Before You List in London

London market snapshot

Understanding where the London market sits right now helps you set realistic expectations on price, timeline, and the type of buyer you are likely to attract.

Sources: HM Land Registry Price Paid Data, Greater London Authority Housing Statistics

What makes selling in London different

Every region of England has its property quirks, but London concentrates more of them into a single market than anywhere else. Here are the factors that make London conveyancing uniquely challenging.

Highest leasehold percentage in England

Over 55% of London properties are leasehold, compared to a national average of around 20%. This means more than half of all London sales require a leasehold management pack from the freeholder or managing agent, lease length verification, ground rent and service charge disclosure, and review of any Section 20 notices for major works. Each of these adds time and complexity to the conveyancing process. If you are selling a flat, our guide on selling a leasehold flat covers the full step-by-step process. A management pack alone can take 4 to 6 weeks to arrive, and some managing agents charge £200 to £500 for the privilege.

EWS1 fire safety certificates

Since the Grenfell Tower tragedy in 2017, thousands of residential blocks across London have been affected by fire safety concerns. Buildings over 11 metres tall (roughly four storeys) typically require an EWS1 External Wall System form before a mortgage lender will approve a loan against a flat in the block. Without a valid EWS1, sales can stall for months or collapse entirely, as the property becomes effectively unmortgageable. The assessment process involves a qualified fire engineer inspecting the building's external wall system, and the wait for an assessor can be 4 to 16 weeks depending on demand. London sellers in affected blocks should check their building's EWS1 status with the managing agent or residents' association as early as possible. Our guide on the EWS1 form when selling a flat explains how to navigate the process.

Longest conveyancing times in England

London's average time from listing to completion is 22 to 26 weeks, significantly longer than the national average of 18 to 22 weeks. Three factors drive this: leasehold complexity adds extra layers of documentation and enquiries, property chains tend to be longer in London (often four or five links), and council search turnaround times vary wildly across the 33 boroughs. Understanding the typical conveyancing timeline helps you plan realistically.

Stamp duty impact at London prices

At an average price of £535,000, stamp duty land tax is a significant cost that directly affects what buyers are willing to offer. First-time buyers cannot claim FTB relief because the property exceeds the £500,000 cap, and additional property buyers face a total SDLT bill of £43,500. Many London agents advise sellers to be aware of the buyer's SDLT burden when setting an asking price, because buyers at this price point are acutely conscious of total acquisition cost. See the detailed breakdown later in this guide.

Conservation areas in every borough

Every London borough contains at least one conservation area, and many have dozens. Article 4 directions within these areas remove permitted development rights, meaning alterations that would normally not need planning permission — such as replacing windows, changing a front door, or rendering an exterior wall — require formal consent. As a seller, you must disclose any works carried out on the property on the TA6 property information form. If previous owners made changes without the necessary approvals, this can trigger additional enquiries and delay the sale while indemnity insurance or retrospective consent is obtained.

Thames flood risk

Large areas of London fall within Environment Agency flood zones 2 and 3, particularly in riverside boroughs such as Greenwich, Richmond, Hammersmith and Fulham, and Tower Hamlets. The Thames Barrier provides significant protection, but properties in higher flood risk zones will still show up on the buyer's flood risk search and can affect mortgage availability and buildings insurance premiums. Sellers in these areas should have details of any flood resilience measures, previous flood events, and insurance arrangements ready to disclose. Understanding which property searches your buyer will need helps you prepare for the questions that will follow.

Property searches for London sales

The buyer's solicitor will order searches as part of the conveyancing process, but knowing what to expect helps you prepare for the enquiries that follow. London sales typically involve the following searches.

For a full explanation of each search type and what the results mean, see our guide to property searches explained.

Council search turnaround times by borough

Local authority search turnaround is one of the biggest variables in London conveyancing. The table below shows estimated working-day turnaround times for the most commonly transacted boroughs. These figures fluctuate with staffing levels and seasonal demand, so treat them as a guide rather than a guarantee.

Sources: Individual borough council websites, Law Society search data

London property types and their selling quirks

The type of property you are selling in London determines which documents you need, what issues a buyer's solicitor will focus on, and how long the conveyancing is likely to take. Here are the four most common categories and what to watch for with each.

