conveyancing can all be done online. But regardless of whether it’s in person, over the phone or email, you should feel at ease with how your conveyancing solicitor communicates.

**Why communication is important**

Clear communication can help relieve the anxiety that often accompanies buying or selling a home.

As a result, you may want to prioritise maintaining a clear line of communication with your conveyancing solicitor. To that end, you should:

* Clarify the best time and methods of contacting your conveyancer
* Enquire whether they have a system, such as a web portal, for tracking your transaction
* Ask about any of their plans for holidays or annual leave
* Insist on getting the name of a substitute who will cover for them in case of absence

Make sure you ask the conveyancer any questions you have -- after all, it’s their job to make you happy with the service they’re providing.

### 5 - Get quotes from more than one conveyancer and compare conveyancing fees

It’s a good idea to compare conveyancing quotes from at least a few different conveyancing firms.

If you shop around, you’ll find considerable variability among the legal fees charged by conveyancing firms. The cheapest option rarely provides the most comprehensive service, but more expensive doesn’t always mean better. Be inquisitive when talking to conveyancing firms about their services: you’re hiring them, after all, so it’s in their interest to appeal to your needs.

### 6 - Make sure they provide a full breakdown of their fees

Conveyancing solicitors come up with their fee structures in different ways, so ask for a comprehensive breakdown of charges, they should fully itemise their prices so there are no hidden fees. This information will help you fairly compare prices.

The costs should be listed individually to give you points of comparison. A typical conveyancing quote consists of two parts:

1. The basic fee, which covers what they charge to carry out the work
2. The disbursements, which are costs the conveyancer has to pay others on your behalf during the course of the transaction. These include things like searches, [Stamp Duty](https://www.gov.uk/stamp-duty-land-tax) and Land Registry fees

Check what conveyancing fees you’ll have to pay if the sale falls through. Some - though not all - firms offer a ‘no completion, no fee’ guarantee, which means you would not pay if the property transaction isn’t ‘completed’ and the deal falls apart before contracts are exchanged.  Conveyancing services will typically be charged as a fixed fee but some firms may charge an hourly rate.

The basic fee is where you’re liable to see significant variability between firms, so pay close attention to it.

**The usefulness of a ‘no move, no fee’ conveyancer**

An estimated one in three property transactions fall apart, so you need to protect yourself. Sometimes referred to as ‘no completion, no fee,’ this policy refers to whether you’ll still pay the solicitor if the sale collapses. Many disbursements require payment up front and are occasionally non-refundable, so get the facts about whether you’ll face a loss if the sale doesn’t happen.

For more information on [conveyancer’s fees, read our guide](https://www.getagent.co.uk/blog/conveyancing/conveyancing-fees) for a full breakdown of what to expect.

### 7 - You don’t need to go with the conveyancer your estate agent recommends 

This is easy to forget amid the whirl of decisions you need to make when you’re in the middle of a property transaction.

Estate agents will recommend their preferred solicitors for a few reasons, including:

* They’re familiar with and trust them
* They have a referral agreement with them (which sometimes involves a fee that’s added to your bill)
* They’re part of a large firm that keeps its conveyancing in-house, so they also pocket the conveyancing fee

However, because of these reasons, the solicitors recommended by estate agents are sometimes more expensive than if you shop around on your own for a better deal.

The important thing to remember is that the solicitor/conveyancer is working on your behalf, not your estate agent’s. You must choose a person or firm that you trust and that offers the service right for your needs.

### 8 - How good is their customer feedback?

The best way to assess a conveyancer’s performance is their past customer feedback. Google reviews are a great way to check how happy other homesellers and buyers are with the agency’s standard of service. Using the advice here will help you make an informed decision.

## The difference between a local versus online conveyancer

So, is it better to use a local solicitor for conveyancing? Not really - there is no real difference between a local and an online conveyancer. Nowadays, the entire conveyancing process can be completed online and over the phone.

Local firms can sometimes have better in-depth local knowledge about area issues, though they can be more expensive than online options. The online conveyancing market is expanding rapidly and offers another option. Most, if not all, of your contact with an online firm will be by phone or email. Indeed, many online firms use free apps to provide 24/7 coverage of the conveyancing process.

Regardless, the most important thing to check is whether they’re capable of representing you in the appropriate part of the UK. Scotland’s buying process, for instance, is slightly different from that in England and Wales.

## When to instruct a conveyancer

While there’s no hard and fast rule to this, we recommend that you instruct a conveyancer as soon as you begin considering buying or selling.

Property transactions require a massive amount of paperwork, so it’s in your interest to get started quickly.

If you’re concerned that bringing a conveyancer onboard early will become prohibitively expensive, then look for the ‘no move, no fee’ option.

## How to complain about a conveyancer

All conveyancers are not equal, unfortunately. If your provider turns out to be slow, uncommunicative or simply incompetent, there are options to register your displeasure and complain.

