Sell your home privately.
Know exactly what to do.

Section 1

Why sell privately?

Selling privately means marketing and managing your sale directly, without instructing a high-street estate agent. You retain full control — and keep the commission that would otherwise leave your pocket.

Estate agent fees typically run between 1% and 3% of the sale price, plus VAT. On a £350,000 property, that is between £3,500 and £10,500 paid to a third party for work you are entirely capable of managing yourself, particularly with the right tools and guidance.

Private selling does not mean unsupported selling. You still instruct a qualified solicitor or licensed conveyancer to handle the legal transfer — that is always required, regardless of how you market the property.

Section 2

Before you list: pre-sale obligations

Several things must be in place before you can legally market your property. Do not list until these are resolved.

2.1 — Instruct a solicitor or licensed conveyancer

Do this before you list, not after you accept an offer. Delays caused by instructing a solicitor late are one of the most common reasons sales fall through.

2.2 — Energy Performance Certificate (EPC)

• Rates energy efficiency from A (most efficient) to G
• Must be carried out by an accredited Domestic Energy Assessor (DEA)
• Valid for 10 years from the date of issue
• Must be made available to prospective buyers free of charge
• Typical cost: £60–£120. Exemptions are rare and unlikely to apply to a standard residential sale

2.3 — Confirm your title and right to sell

Your solicitor will confirm you hold legal title at HM Land Registry. Resolve the following before you list:

• Outstanding mortgages — your lender must be notified; the mortgage is redeemed from sale proceeds on completion
• Joint ownership — all legal owners must consent to and sign the sale
• Restrictive covenants — restrictions on what the property can be used for, or how it can be altered
• Rights of way, easements, or shared access that burden or benefit the title
• Leasehold complications (see 2.5 below)

2.4 — Complete the Law Society property information forms

Your solicitor will ask you to complete these standard forms. They form the legal pack shared with the buyer's solicitor and, ultimately, with the buyer themselves.

2.5 — Leasehold properties: additional requirements

If your property is leasehold (most flats, and some houses), you have additional pre-sale obligations. You must obtain a leasehold information pack (LPE1 form) from your freeholder or managing agent. This typically includes:

• A copy of the lease
• Ground rent and service charge accounts (usually 3 years)
• Building insurance details
• Details of any planned major works or Section 20 notices
• Any outstanding arrears or disputes with the freeholder

2.6 — Notify your mortgage lender

If there is an outstanding mortgage on the property, your lender must be notified of the sale. You do not need their permission to sell, but the mortgage will be redeemed from the sale proceeds on completion. Check your mortgage terms for early repayment charges (ERCs) and obtain a redemption figure before accepting an offer.

Section 3

Your legal obligations as a vendor

These are your statutory duties. Breaching them can expose you to civil liability or, in serious cases, criminal prosecution. Read this section carefully.

3.1 — Accurate and non-misleading descriptions

The Consumer Protection from Unfair Trading Regulations 2008 (CPRs) apply to all property sales by private individuals. They prohibit misleading actions and misleading omissions. You must not:

• Make false statements about the property (number of bedrooms, size, planning status)
• Omit material information that a buyer would reasonably need to make a purchasing decision
• Create a false impression about the condition of the property
• Describe a room as a "bedroom" if it does not meet habitable room standards (e.g. no window, insufficient ceiling height)
• Claim planning permission exists if it has lapsed, been refused, or is subject to conditions
• Conceal known structural defects, subsidence, Japanese knotweed, or flooding history

3.2 — Specific disclosure obligations

3.3 — Works and planning consents

If you have carried out works on the property, declare them accurately on the TA6. The buyer's solicitor will request evidence of consent. Missing or incomplete documentation will delay the transaction. If works were carried out without necessary consents, seek retrospective approval or take out indemnity insurance before exchange — your solicitor will advise.