Purpose-built flats

Purpose-built flats account for the largest share of London sales. The key conveyancing concerns are the leasehold management pack (service charge accounts, ground rent, buildings insurance, and managing agent details), the remaining lease length (critical: a lease under 80 years significantly affects mortgageability and triggers marriage value on any extension), and EWS1 certification for blocks over 11 metres. You should also check whether the freeholder has served any Section 20 notices for planned major works, as these can create unexpected liabilities that deter buyers. Having three years of service charge accounts and confirmation of current ground rent ready before listing can save weeks.

Victorian and Edwardian conversions

Converted houses split into flats are extremely common across inner London boroughs — see our guide on selling a Victorian terraced house for the specific challenges these properties present. These properties often have share-of-freehold arrangements rather than a traditional freeholder, which adds a layer of complexity. The buyer's solicitor will want to see the freehold company structure, any party wall agreements, and whether converted lofts or basements have the necessary building regulations sign-off. If the conversion was done before modern regulations, you may need an indemnity policy to cover the absence of a completion certificate. Party wall issues are particularly common where neighbouring properties share structural walls, and your solicitor should check whether any TA6 disclosures are needed regarding boundary or structural disputes.

Ex-council properties (Right to Buy)

Properties purchased under the Right to Buy scheme have specific conveyancing requirements. The buyer's solicitor will check for social housing covenants that may restrict resale within a certain period, and will want to see whether any Section 20 notices have been served for major works to the block. Major works bills on ex-council blocks can run into tens of thousands of pounds, and recent or pending bills must be disclosed. Structural surveys are particularly important for ex-council properties, as some large-panel system blocks built in the 1960s and 1970s may have specific structural concerns. Having a clear picture of any outstanding or planned major works charges is essential before listing.

Conservation area terraces and period houses

Period terraced houses in conservation areas are among London's most desirable properties, but they come with specific constraints. Article 4 directions restrict alterations to the front elevation, roof, and sometimes rear of the property. Listed building status adds further restrictions and requires listed building consent for any works affecting the building's character. Basement excavations, increasingly common in prime London boroughs, require both planning permission and structural engineering sign-off. Any works carried out without the correct permissions must be disclosed on the TA6 form. Sellers should gather all planning permissions, building regulations certificates, and listed building consents before listing to avoid delays during the enquiry process.

Stamp duty at London prices

Stamp duty land tax is a bigger factor in London sales than in any other English region. At the average London price of £535,000, the buyer's SDLT bill is substantial — and it directly influences what they are prepared to offer. Following the April 2025 threshold reversion, the current rates are as follows.

SDLT at £535,000 (current rates from April 2025)

How the standard calculation works: 0% on the first £125,000, then 2% on the portion from £125,001 to £250,000 (£2,500), then 5% on the portion from £250,001 to £535,000 (£14,250). Total: £16,750.

For additional property buyers: the 5% surcharge applies to the full purchase price (£535,000 × 5% = £26,750), added on top of the standard £16,750, giving a total of £43,500.

This means a significant proportion of London buyers are paying £16,750 or more in tax alone, on top of the purchase price. Savvy London sellers account for this when pricing their property, recognising that the total acquisition cost — not just the asking price — is what matters to buyers. For a full explanation of how stamp duty works and the current thresholds, see our conveyancing costs breakdown. Leasehold sellers should also read our guide on the cost of selling a leasehold flat.

Pre-listing checklist for London sellers

This checklist is tailored specifically to London. Work through it before you go to market and you will be in a stronger position than the vast majority of sellers in the capital.