1. In England and Wales, you can lodge complaints with the [Legal Ombudsman](https://www.legalombudsman.org.uk/), 
2. The [Law Society](https://www.lawsociety.org.uk/public/for-public-visitors/using-a-solicitor/complain-about-a-solicitor/) 
3. Or the [Council for Licenced Conveyancers](https://www.clc-uk.org/). 
4. In Scotland, you can turn to the [Scottish Legal Complaints Commission](https://www.scottishlegalcomplaints.org.uk/) for help.

A couple sat across a table from a solicitor in an office

Choosing the right conveyancer

Whether you’re buying or selling a home, you need to find a suitable solicitor to help with your transaction.

Choosing a conveyancing solicitor | GetAgent

Choosing a conveyancing solicitor

In the bustling UK property market, the majority of properties are marketed and sold by traditional estate agents. But let's delve deeper and explore just how crucial their services truly are when it comes to selling your home. Is it worth navigating the selling process privately, without relying on an estate agent?

## Can I sell my house without an estate agent?

Yes, technically it's possible to sell your home without an estate agent. And, if you have the time, experience, and resilience, this option could be worth considering. Selling without an estate agent and directly to the buyer is known as a private house sale.

But, before you take the plunge on a private property sale, it's important to thoroughly research everything an agent does when selling a home. This will help you decide whether the money you save on their fee is worth the stress of [selling](https://www.getagent.co.uk/blog/selling-tips/how-to-sell-your-house) one of your most valuable financial assets all by yourself.

## Pros of selling a house without an estate agent 

#### 1. No estate agent fees

As with any service, there's a cost associated with using an estate agent. This is generally a percentage of your final selling price. Most traditional estate agents offer fees [between 0.75% and 3% + VAT](https://www.getagent.co.uk/estate-agent-fees) - but this can change depending on several factors - the size and location for one. 

Some estate agents - usually online estate agents - charge a fixed fee upfront. We recommend avoiding these types of property experts: if they aren't able to sell your home, you won't be refunded your fee.

#### 2. Control over the entire process

The other reason some people choose to avoid working with estate agents is because they'd like greater control over the entire selling process. This can be a detriment to your sale if you aren't completely prepared. Selling a home is a massive undertaking, and one most can't do alone.

#### 3. Not all estate agents provide top-level service

There are over 18,000 estate agencies operating in the UK. Not all of them are going to perform at the same level.

The best way to find a local property expert that meets your requirements is by comparing them using hard data. Our free [Estate Agent Comparison Tool](https://www.getagent.co.uk/vendor) allows you to compare local agents according to experience, speed, and previous asking prices achieved or [compare their fees vs performance](https://www.getagent.co.uk/vendor).

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While these positives might appeal to those with prior experience of marketing and selling property - there are a number of cons that come with the 'do it yourself' method…

## Cons of selling without an estate agent

#### 1. Time-consuming

Taking on all of the responsibilities of an estate agent is a full time job. You'll need to find the time to arrange marketing and logistical materials (like floor plans and your Energy Performance Certificate), conduct viewings, handle negotiations, and chase all the relevant parties during the conveyancing stage. The level of contact estate agents provide throughout the homeselling process is easily underestimated.

#### 2. Restricted marketing opportunities

The biggest online property portals (Zoopla and Rightmove) will not accept a property listing from an individual. This means you'll have to find other ways to market your property.

You could start by distributing leaflets in your local area, putting up a 'for sale' sign, or listing your property on private listing websites or using local newspapers.

#### 3. Valuations

Putting your property on the market at the wrong price could leave you with less money overall. But, getting an accurate valuation of your property can be incredibly difficult without the help of an expert.

Without an accurate value, it could be harder to set an appropriate asking price. You could ask a surveyor to inspect your property, but they will charge a fee for this.

You can read more about the [different types of surveys available and their costs here](https://www.getagent.co.uk/blog/properties/house-survey-costs-types).

#### 4. Covering the costs of selling

You'll have to cover the costs of selling upfront, and you won't get a refund if you don't sell. These costs include: professional photography, marketing materials, and advertising space. You can read the full breakdown in our guide, ['How much does it cost to sell a house'](https://www.getagent.co.uk/blog/selling-tips/house-selling-costs).

#### 5. Security risk

There's always a security risk when it comes to inviting strangers to look around your home. If you choose to sell your house by yourself, you'll need to make sure you take adequate precautions during viewings.

#### 6. No financial or legal protection

Using an estate agent to sell your house means you'll also be protected financially and legally should anything go wrong. Most estate agents operate on a ['no sale, no fee' basis](https://www.getagent.co.uk/blog/estate-agents/no-sale-no-fee-estate-agents). So, if you don't end up selling your home, you won't have to pay for the time the estate agent invested into trying to sell your home, or cover any of the costs of marketing. If something more serious goes wrong, you'll be able to seek recourse from the [Property Ombudsman](https://www.tpos.co.uk/).

