The Truth About Selling Your Home: What No One Tells You

“I thought it would be simple.” she told us. “List the house, get an offer, move out. But six months later, I was chasing updates, renegotiating offers, and wondering if we’d ever actually move.”

Sound familiar? Selling a property in the UK isn’t just about putting up a “For Sale” sign. It’s a multi-step process that requires time, money, and more patience than most sellers expect.

In this post, we break down what really happens when you sell your home; and how to stay in control every step of the way.

1. Estate Agents Aren’t All Created Equal

Most sellers start by calling an estate agent. But not all agents work in your best interest. Some will overvalue your property to win your listing, knowing full well it won’t sell at that price. According to research by TheAdvisory, homes that are overpriced take twice as long to sell, and often end up with lower final offers than if they were priced realistically from the start [source: TheAdvisory.co.uk].

Tip: Interview at least three agents. Ask about their sale-to-asking price ratio and how long homes like yours typically stay on the market.

2. “Sold Subject to Contract” Doesn’t Mean It’s Sold

Once you accept an offer, the sale is “agreed”, but the legal work is just beginning. This phase is often the most stressful.

Which? found that one in three property sales in the UK falls through after an offer has been accepted [source: Which.co.uk]. Why? Delays, finance issues, or buyers pulling out.

Tip: Stay proactive. Ask your conveyancer for regular updates, and always have a backup plan.

3. The Process Can Take Longer Than You Think

Even in a smooth sale, it usually takes 12 to 16 weeks to go from accepting an offer to completion, according to Rightmove [source: Rightmove.com]. Throw in any chain complications, and that timeline stretches fast.

Tip: Set realistic expectations early. If you’re in a chain, make sure your buyers are financially ready and your paperwork is airtight.

4. Costs Stack Up Quickly

Most sellers are surprised by how many hidden costs pop up along the way. These include:

• Estate agent fees (1–3% + VAT)

• Conveyancing fees (£800–£1,500+)

• Energy Performance Certificate (EPC) (~£60–£120)

• Removal costs (varies widely)

• Mortgage exit fees or early repayment charges

Tip: Use a cost calculator like the one from MoneyHelper to budget accurately [source: MoneyHelper.org.uk]

5. You’re Not Powerless: You Just Need a Plan

It’s easy to feel like everything is out of your hands. But with the right tools, support, and information, you can stay one step ahead.

Start with:

• A clear checklist of your tasks and deadlines

• A dedicated point of contact (your agent or solicitor)

• Realistic pricing from day one

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Final Thought

Selling your home isn’t a straight line, it’s a maze. But it doesn’t have to feel like one. With transparency, control, and the right advice, you can navigate it with far fewer surprises.

Want to take control from the start? Join Raaf today.