What Order Do Things Happen When Selling a House?

Selling a house involves dozens of individual steps, and if you have never done it before, the process can feel overwhelming. The good news is that the order in which things happen is broadly the same for every residential sale in England and Wales. Once you understand the sequence, you can plan ahead, prepare the right documents at the right time, and avoid the delays that catch unprepared sellers off guard.

This guide sets out the complete selling timeline from start to finish, explaining what happens at each stage, how long it typically takes, and what you need to do. Whether you are selling for the first time or simply want a refresher, use this as your roadmap.

Stage 1: Get your property valued

The process begins with understanding what your property is worth. Most sellers invite two or three local estate agents to carry out a market appraisal, which is a free, no-obligation valuation based on comparable sales in your area, the condition of the property, and current market conditions.

Agents will typically visit your home, spend 20 to 40 minutes looking around, and then follow up with a written valuation and their proposed marketing strategy. It is worth getting multiple opinions because valuations can vary significantly between agents. Look for agents who can evidence their figures with recent comparable sales data from the Land Registry, rather than those who simply quote a high number to win your instruction.

At this stage you should also check whether you have a valid Energy Performance Certificate (EPC). An EPC is legally required before you can market the property and is valid for 10 years. If yours has expired or you have never had one, arrange an assessment now so it is ready before you list.

Stage 2: Choose an estate agent and instruct a solicitor

Once you have your valuations, choose an estate agent and sign their terms of business. Most sellers in England and Wales use a single agent on a sole agency agreement, which typically carries a commission of 1% to 1.8% plus VAT. Check whether the contract includes a tie-in period and what notice you need to give if you want to switch agents.

At the same time, or even before, you should instruct a solicitor or licensed conveyancer. Many sellers wait until they have accepted an offer to do this, but instructing early is one of the most effective ways to speed up the process. An early instruction means your solicitor can obtain your title deeds from the Land Registry, prepare the draft contract, and help you complete the property information forms while you are still on the market.

Stage 3: Prepare your legal paperwork

Before your property is listed, or at the very latest immediately after accepting an offer, your solicitor will ask you to complete several important forms. The key documents are:

• TA6 (Property Information Form): A detailed questionnaire covering 14 sections about your property, including boundaries, disputes, planning permissions, environmental issues, and services. This is the most time-consuming form and the one most likely to cause delays if left until later.
• TA10 (Fittings and Contents Form): Lists every fixture, fitting, and item of contents, specifying whether each is included in the sale, excluded, or available by separate negotiation.
• TA7 (Leasehold Information Form): Required only if you are selling a leasehold property, covering details about the lease, service charges, ground rent, and the freeholder.
• Title deeds and official copies: Your solicitor obtains these from HM Land Registry. They confirm who owns the property, the boundaries, and any restrictions or charges registered against it.

You should also gather any certificates and guarantees for work done on the property, such as building regulations completion certificates, electrical installation certificates, FENSA certificates for replacement windows, damp proofing guarantees, and boiler installation records. Missing paperwork at this stage is one of the most common causes of conveyancing delays. For the full list of what you need, see our conveyancing checklist for sellers.

Stage 4: List the property and conduct viewings

Your estate agent will arrange professional photographs, write the property listing, and market your home on the major portals (Rightmove, Zoopla, and OnTheMarket). They will also add the property to their own website and may promote it through their mailing list of registered buyers.

Once the property is live, viewings begin. On average, a property in England takes around 4 to 8 weeks to receive an acceptable offer, though this varies enormously depending on location, pricing, property type, and market conditions. During this period, keep the property presentable and be flexible with viewing times to maximise interest.

If you want to improve your chances of a quicker sale, see our guide on how to sell your house fast.

Stage 5: Receive and accept an offer

When a buyer makes an offer, your estate agent will present it to you along with details of the buyer's position: whether they are a first-time buyer, chain-free, have a mortgage agreement in principle, and how quickly they can proceed. You can accept, reject, or negotiate the offer.

Once you accept an offer, it is important to understand that the agreement is not yet legally binding. In England and Wales, neither party is committed until exchange of contracts, which is several weeks away. This is the period when sales are most vulnerable to falling through, which is why having your legal paperwork ready is so valuable.

Your estate agent will issue a memorandum of sale to both solicitors, confirming the agreed price and the details of all parties. This formally starts the conveyancing process.

Stage 6: The conveyancing process

Conveyancing is the legal process of transferring property ownership from seller to buyer. For a detailed breakdown of timelines, see our guide on how long conveyancing takes. Here is what happens in order:

6a. Your solicitor sends the draft contract pack

Your solicitor compiles a draft contract pack and sends it to the buyer's solicitor. This pack includes the draft contract itself, your completed TA6 and TA10 forms, official copies of the title from the Land Registry, any supporting documents (certificates, planning permissions, guarantees), and the EPC. If you prepared these documents before listing, this step happens very quickly. If not, there will be a delay while you complete forms and track down paperwork.

6b. The buyer's solicitor reviews and raises enquiries

The buyer's solicitor reviews every document in the contract pack and raises pre-contract enquiries — written questions seeking clarification on anything unclear, incomplete, or concerning. Common enquiries relate to planning permissions, boundary responsibilities, building works, and answers given on the TA6 form.

Your solicitor passes these enquiries to you. You answer them (or your solicitor drafts answers for your approval), and they are sent back. There may be several rounds of enquiries. Responding promptly is critical — every slow reply adds days or weeks to the timeline.