You won't have this if you choose to sell your house by yourself - and small mistakes can have big ramifications and legal fees can add up. For example, if your floor plan is inaccurate you can legally be sued by the buyer for misrepresentation.

![Can I sell without an estate agent?](//images.ctfassets.net/us6n8ous4bz0/2BQSj7RUeSDjibqL4CRDnY/c78fff60e2393fa6c2429d311b1e2625/can-i-sell-without-estate-agent-getagent-2.jpg)

## How do I value my home without traditional estate agents?

Valuing a property is an art form. If you underestimate the value of your home, you’ll end up losing money.

On the other hand, if you overvalue your property, it won't sell. Potential buyers will get suspicious if it looks like your home has been on the market for too long.

There are three main ways to approach valuing a property without an estate agent:

#### 1. Online valuation tools and house price calculators

Online house price calculators can be a useful place to start for a brief indiction of your property's value.

Try our free [Instant House Valuation Tool](https://www.getagent.co.uk/online-valuation) - receive an instant property valuation by just entering a few details about your home.

#### 2. Pay a surveyor

Probably the most accurate way to get a valuation without using an estate agent is to pay a surveyor to examine your property.

#### 3 Market analysis

You could also attempt to value your property yourself. To do this, you would have to undertake an extensive analysis of the property market in your area, before carefully examining your own property within this context. We go into more detail about [how to value a property here](https://www.getagent.co.uk/blog/first-time-sellers/how-estate-agents-value).

## Can I advertise on Zoopla or Rightmove without an estate agent?

No - unfortunately you won't be able to advertise on Zoopla or Rightmove, if you decide to sell your house without an estate agent. The most popular property portals - including Rightmove, Zoopla, and OnTheMarket - will only allow you to post an advert on their site if you're working with an estate agent.

Thousands of people visit Rightmove and Zoopla each month. Around Christmas, the number of people surfing property portals consistently reaches into the millions. Clearly, the most popular property portals are vital tools in your marketing arsenal if you're looking to sell your home.

Because of this, if you decide to sell your house without an agent you'll have to consider alternative marketing channels. More often than not, you will end up doing much more work to achieve the same results as a Rightmove or Zoopla advert.

## Will I save money by selling without an estate agent?

In most cases, you won't save money by selling your house with an estate agent. You'll find that working with a traditional estate agent is better value for money than trying to sell your home on your own.

There are two reasons for this:

#### You're likely to sell your house for more if you use an estate agent

Research by [The Advisory](https://www.theadvisory.co.uk/estate-agents/online-vs-high-street/) found that, on average, high street estate agents were able to achieve a 5% higher asking price than simply selling a house online. This _more than compensates_ for the fee that they charge.

#### 2. There are costs covered by estate agent fees that you'll still have to cover

While you won't have to pay a commission fee if you choose to sell your house without an agent, you'll still have to pay for the things the fee covers. This includes (but not limited to):

* Floor plans
* Photography
* Online adverts
* Offline marketing
* Materials like leaflets, for sale signs, and newspaper adverts

**Remember:** Most local estate agents work on a no sale no fee basis. This means there's less risk if you don't end up selling. If you're on your own, you won't get back the money you spent on upfront selling costs if your house doesn't sell.

## Other ways of selling your house without an estate agent

While 'do it yourself selling' is a common way of avoiding working with estate agents, there are other alternatives to consider too. These include:

#### Selling at auction

Properties that need doing up, have potential to extend, or are not attractive to the average buyer (because they are hard to mortgage, or the lease is short) get the most interest at auctions. Auction houses will usually charge both a non-refundable entry fee and commission.

To read more about [selling at auction, head here](https://www.getagent.co.uk/blog/first-time-sellers/should-i-auction-house).

#### Selling to a cash buyer

Most professional cash buyers are property investors. They look to buy properties below market rates to 'improve' them through renovation and extension, then sell them on or rent them out for profit.

The cash buying world has, at times, been a murky industry. Due to a lack of industry regulation, some homeowners have ended up worse off than if they'd sold with an estate agent.

To read more about selling to a cash house buyer, check out blog, ['Should I sell my house to a cash buyer?'](https://www.getagent.co.uk/blog/selling-tips/sell-house-cash-buyer).

#### Part exchange schemes

A part exchange home scheme is where you trade the value of your property against the value of a brand new property. New build part exchanges aim to make substantial gain, which is why you'll _never_ get the full price for your valuation. You can read more about how part exchange schemes work in[ our blog on part exchange](https://www.getagent.co.uk/blog/selling-tips/part-exchange).

None of these options will leave you walking away with the full market value for your property - in fact you're pretty much guaranteed to not - but the benefit of these methods is that you'll sell much quicker than if you try to sell your home by yourself.

