How long does it take to sell a house in London?

The average timeline from instruction to completion is 12–16 weeks, though this varies by property type, chain complexity and market conditions. Chain-free sales or cash purchases can complete in as little as 4–6 weeks, while leasehold properties or long chains may take 20 weeks or more. The conveyancing phase typically accounts for 8–12 weeks once an offer is accepted.

Do I need an Energy Performance Certificate to sell my house?

Yes. An Energy Performance Certificate (EPC) is a legal requirement for marketing a property for sale in England and Wales, unless the property is exempt (such as listed buildings in certain circumstances). The certificate is valid for 10 years and must be available to prospective buyers from the point of marketing. You can arrange an EPC through an accredited assessor, and costs typically range from £60 to £120 for most London properties.

What happens if the buyer's survey reveals problems?

If a survey identifies defects—such as damp, structural issues or roof damage—the buyer may request a price reduction, ask you to carry out repairs before completion or withdraw from the sale. You can negotiate a compromise, obtain quotes to demonstrate repair costs or stand firm on price if you believe the survey overstates the issues. How you respond depends on the severity of the problem, the strength of buyer interest and your own timeline and circumstances.

Can I sell my house if I'm still in a chain?

Yes. Many sales involve chains where each seller is also buying another property. The key is coordinating exchange and completion dates across the entire chain so everyone moves on the same day. Chains carry higher risk of delay or collapse if one party encounters problems, so clear communication, realistic timelines and flexibility on dates all help keep the chain intact and progressing.

Should I sell my house at auction?

Auction suits specific circumstances: properties requiring extensive renovation, unusual buildings, sales requiring speed and certainty or estates where executors need a quick, transparent process. At auction, exchange occurs on the fall of the hammer and completion typically follows 20–28 days later, so buyers must have funds ready and legal work complete beforehand. However, auction houses charge fees, reserve prices may not be met and the pool of buyers is smaller than the open market. For most London residential properties in good condition, traditional private treaty sale offers broader exposure and often achieves a higher price.

What is Stamp Duty Land Tax and do I pay it when selling?

Stamp Duty Land Tax (SDLT) is paid by the buyer, not the seller, on property purchases in England. Rates and thresholds are set by HMRC and depend on the purchase price, whether the property is the buyer's main residence and whether they already own other residential property. If you are selling one property and buying another, you will pay SDLT on your purchase; current rates and thresholds are published on gov.uk and are subject to change, so check at the time of your transaction.

Guides

How to Sell Your House in London

By Seymont London · 10 May 2026

A London interior photographed for Seymont London

Selling a house in London requires a clear understanding of valuation, marketing, viewings, offers and conveyancing. The process typically takes 12–16 weeks from instruction to completion, though the capital's competitive market and diverse property stock—from Victorian conversions to modern developments—mean timelines and strategies vary considerably by area, property type and price band. This guide takes you through each stage of selling a house in London, from initial preparation and pricing to exchange and completion. We cover the decisions you'll need to make, the documentation you'll require and the practical steps that keep a sale moving forward in a market where buyer demand, mortgage availability and seasonal patterns all play a role.

Prepare Your Property for Sale

Before listing properties to sell, assess your home through a buyer's eyes. Declutter each room, attend to minor repairs—loose handles, scuffed paintwork, dripping taps—and ensure the property is clean and well-lit for photographs and viewings. In London's competitive market, presentation directly affects both the speed of sale and the offers you receive.

Consider whether larger improvements add value. A fresh coat of neutral paint and well-maintained outdoor space often yield returns, but extensive renovations rarely recoup their full cost at sale unless you're addressing structural issues that would otherwise deter buyers or their mortgage lenders. Our team can advise on which improvements matter most in your specific area and price bracket.

Gather documentation early: Energy Performance Certificate (EPC), proof of ownership, details of any building work (including Building Regulations certificates and planning permissions), service charges and ground rent statements if leasehold, and warranty documents for boiler, windows or roof. Buyers and their solicitors will request these, and having them ready accelerates the conveyancing process.

If you're selling a leasehold property—common across London flats and some houses—check the remaining lease term. Leases below 80 years become progressively harder to mortgage and sell, and you may need to consider a lease extension before marketing. Freehold sales are generally more straightforward, though still require the same attention to presentation and paperwork.

Obtain an Accurate Valuation and Set Your Price

An accurate [valuation](/valuation) forms the foundation of any successful sale. London house prices vary dramatically not just between boroughs but between streets, and even between floors in the same building. Recent sold house prices—available through HM Land Registry's online service—provide a baseline, but condition, aspect, transport links and micro-location all influence value.