• Planning permission for extensions, outbuildings, change of use
• Building regulations completion certificates
• FENSA or CERTASS certificates for replacement windows and doors
• Gas Safe certificates for boiler installation or replacement
• Electrical installation certificates (EICR) for significant electrical works
• Party Wall agreements where relevant

3.4 — Anti-money laundering identity checks

Your solicitor is required by law under the Money Laundering, Terrorist Financing and Transfer of Funds Regulations 2017 to verify your identity before acting for you. You will need to provide government-issued photo ID (passport or driving licence) and recent proof of address (utility bill or bank statement). This is a regulatory requirement — not optional.

Section 4

Material information: what your listing must include

The National Trading Standards Estate and Letting Agency Team (NTSELAT) published updated guidance in 2022 requiring material information to be disclosed upfront in any property listing — including those placed by private vendors. This applies to every listing on FYSH.

The guidance divides material information into three parts. Parts A and B are mandatory for every listing. Part C applies where the relevant characteristics are present.

Section 5

Setting your asking price

Without an agent, pricing falls to you. Price too high and you attract few enquiries. Price too low and you leave money on the table. Accurate pricing is the most important decision you make.

Research comparable evidence

The most reliable method. Review recent sold prices — not asking prices — for similar properties in your immediate area. Use:

• HM Land Registry sold price data at gov.uk/search-house-prices — the authoritative source
• Rightmove's sold prices tool for local comparables
• Zoopla's sold prices database

Compare properties of similar type, size, condition, and proximity. Adjust your estimate for meaningful differences — a larger garden, off-street parking, a recently fitted kitchen, or a south-facing aspect all affect value.

Consider a formal valuation

A RICS Red Book valuation from a RICS-registered valuer provides the most defensible asking price. Typically costs £250–£500. Worth considering if the property is unusual, high-value, in a specialist market, or if you simply want a professional second opinion. Online valuation tools provide a rough indication only — they cannot account for current condition or micro-market nuance.

Section 6

Preparing your listing

Your listing is your primary sales tool. Buyers make quick judgements — most will decide within seconds whether to read further. Put work into this stage and the enquiries follow.

Photography

Photography is the single biggest factor in whether buyers click through. Poor photos mean few enquiries, regardless of the property's quality.

• Shoot in daylight — open all blinds and curtains, turn on all lights
• Declutter and tidy thoroughly before shooting — remove personal items from surfaces
• Shoot from corners to maximise the apparent size of each room
• Include every main room, kitchen, bathroom, garden, exterior front, parking
• Use a wide-angle lens (most modern smartphones are adequate in good light)
• Consider a professional property photographer (£100–£250) — it consistently pays for itself in enquiry volume

Description

Write an accurate, informative description. The NTSELAT guidance (Section 4) requires Parts A and B to appear in the listing itself. Structure your description to lead with the property's strongest features, then cover type, rooms, garden, parking, location benefits, and finally the required material information fields.

Floor plan

A floor plan significantly increases buyer confidence and reduces wasted viewings. Many buyers will not arrange a viewing without one. Tools such as RoomSketcher or Magicplan can produce reasonably accurate plans from your own measurements. A professional floor plan service typically costs £50–£150.

EPC availability

Your EPC must be made available to any prospective buyer at no charge. Make it available via the government EPC register link, or have a copy ready to send on request. Your solicitor will include it in the legal pack shared with the buyer's solicitor.

Section 7

Conducting viewings

You are showing your home directly. This is different from having an agent manage viewings, and it is something most vendors find less daunting than expected. Preparation makes the difference.

Practical guidance

• Respond to enquiries promptly — buyers are active across multiple properties and move on quickly
• Offer flexible viewing slots, including evenings and weekends
• Prepare a brief overview to give buyers on arrival: square footage, EPC rating, boiler age, council tax band
• Do not follow buyers from room to room — give them space to discuss freely
• Be honest when asked questions. If you do not know the answer, say so and follow up in writing
• Have a copy of the EPC and floor plan available to leave with interested buyers
• Keep a viewing log — record who visited, when, and any feedback (template below)

Section 8

Receiving and accepting offers

All offers come directly to you. You can accept, reject, or counter. There is no obligation to accept the highest offer — the strongest buyer is not always the one offering the most money.