## Do I need to use an estate agent if I'm selling my house to a relative?

You don't need to use an estate agent if you're selling your house to a relative or if you know someone who is seriously interested in buying your property.

Selling to a relative means the sale is likely to complete as they know your home and have familial ties. Because you won't need to market your property, you can even avoid paying fees.

However, we still recommend [choosing a conveyancer](https://www.getagent.co.uk/blog/conveyancing/find-a-conveyancer) to help complete the sale even with private house sales. The legal process can be complicated and a conveyancer can help with the workload.

While you can sell your property for any amount you wish, selling your property below market value to a family member might cause complications.

HMRC assesses the value of the property when selling rather than the price paid. If you sell a high value property below its market value, this could be viewed as an attempt to avoid taxes like [Capital Gains](https://www.getagent.co.uk/blog/selling-tips/capital-gains-tax), [Stamp Duty](https://www.getagent.co.uk/blog/buying/stamp-duty) and Inheritance.

## Should I sell without an estate agent?

Whether you decide to appoint an estate agent or manage the sale on your own, the choice is yours.

However, if you're unsure about all the little details and laws regarding the home selling process, or you're worried about the security risk of hosting viewings with strangers, it’s likely a __high street agent__ is the best option for you.

## Summary: Leave it to the professionals

Marketing and selling a house is a tough job. There are lots of variables to keep track of, and there's only so much a full-time worker can handle on their own.

If you haven't got the property knowledge and sales experience to lead the progression of a house sale, our advice is simple: for a well-earned fee, a top estate agent can save you all the time and stress, and will most likely achieve a greater profit.

Compare local estate agents for free today and discover the top-performers in your area. It could make all the difference to your home sale.

Two people standing beside an estate agent who is labelling a floor plan.

Do you need an estate agent to sell your home?

How crucial are estate agents to selling property? Is it possible to sell your home privately without the help of an estate agent?

Can I sell my house without an estate agent?  | GetAgent

Can I sell my house without an estate agent?

It’s been more than a year since our first review of online estate agent Purplebricks, and a lot has happened since. After their share price fell from 5.1% to 4.6% last year, the online agency withdrew its overseas efforts to double down in the United Kingdom. In August, they announced that their strategic focus was now ‘fully on the UK’. 

Along with this renewed UK focus, Purplebricks has also made some changes to their business model, the biggest being a new Money Back Guarantee. Having once proudly made the distinction between their fixed fee service and the high street agent’s proportionate ‘no sale no fee’ charge, Purplebricks have now adopted a NSNF policy - provided that certain criteria are met.

While many might be surprised, the groundwork for this change has been there a while - or at least, since Purplebricks began facing financial difficulties. Back in 2019, Chief Executive Vic Darvey told the Press Association, ‘*With any successful business, you need to adapt and evolve your pricing strategy . . . In certain markets (...) there is a moment of hesitation from customers saying: ‘I know I can save £10,000 but actually do I want to commit to an £899 upfront fee when my house may not sell?*’ At the same time, Purplebricks had reported a £52 million operational loss, and had begun withdrawal from the United States and Australia.

### How do Purplebricks fees work in 2021?

After successful trials in the North West of England, Purplebricks took their Money Back Guarantee scheme nationwide. The Pay Now and Pay Later structure covered in our last article remains the same: Pay Later customers must pay a £365 administration fee to hire conveyancers outside of Purplebricks, while Pay Now customers don’t have to. 

The Classic and Pro packages, aside from a £100 increase, remain intact and unchanged:

**Classic (Individual viewings)**

- London & surrounding areas: £1499
- Rest of UK: £999

**Pro (Assisted viewings)**

- London & surrounding areas: £1999
- Rest of UK: £1499

Back in July 2020, we concluded that, due to their stripped back approach to homeselling, and 50% of their stock not selling, Purplebricks were not a viable option for first time home sellers. Now, with their new Money Back Guarantee, the online agency has taken another cue from the high street agents they promised to outprice and outmarket.

Has anything changed since 2020 to make Purplebricks a reliable option for home sellers? And is their Money Back Guarantee worthwhile?

### How does the Purplebricks Money Back Guarantee work?

The smallprint of the Money Back Guarantee reads:

‘*Money back guarantee of fixed fee redeemable if no qualifying offer is made within 10 months. Qualifying offers are 90% of the property valuation provided.’

This seems pretty straightforward. Fixed fees can only be returned if no qualifying offer of 90% of the property valuation has been made.

Let’s take a look at the terms and conditions. There’s a lot to unpack here, so we’ll address each one in order.

### Potential problems with the Money Back Guarantee

1. **Static selling price**

*Your valuation must be the same as or less than the valuation provided by the Local Property Company (LPC). If you instruct an LPC to advertise at a higher price than the price you were given, you won’t get your money back.*

One of the main issues with the Money Back Guarantee is that it relies on your valuation being static. If you instruct your LPC to advertise at a higher price, you won’t be able to claim your money back if your house doesn’t sell.