We assess comparable properties that have recently sold in your immediate area, adjust for differences in size, condition and specification, and factor in current market sentiment. Over-pricing delays a sale and can lead to price reductions that signal desperation; under-pricing leaves money on the table. The right price generates early viewings, competitive interest and strong offers within the first few weeks.

Decide whether to market at a fixed price or invite offers. In high-demand pockets, a well-pitched asking price can trigger multiple bids, though this strategy works best when comparable stock is limited and buyer appetite is strong. Your pricing strategy should reflect both the property's genuine market value and the likely pool of buyers for that type of home in that neighbourhood.

Remember that the price a buyer agrees to pay is only part of the equation. Mortgage lenders instruct surveyors to value the property, and a down-valuation can collapse a sale or force renegotiation. Realistic pricing from the outset reduces this risk and builds trust with serious buyers.

Instruct an Agent and Market the Property

Once you've chosen an agent, you'll sign a contract setting out the terms of instruction—typically sole agency, joint sole agency or multiple agency. Sole agency is most common and usually offers the best service and lowest fee, as the agent has a clear incentive to sell. Agree the marketing strategy: professional photography, floorplans, description, portals (Rightmove, Zoopla, OnTheMarket), social media and any print or targeted outreach.

Our [approach to selling](/sell) prioritises high-quality imagery and accurate descriptions that reflect the property honestly. Misleading particulars waste everyone's time and breach consumer protection regulations. We highlight genuine selling points—period features, transport access, outside space, recent improvements—and ensure the listing reaches the right audience for that property type and location.

In London, marketing must address the specific buyer profile for each area. A two-bedroom flat in Zone 2 appeals to first-time buyers and young professionals; a four-bedroom Victorian house in a family neighbourhood targets upsizers and schools-focused families; a riverside apartment attracts downsizers and international buyers. Tailoring the message and the channels increases the quality of enquiries and viewings.

Most properties appear on major portals within 24 hours of instruction. Early momentum matters: properties generate the most interest in their first two weeks online, so ensure the listing, photographs and availability for viewings are all optimised from day one.

Manage Viewings and Negotiate Offers

Viewings should be convenient for serious buyers while respecting your own schedule. We conduct accompanied viewings, answer technical questions, gauge buyer interest and provide feedback after each visit. If you prefer to show buyers around yourself, remain neutral and let the property speak; over-selling or shadowing viewers room-to-room can feel intrusive.

Serious buyers often view two or three times, sometimes bringing family, surveyors or builders. Accommodate these requests where possible—they signal genuine intent. After viewings, we follow up to understand concerns, answer questions and clarify details that might affect an offer.

When an offer arrives, assess not just the price but the buyer's position: are they chain-free, how large is their deposit, is their mortgage already agreed in principle, what is their timescale? A lower offer from a cash buyer with no onward purchase can be more attractive than a higher offer from someone in a long chain. We advise on the strength of each offer and negotiate on your behalf to achieve the best terms.

Once you've accepted an offer, the property is typically marked as "sold subject to contract" (SSTC) on portals. This is not legally binding—either party can still withdraw—but signals to other buyers that a sale is progressing. Decide whether to continue viewings or take the property off the market; maintaining a backup interest can provide leverage if your buyer's circumstances change.

Instruct a Solicitor and Progress Conveyancing

Conveyancing is the legal process of transferring ownership. Instruct a solicitor or licensed conveyancer as soon as you accept an offer; delays here slow the entire transaction. Your solicitor will prepare a draft contract, collate property information forms, arrange for title documents from HM Land Registry and handle enquiries from the buyer's solicitor.

The buyer's solicitor raises searches—local authority, environmental, water and drainage—and submits enquiries about boundaries, disputes, planning history and any other matters affecting the property. Answer these promptly and accurately; incomplete or inconsistent replies cause delays and can unsettle buyers. If you're selling a leasehold property, the management company or freeholder must provide information on service charges, ground rent, lease terms and building insurance, which can take several weeks.

Simultaneously, the buyer arranges their mortgage valuation and survey. If the surveyor identifies issues—damp, structural movement, roof condition—the buyer may renegotiate the price or request that you carry out repairs. How you respond affects whether the sale proceeds; we help you weigh the cost of remedying issues against the risk of losing the buyer and starting again.

Once all enquiries are answered, searches returned and the buyer's mortgage formally offered, solicitors prepare for exchange of contracts. At exchange, both parties sign identical contracts, the buyer pays a deposit (usually 10% of the purchase price) and the sale becomes legally binding. A completion date is set, typically one to four weeks later, when the balance is paid and you hand over keys.