6c. The buyer arranges searches and a mortgage

In parallel with the enquiries process, the buyer's solicitor orders property searches from the local authority and other providers. These cover local planning, environmental risks, drainage, flooding, and other matters. Searches typically take 2 to 6 weeks depending on the local authority.

The buyer also arranges their mortgage during this period. The lender carries out a valuation of the property (either a desktop valuation or a physical inspection) and, if satisfied, issues a formal mortgage offer. The mortgage offer must be in place before exchange can happen.

6d. Both sides agree the contract and prepare for exchange

Once all enquiries are resolved, searches are back, and the mortgage offer is in place, both solicitors agree the final wording of the contract. Each party signs their copy of the contract, and a completion date is agreed. At this point, everything is in place for exchange.

Stage 7: Exchange of contracts

Exchange of contracts is the moment the sale becomes legally binding. The two solicitors exchange signed contracts over the telephone using one of the Law Society's standard formulas. At exchange, the buyer pays a deposit (usually 10% of the purchase price) to your solicitor, and the completion date is fixed in the contract.

From this point, neither party can pull out without facing serious financial penalties. If the buyer withdraws, you are entitled to keep the deposit. If you withdraw, the buyer can claim damages and recover their costs. For a detailed explanation of what happens next, see our guide on what happens between exchange and completion.

Stage 8: Between exchange and completion

The gap between exchange and completion is usually 1 to 4 weeks, with 2 weeks being the most common. During this period, you need to:

• Sign the transfer deed (TR1) and return it to your solicitor
• Book a removal company and start packing
• Keep your buildings insurance in place — risk remains with the seller until completion under the Standard Conditions of Sale
• Notify utility providers (gas, electricity, water, council tax, broadband) of your moving date
• Set up a Royal Mail redirect to your new address
• Gather all keys, alarm codes, and appliance manuals for the buyer

Your solicitor will be working behind the scenes during this period too, obtaining a mortgage redemption figure from your lender, preparing a completion statement showing how the proceeds will be distributed, and coordinating with the buyer's solicitor on final details.

Stage 9: Completion day

Completion day is when the property officially changes hands. For a full walkthrough, see our guide on what happens on completion day for sellers. Here is the typical sequence:

1. Morning: Take final meter readings for gas, electricity, and water. Photograph each meter as evidence.
2. Mid-morning: The buyer's solicitor transfers the remaining purchase funds (the full price minus the deposit already held) to your solicitor via CHAPS bank transfer.
3. Late morning to early afternoon: Your solicitor confirms receipt of the funds. Completion is formally declared. In chain transactions, this may take until mid-afternoon as funds pass up the chain.
4. Key handover: Once completion is confirmed, you release the keys — usually by leaving them with the estate agent for the buyer to collect.
5. Financial settlement: Your solicitor repays your mortgage, settles the estate agent's commission, deducts their own fees, and transfers the remaining balance to your bank account. The funds typically arrive within 1 to 2 working days.

Stage 10: After completion

After completion, there are a few final administrative tasks. Your solicitor sends the signed transfer deed (TR1) to the buyer's solicitor for registration at HM Land Registry. The buyer's solicitor handles the registration — you do not need to do anything for this step.

On your side, you should confirm that your mortgage has been fully redeemed by checking with your lender, notify HMRC if you need to report any capital gains tax liability (you have 60 days from completion to report and pay CGT on residential property disposals if applicable), and keep your completion paperwork safe for future reference.

Summary timeline: the selling process at a glance

How to speed up the process

The single most effective thing a seller can do to speed up the process is to prepare legal documents before listing. If your TA6, TA10, title documents, and supporting certificates are all ready when you accept an offer, your solicitor can send the contract pack to the buyer's solicitor within days rather than weeks. This alone can cut 4 to 6 weeks off the total timeline.

Other ways to keep things moving include:

• Respond to enquiries within 48 hours. Every delayed response adds time. Ask your solicitor to forward enquiries to you immediately.
• Choose a proactive solicitor. The quality and responsiveness of your conveyancer has a huge impact on the timeline. Look for firms with Law Society CQS accreditation and ask about their average completion times.
• Consider upfront searches. Ordering property searches before you list means results are available immediately when a buyer is found, removing another potential bottleneck.
• Stay in close contact. Chase your solicitor weekly for updates and make sure nothing is sitting in a queue waiting for your attention.

Pine is designed to help sellers front-load the legal preparation. By completing property information forms, gathering documents, and ordering searches before listing, you arrive at the offer stage with everything your buyer's solicitor needs already in place.

Sources and further reading

• The Law Society — Conveyancing protocol, Standard Conditions of Sale, and property information forms (lawsociety.org.uk)
• HM Land Registry — Title registration, official copies, and property ownership records (gov.uk/government/organisations/land-registry)
• Gov.uk — Guidance on selling a home, Energy Performance Certificates, and capital gains tax reporting (gov.uk)
• RICS (Royal Institution of Chartered Surveyors) — Market valuations and property survey standards (rics.org)
• Propertymark — Estate agent professional standards, market data, and best practice guidance (propertymark.co.uk)
• HomeOwners Alliance — Consumer guidance on the selling process from valuation to completion (hoa.org.uk)
• Council for Licensed Conveyancers (CLC) — Regulation of licensed conveyancers and conveyancing standards (clc.gov.uk)
• HMRC — Capital gains tax on residential property disposals, 60-day reporting requirements (gov.uk/capital-gains-tax)

Frequently asked questions