If you don’t like the valuation you receive, you could request another LPC to evaluate your room - however, this is contingent on another Purplebricks LPC being available. If they aren’t, you’re stuck with the valuation you were given.

Even if you do manage to get a different LPC, you might still end up violating the Money Back Guarantee. The terms of this aren’t clear, but we know it depends on which expert you instruct, and the valuation you receive.

This is a far cry from the flexibility of high street estate agents. Valuations from these agents are usually free, and you can get them from as many agents as you like.

Here at GetAgent, we always recommend choosing three different agents to evaluate your property. That way, you can pick the best, realistic valuation for your property. You can compare local agents and request valuations for free using our Agent Comparison Tool below.

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2. **Lack of flexibility over viewings**

*If you delay or frustrate the sales process by declining property viewings, then the money back guarantee will not apply and cannot be claimed.*

Another takeaway from the terms and conditions is that declining viewings will lead to the Guarantee being rescinded. This can make things awkward. House viewings should work for you, the home seller, especially if you’ve paid for a Classic Purplebricks package where you arrange viewings yourself.

Aside from declining viewings, it’s unclear how else a home seller might ‘delay’ and ‘frustrate’ the sales process. Ambiguities like these could further jeopardise your chance of claiming your money back if your home doesn’t sell.

3. **Tied in 10 month agreement**

*Purplebricks must be given ‘sufficient time’ to market the property. The Money Back Guarantee is only allowed if you continue to work with Purplebricks for 10 months from the Service Agreement date.*

Purplebricks must be given at least 10 months to market your property. This is a long time for a house to be on the market. If your house doesn’t sell and you reclaim your money, it’ll be much more difficult to sell in the future. Property listings tend to stagnate after a number of weeks of going live, which means the first few weeks are crucial to success. 

If you wait the full 10 months, you might even lose your window to sell altogether. The property market could take a turn for the worse, your financial situation could change, or an unexpected life event could throw a spanner in the works.

This leads us to the next clause:

*Money Back Guarantee won’t be valid if you appoint another agent to market your property, and you accept an offer from this agent before expiry of 10 months is over.*

If your LPC is getting nowhere with your sale, it might get frustrating knowing there’s an agent who could do a better job, but you’re unable to switch because of the 10 month contract.

With high street agents, it’s a much different story. Like Purplebricks, high street estate agents include a tie-in period in their contracts, but they’re usually much shorter. Typically, they last for 6 weeks, with a notice period between 1 and 4 weeks. Of course, there are penalties if these terms aren’t met, but there’s clearly much more flexibility than Purplebricks’s 10 month contract. 

Another plus point with high street agents, is that you can market your property using several of them. Essentially, this makes them compete to get your property sold. While this method has its pros and cons, it’s just one example of the extra freedom found in high street agency’s contracts.

4. **In a recession, you won’t get your money back**

*If property prices reduce by 5% in any quarter as measured by the nationwide house pricing index, the Money Back Guarantee will no longer apply.*

If house prices fall by 5% in a quarter, the Money Back Guarantee will no longer apply. This means that should a recession hit the market, Purplebricks won’t relinquish your money. 

Recessions are inevitable and some real estate agents have recession clauses in their contracts to insulate their business from the worst of the storm. Still, it’s a discomforting thought that should the property market go south, you’ll have the most to lose from your property sale.

### Is the Purplebricks Money Back Guarantee worth it?

While the Money Back Guarantee is undoubtedly an improvement over the original fixed fee service, there are ambiguities and issues with both the service, and ultimately, Purplebricks as a whole. As a result, the Money Back Guarantee doesn’t seem worth it under current circumstances.

In the past few years, we’ve seen Purplebricks return to the UK and overhaul their business model due to financial losses. The Money Back Guarantee is just one of many changes Purplebricks has made to improve the company’s chances of recuperating. This year they’ve also abandoned their old self-employed model and hired their sales agents as permanent employees.  

Whether or not the revamped structure will improve prospects, remains to be seen. If 50% of their home sales continue to fail, Purplebricks will see a double loss in profit as customers will almost definitely seek to invoke the clause.

### Six things you need to qualify for Purplebricks Money Back Guarantee

1. Your valuation must be the same or less than the valuation provided by the Local Property Company (LPC).
2. You can’t refuse house viewings.
3. You must allow Purplebricks to market your property for at least 10 months.
4. You can’t sign on with another agent in these 10 months.
5. Property prices must not drop by 5% in a single quarter.
6. You must not have received an offer worth 90% of your initial valuation.


a purple bricks for sale sign outside an unsold house 

purplebricks-conveyancing.jpg

Purplebricks has made some changes to their business model, the biggest being a new Money Back Guarantee. We take a look at how this works and what you need to qualify.