1. Instruct a leasehold-specialist solicitor. If your property is leasehold (over 55% of London properties are), choose a solicitor with specific leasehold conveyancing experience. Instruct them before you list, not after you accept an offer.
2. Order your leasehold management pack. Contact your managing agent or freeholder immediately. Allow 4 to 6 weeks for delivery. This is the single biggest cause of delay in London leasehold sales. See our guide on leasehold management pack costs for what to expect.
3. Check your EWS1 status. If your flat is in a block over 11 metres, contact the managing agent or residents' association to confirm whether an EWS1 certificate exists. If not, find out whether an assessment has been commissioned and the expected timeline.
4. Verify your remaining lease length. Check your lease to confirm the unexpired term. If it is below 85 years, consider starting a statutory lease extension before listing. Below 80 years, mortgage lenders may refuse to lend.
5. Obtain your title documents from HM Land Registry. Your solicitor can download the official copies of your title register and title plan for a few pounds. Do this early to identify any title defects or restrictions.
6. Complete your TA6 property information form. Fill in the TA6 form thoroughly and honestly. Pay particular attention to questions about alterations, planning permissions, disputes, and flooding. Incomplete or vague answers are the primary cause of follow-up enquiries that add weeks to the process.
7. Complete your TA10 fittings and contents form. List every fixture, fitting, and item of contents, specifying whether each is included, excluded, or available by negotiation. This avoids disputes later and speeds up the sales process.
8. Check conservation area and Article 4 status. Confirm whether your property is in a conservation area and whether any Article 4 directions apply. Check that all external works have the necessary permissions.
9. Gather planning permissions and building regulations certificates. Collect documentation for any works done to the property, including loft conversions, extensions, basement excavations, and kitchen or bathroom reconfigurations that affected the building structure.
10. Check your flood zone status. Use the Environment Agency's flood risk map to check whether your property is in flood zone 2 or 3. If it is, prepare details of any flood resilience measures and your buildings insurance arrangements.
11. Ensure your EPC is valid. You must have a valid Energy Performance Certificate before marketing your property. EPCs last 10 years. Check the government's EPC register to see if you already have one.
12. Calculate SDLT for your likely buyer. Understand how much stamp duty your buyer will pay at your expected sale price. This helps you price competitively and anticipate the type of buyer you will attract.
13. Check for Section 20 notices and major works. If your property is leasehold, check whether any major works are planned or in progress. Outstanding or upcoming major works bills must be disclosed and can significantly affect buyer appetite.
14. Prepare service charge and ground rent records. Have at least three years of service charge accounts, the current year's budget, and confirmation of current ground rent ready. These will be requested as part of the management pack process.
15. Consider getting a pre-sale survey. Particularly for older properties, a pre-sale condition report can identify issues before the buyer's surveyor finds them. Addressing problems upfront avoids renegotiation or the sale falling through after survey.

Tips for a faster sale in London

Given London's longer-than-average conveyancing times, anything you can do to front-load preparation will pay dividends. Here are the most impactful actions for London sellers specifically.

• Instruct a leasehold-specialist solicitor from day one. General-practice solicitors without significant leasehold experience can add weeks to a London transaction. Look for firms that handle high volumes of London leasehold sales and can demonstrate familiarity with the specific requirements.
• Order the management pack before you list. This is the single highest-impact preparation step for London leasehold sellers. With a 4- to 6-week turnaround, ordering after accepting an offer means the buyer is waiting from day one.
• Get EWS1 clarity as early as possible. If your building needs an EWS1 and does not have one, understand the realistic timeline. In some cases, it may be better to wait until the certificate is in hand before listing, rather than risk a buyer pulling out when their lender requests it.
• Price with SDLT in mind. At London prices, stamp duty is a material part of the buyer's total cost. Pricing just below an SDLT threshold can make your property more attractive. At £535,000, consider whether a small price reduction could make the total acquisition cost significantly more appealing.
• Prepare a complete seller's pack upfront. Title documents, TA6, TA10, management pack, EPC, and any planning or building control certificates — having everything ready means your solicitor can send the full pack to the buyer's solicitor the moment you accept an offer. This alone can save 4 to 6 weeks and demonstrates to buyers that you are a serious, organised seller.
• Choose a buyer who can move quickly. Cash buyers and chain-free first-time buyers complete faster. While you may accept a slightly lower offer, the reduced risk of fall-through and faster timeline can make the overall outcome better.

If you are also considering selling a property in the commuter belt, our South East England pre-listing guide covers the region-specific issues for areas just outside the M25.

Sources

• HM Land Registry — Price Paid Data and UK House Price Index ( gov.uk)
• Greater London Authority — Housing and Land statistics ( data.london.gov.uk)
• HMRC — Stamp Duty Land Tax rates and thresholds ( gov.uk)
• Environment Agency — Flood risk map for planning ( flood-map-for-planning.service.gov.uk)
• RICS — EWS1 External Wall System fire review guidance ( rics.org)
• The Law Society — Property information forms and conveyancing practice guidance ( lawsociety.org.uk)
• Individual London borough council websites — Search turnaround times and conservation area maps

Frequently asked questions