What to consider beyond the number

• Is the buyer a cash buyer or mortgage-dependent? Cash buyers typically complete faster and without survey risk
• Does the buyer have a property to sell? The more links in the chain, the greater the risk of collapse
• What is the buyer's proposed timeline? Does it align with yours?
• Has the buyer instructed a solicitor? Have they had a survey? Signs of preparation indicate commitment

The Memorandum of Sale

Once you verbally agree to sell, issue (or ask your solicitor to issue) a Memorandum of Sale — a written record of the agreed price, parties, and solicitor details. This is not a legal commitment, but it formally triggers the conveyancing process.

• Confirm your solicitor's details to the buyer in writing
• Request the buyer's solicitor's details
• If the buyer requires a mortgage, ask them to proceed immediately with their mortgage application
• Notify any other interested buyers that the property is under offer

Section 9

The conveyancing process

Conveyancing is the legal process of transferring property ownership. It runs in parallel with any survey and mortgage process. It is always handled by qualified solicitors — this is not something you manage yourself.

What your solicitor does

Typical timescales

Conveyancing typically takes 10–16 weeks from offer acceptance to exchange, though this varies significantly depending on chain length, search turnaround times, mortgage lender speed, and title complexity. Cash purchases with no chain can sometimes complete in 6–8 weeks. Be patient, proactive in chasing responses, and maintain regular communication with your solicitor.

Section 10

Exchange of contracts

Exchange of contracts is the point at which the sale becomes legally binding on both parties. Until this moment, either party can withdraw without penalty.

Section 11

Completion

Completion is the final step. Ownership legally transfers to the buyer, and you receive the net sale proceeds.

Practical completion checklist

• Vacate the property by the agreed time (typically 12–2pm, though negotiable)
• Remove all possessions and items not included in the sale
• Leave the property in the condition it was in when last viewed by the buyer prior to exchange
• Read all meters (gas, electricity, water) and notify suppliers
• Redirect your post via Royal Mail
• Notify DVLA, GP, dentist, bank, insurance, and any relevant subscriptions
• Hand keys to your solicitor or directly to the buyer as agreed

Section 12

Costs you should expect

Selling privately does not mean cost-free. These are the typical costs for a private vendor in England and Wales.

Compare this to a 1.5% estate agent fee on a £350,000 property: £5,250 + VAT — before you have even added photography, floor plans, or portal fees that some agents charge on top.

Section 13

Tax considerations

Tax is your personal responsibility as the vendor. FYSH.uk has no involvement in your tax position and is not qualified to advise you on it. Always take advice from a qualified accountant or tax adviser before selling if there is any uncertainty.

Capital Gains Tax (CGT)

If the property you are selling is, and has been, your only or main residence, you are likely entitled to Private Residence Relief (PRR) and no CGT will be due on any gain.

CGT may apply if:

• The property is a second home or buy-to-let investment
• You have rented out part or all of your main residence for a period
• You have used part of the property exclusively for business purposes
• The garden or grounds exceed half a hectare and the excess was not required for reasonable enjoyment

Stamp Duty Land Tax (SDLT)

SDLT is a buyer's tax. You do not pay SDLT as a vendor.

Income Tax

If the property was held as a rental investment, the cessation of rental income and the sale itself may have income tax implications depending on your individual tax position. Consult a qualified tax adviser.

Section 14

Common risks and how to avoid them

Private vendors who understand these risks are substantially better placed than those who encounter them unprepared.

Templates & resources

Useful documents and external resources

These templates and resources are provided to help you get organised. They are starting points — always review with your solicitor before sending anything legally significant to a buyer.

Document templates

The following templates give you a working structure for common documents in a private sale. Adapt them to your specific situation.

Official external resources

Glossary

Key terms explained

A plain-English reference for the most common terms you will encounter in a private property sale.