Purplebricks Money Back Guarantee Review

With interest rates at a historic low, it’s worth considering early repayment of your mortgage. In the current market, you’re unlikely to find a savings account rate with a better return than your current mortgage rate. This makes it more promising to pay off your mortgage early, potentially taking years off your plan.

Try [this Mortgage Overpayment Calculator](http://www.hsbc.co.uk/1/2/mortgages/overpayment-calculator) to see whether paying off your mortgage early makes financial sense.

The benefit of paying off some of your mortgage is that the interest rate - which may be higher in the future - will take a percentage from a smaller amount. This will decrease the overall amount you end up paying for your mortgage. The drawback is that lenders aren’t keen for you to do this, and they might charge a fee for making an early repayment.

Talk to your lender about any possible penalty fees before you make your decision. If they do charge an early repayment fee, make sure to work out whether your savings would exceed the costs of repayment.

We’d also recommend taking into consideration your broader financial situation. Make sure to pay off expensive debts with higher interest rates, such as personal loans, or credit cards, before you make early mortgage repayments.

It’s also good practice to have at least 3-6 months of savings in reserve for everyday emergencies, such as a broken boiler or unexpected redundancy, before thinking about paying off your mortgage early.

If you have any further concerns get in touch with a mortgage advisor. They will be able to provide tailored advice for your unique financial situation.

### Refinancing

Consider refinancing if:

* You’re able to lower your interest rate by at least 1-2%

Refinancing typically costs around 3-6% of the loan’s principal. If you’re not able to reduce your interest rate by 1-2% then your refinancing costs may indeed exceed your savings.

* Interest rates have decreased and you are looking to decrease a loan’s term while incurring the same monthly mortgage payments.

Refinancing in these conditions could help you decrease your loan’s term whilst repaying the same amount monthly.

* Interest rates are falling

Converting to an adjustable rate mortgage plan may be a great option for homeowners who are planning to live in their current property for a few more years. The change allows borrowers to benefit from lower interest rates - and corresponding lower monthly payments - but won’t lead to an increase in monthly mortgage payments when interest rates eventually rise again.


A couple sitting on chairs opposite a money lender. 

Should I repay my mortgage early?

With interest rates at a historic low, you should consider repaying off your mortgage early. However, there's a few things you should consider.

Should I repay my mortgage early? | GetAgent

If you're thinking about putting your home on the market, it’s important to time your sale so you can sell quickly, and get the best price.

While there are some common market trends that are worth bearing in mind, finding the best time to sell is slightly more complicated than avoiding Christmas or the summer holidays.

In this section, we'll look at what other factors could impact the success of your sale, and how you can go about finding out more about the property market in your area.

## When is the best time to sell a house?

Common wisdom says that **spring and autumn** are the best times of year to sell your home.

These months tend to be warmer, and don't coincide with any major holidays. This means that potential buyers have more time to look around homes, and any outdoor spaces are looking their best.

**The best month to sell a house is May**, closely followed by early October. May is right in the middle of the spring period, meaning it will be both green and warm, while October promises mild, crisp weather with no festive intrusions.

## When is the worst time to sell a house?

In contrast, **summer and winter are generally considered the worst times to sell your house** and the hardest times of the year to find a buyer.

Summertime sees many people going away, and it's harder for parents to go on lots of house viewings during the school holidays.

Winter on the other hand is dominated by saving for, and spending on, the festive season. The evenings are colder and darker so you’ll find fewer people are keen to spend the time looking around houses. However, those that do still come for viewings in winter are likely to be the most motivated to buy.

The **slowest month to sell a house is December**. Most buyers are preparing for Christmas in this period and are much less likely to consider moving.

Many estate agents also suggest putting your property on the market at New Year. However, there's divided opinion over whether this is actually a good time to sell your home.

On the one hand, the New Year is a natural time for many people to begin thinking about a 'fresh start', including making the decision to move house. On the other hand, because of this, there can be a lot of competition from other sellers also putting their properties on the market. This makes it easier to get a bit lost among the other properties coming to market.

[The Advisory](https://www.theadvisory.co.uk/house-selling/best-time-to-sell-house/) - an independent advice site for home owners - decided to put these theories to the test. They looked at the time it took for homes listed on property portals across Great Britain at different times of the year to go from listed to **Sold Subject to Contract (SSTC)**.

Their results found that those putting their home on the market in **March** received and accepted an offer in the shortest amount of time (an average of 57 days on the market). The second best month was **April** with an average of 58 days on the market. However, those trying to sell in **November** were likely to be on the market for the longest average time (79 days).

This suggests that as a general rule, spring and autumn are much easier times of year to sell a house than summer or winter - particularly if you're after a fast sale.

However, the reality is a little more complicated…

**_For up to date information on how long it's currently taking to sell homes in your area, [see our House Prices Tool](https://www.getagent.co.uk/house-prices)._**

#### How reliable are these seasonal trends?

Seasonal trends are far from being a hard and fast rule. The performance of the property market in 2020-2021, for example, provides plenty of evidence that suggests that seasonal patterns aren't reliable.

If you're thinking about selling your home, it's important to also consider what other things might impact your sale. Including:

* **Government incentives** - such as Stamp Duty holidays & Help-to-Buy schemes

Every so often, the government tries to stimulate the housing market by offering incentives or schemes that make it more affordable to buy homes. This is either to encourage more people to move, or to help a specific group (usually first time buyers) get onto the market.

A clear example of how these types of schemes and incentives can turbocharge the market is the **[Stamp Duty holiday which](https://www.gov.uk/guidance/stamp-duty-land-tax-temporary-reduced-rates)** came into force in July 2020. This holiday offered a limited time opportunity to buy a property up to £500,000 without having to pay any stamp duty. This allowed buyers to make potential savings of up to £15,000. 

Inevitably, many people were keen to take up the offer, and data published by HMRC showed that almost 115,000 housing transactions took place in May 2021, nearly **140 per cent** higher than in the same month the year before. The prospect of savings overrode the usual seasonal trends - and made it an excellent time for sellers to put their home on the market.

* **General confidence in the economy** - Is saving an attractive option at the moment? How are levels of inflation, and unemployment?

Taking a look at the general condition of the economy _can_ provide an indication of whether people are going to be more or less willing than normal to buy property. 

If someone's financial future is unclear, they're less likely to consider taking on a large financial commitment like a mortgage. However, if interest rates are low, borrowing money becomes more affordable, and people will consider property to be an attainable investment.

* **Wider context** - Other things going on in the news, both locally and nationally, can also impact how interested people are in buying and selling property.

For example, issues surrounding the safety of cladding on high rise buildings - in the wake of the **Grenfell Tower fire**, and subsequent fires such as that at **New Providence Wharf** - have made many potential buyers more cautious about buying flats in tall buildings. Some lenders have even added criteria to their products, which make it more difficult to borrow against a flat in a high rise building.

At a local level, news of infrastructure projects or injections of investment, can have an impact on the housing market. For example, homes along the proposed [Crossrail route](https://www.crossrail.co.uk/news/articles/crossrail-predicted-to-increase-property-values-by-55-billion#:~:text=Crossrail%20could%20help%20create%20%C2%A3,largest%20independent%20commercial%20property%20consultant) have increased in value much faster than other areas of London since the announcement of the project.

## Questions to ask yourself before you decide to sell your house

What should you consider before you decide whether to sell your house? Ask yourself the following questions and you should have a better idea whether it’s worth selling your house or waiting for a better time.

1. How is the property market looking?
2. How are local market conditions?
3. How fast are similar homes near you selling?
4. Are you looking to buy as well as sell?
5. How quickly do you need to sell your house?
6. Am I at risk of negative equity?
7. Do you have the time to go house hunting?
8. Would you benefit from extending rather than selling?
9. How flexible can you be on asking price?

#### What are local market conditions like?

Although many news outlets will report on the property market as a whole, there's actually a huge amount of variation across the country.

Location and house type have a big impact on how easy it is to sell. For example, you'll often find more demand for properties in areas within commuting distance of big cities, than homes in very rural areas. You'll also find very few buyers actively looking to purchase a 10-bedroom mansion, a lighthouse, or a houseboat, so your property type will always factor into this. Make sure you look for comparable properties when you're examining the market.

Having a sense of how much demand you can expect for properties like yours will generally give you a better sense of whether the market is doing well - and whether now is the best time to sell.

For more information on local market conditions, check out our free **[House Prices Tool](https://www.getagent.co.uk/house-prices)**.

#### Do flats sell easier than houses?

In recent years, flats have proven more difficult to sell than houses. In an [article published in March 2021](https://www.zoopla.co.uk/discover/property-news/what-s-hot-in-the-housing-market/), Zoopla reported that flats were selling at least 3 weeks behind houses.

This isn’t always the case. Flats in big cities like London tend to sell quicker than houses because people are more likely to settle for cheaper accommodation.

However, because most flats are leasehold properties, they are usually more difficult to sell in the long run, especially if their lease is short. Also, flats are less likely to grow in value whereas the value of houses tends to rise over time.

#### Your personal circumstances

##### Are you looking to buy as well as sell?

Not all homesellers are looking to purchase another property. But, if you are selling in order to finance a move, you'll need to consider whether the market is good for _buying_ as well as for selling. While those just selling might rejoice at high house prices and lots of buyer demand, if you're selling and buying at the same time, this type of market can make the onward purchase much more stressful and expensive.

##### How quickly do you need to sell?

There are many reasons for selling: a new job, upsizing, downsizing, releasing equity. If you're in a hurry to move, you may decide it's less important to wait for the market to be 'just right', and more important that you sell quickly.

##### Am you at risk of negative equity?

It's a valid question to ponder, especially when considering your financial position and the current value of your property. Negative equity occurs when the value of your home declines to a point where it falls below the amount you initially purchased it for. 

This situation can become worrisome, particularly if your **loan-to-value (LTV) ratio** remains high, indicating that you may owe more on your mortgage than the current value of your property. It's crucial to assess these factors to better understand your risk of negative equity.

##### Who will I choose to help sell my home?

Selling a house isn't just a case of putting it online and hoping for the best. A lot of work goes into preparing and promoting it.

Even if you put your property on the market at the best possible moment, you won't feel the full benefit if you don't have the best team supporting you. Good photos, and strong online adverts will ensure your property stands out from the crowd, and encourage buyers to look round.

A well-prepared, local estate agent, who can provide all the information a potential buyer might need, will present your home in a much better light than an agent who doesn't know basic information. For more information on the attributes that make a local real estate agent, our [article](https://www.getagent.co.uk/blog/estate-agents/what-do-estate-agents-do) has it all.

## Should I sell my house now?

If you’re thinking about selling your house imminently, there are **five primary considerations** you need to make before you start.

#### 1 - Property market

How's the property market looking? The best time to sell is when there’s lots of buyers actively looking, but not enough sellers to satisfy them. Buyer competition reduces the amount of time you spend on the market, and drives up prices.

If you're thinking about selling your home now, there are a number of ways you can research what's going on in the market:

#### 2 - Home prices

House prices increase when there's a lot of competition or demand for homes. Prices go down when there are fewer buyers than sellers. If house prices are consistently growing in your area, that's a good indicator that there are lots of potential buyers.

For more information on local market conditions, check out our free **[House Prices Tool](https://www.getagent.co.uk/house-prices)**.

#### 3 - Demand

Property portals, like [Zoopla](https://www.zoopla.co.uk/discover/property-news/housing-market-sees-record-boxing-day-bounce/) and [Rightmove](https://www.rightmove.co.uk/news/articles/property-news/the-nation-is-busiest-home-hunting-at-8-48pm-on-a-wednesday/) often research buyer demand by looking at how many people are searching for property on their sites. Take this information with a pinch of salt - although it does correlate with the number of people searching, it also includes a lot of 'window shoppers' just surfing property portals for inspiration, or fantasy shopping.

Property portals are, however, a good place to see how many other sellers in your area are currently on the market. Take a look to see how many properties like yours are currently available, and how long they've been on the market. If properties have been on the market for several months, it's likely they're not currently in high demand.

#### 4 - Average mortgage rates & availability

When interest rates are low, borrowing becomes more affordable, and saving becomes less profitable. Because mortgage payments are significantly less than they would be in a high interest economy, it becomes more appealing for people to take out a mortgage and buy a property. Low interest rates are also a reflection of the general confidence mortgage lenders (many of whom are big banks) have in the economy.

The knock-on-effect of this is that house prices tend to increase when interest rates are low, because there's greater demand in the market. This is particularly positive if you’re trying to sell your home. More buyers entering the market means you’re more likely to sell your home quickly and for a higher price.

During the pandemic housing boom, interest rates were at an historic low. Housing prices rose amid a shortage of stock. This meant that while the number of 'for sale' homes was low, there was big competition for the properties that were available.

Higher interest rates, on the other hand, are associated with rising mortgage rates. When interest rates go up, borrowing becomes more expensive for banks and lenders. To offset this increased cost of borrowing, they often raise mortgage interest rates to maintain profitability. They need to balance their expenses and revenues to ensure their lending activities remain sustainable.

#### 5 - Estate agents

A local estate agent can be a great source of information about the state of the property market. If you're considering selling in the near future, we'd recommend [booking a free valuation](https://www.getagent.co.uk/vendor) with a few local agencies, and asking for their honest view about whether it's the right time to be going on the market. The best estate agents will be able to back up their answer with stats and data about the market - and properties they have recently sold.

## Summary: Don't compromise your sale

When you start thinking about putting your home on the market, it’s worth taking the wider property market and economy into account. However, trying to figure out whether market conditions are perfect shouldn't be the only thing you take into consideration.

The best time to sell your house is the time that fits best with your future plans. There will always be times when the market fluctuates, for better or worse, but attempting to game the market on such a long timescale transaction is rarely worth it.

If you’re not able to time your sale to coincide with a market peak, do not worry. People need to move house all the time, for reasons that don't fit with market trends: work, family, or finances. It may be a little harder to sell, but in the long run, the best estate agents will help you sell quickly at any time of the year.


Couple sitting against a bed looking at a notepad pensively.

Should I sell my house now?

While there are common market trends, finding the best time to sell your home is more complicated than avoiding Christmas or the summer holidays.

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