Exchange, Complete and Hand Over

Exchange and completion can occur on the same day or weeks apart, depending on the chain and each party's circumstances. We coordinate with all solicitors in the chain to align dates and ensure everyone is ready to exchange simultaneously. Until exchange, either side can withdraw without penalty; after exchange, withdrawal incurs significant costs and potential damages.

Before completion, confirm your moving arrangements, redirect post, notify utility providers, council tax and any subscription services of your move date. On completion day, the buyer's funds transfer to your solicitor, who pays off your mortgage (if any), settles their own fees and sends you the balance. Once your solicitor confirms receipt of funds, you hand over keys—usually by leaving them with the agent or at the property for the buyer to collect.

After completion, your solicitor pays Stamp Duty Land Tax (SDLT) on your behalf if you're buying another property, or simply closes the file if you're not. SDLT rates and thresholds are set by HMRC and vary depending on property value, whether it's your main residence and whether you already own other property; check the current rates on gov.uk as they change periodically.

If you're buying and selling simultaneously, your purchase and sale completions must align. Chain coordination requires careful management, and unexpected delays—a buyer's mortgage offer expiring, a surveyor identifying defects—can disrupt the entire sequence. Maintaining flexibility on completion dates and keeping communication open across the chain minimises the risk of collapse.

Understand Costs and Timelines

Selling costs include estate agent fees (typically a percentage of the sale price plus VAT), solicitor or conveyancer fees, Energy Performance Certificate (around £60–£120 for most London properties) and potentially an early repayment charge if you settle your mortgage before the end of a fixed term. If you're selling and buying, you'll also face costs on the purchase side, including SDLT.

Timelines vary. From instruction to completion, expect 12–16 weeks on average, though chain-free sales can complete faster and complex chains or leasehold sales may take longer. The conveyancing phase—from offer acceptance to completion—typically accounts for 8–12 weeks, depending on how quickly solicitors, lenders and management companies respond.

Market conditions influence speed. In a strong seller's market with limited stock and high demand, properties sell quickly and buyers move fast to secure them. When supply exceeds demand, homes take longer to sell and buyers negotiate harder on price. Seasonal patterns also matter: spring and autumn see the highest activity, while late summer and December are quieter.

Understanding these timelines helps you plan your own move, avoid bridging finance and manage the expectations of everyone in the chain. Transparent communication and realistic scheduling are the best tools for keeping a sale on track.

Frequently asked

How long does it take to sell a house in London?: The average timeline from instruction to completion is 12–16 weeks, though this varies by property type, chain complexity and market conditions. Chain-free sales or cash purchases can complete in as little as 4–6 weeks, while leasehold properties or long chains may take 20 weeks or more. The conveyancing phase typically accounts for 8–12 weeks once an offer is accepted.
Do I need an Energy Performance Certificate to sell my house?: Yes. An Energy Performance Certificate (EPC) is a legal requirement for marketing a property for sale in England and Wales, unless the property is exempt (such as listed buildings in certain circumstances). The certificate is valid for 10 years and must be available to prospective buyers from the point of marketing. You can arrange an EPC through an accredited assessor, and costs typically range from £60 to £120 for most London properties.
What happens if the buyer's survey reveals problems?: If a survey identifies defects—such as damp, structural issues or roof damage—the buyer may request a price reduction, ask you to carry out repairs before completion or withdraw from the sale. You can negotiate a compromise, obtain quotes to demonstrate repair costs or stand firm on price if you believe the survey overstates the issues. How you respond depends on the severity of the problem, the strength of buyer interest and your own timeline and circumstances.
Can I sell my house if I'm still in a chain?: Yes. Many sales involve chains where each seller is also buying another property. The key is coordinating exchange and completion dates across the entire chain so everyone moves on the same day. Chains carry higher risk of delay or collapse if one party encounters problems, so clear communication, realistic timelines and flexibility on dates all help keep the chain intact and progressing.
Should I sell my house at auction?: Auction suits specific circumstances: properties requiring extensive renovation, unusual buildings, sales requiring speed and certainty or estates where executors need a quick, transparent process. At auction, exchange occurs on the fall of the hammer and completion typically follows 20–28 days later, so buyers must have funds ready and legal work complete beforehand. However, auction houses charge fees, reserve prices may not be met and the pool of buyers is smaller than the open market. For most London residential properties in good condition, traditional private treaty sale offers broader exposure and often achieves a higher price.
What is Stamp Duty Land Tax and do I pay it when selling?: Stamp Duty Land Tax (SDLT) is paid by the buyer, not the seller, on property purchases in England. Rates and thresholds are set by HMRC and depend on the purchase price, whether the property is the buyer's main residence and whether they already own other residential property. If you are selling one property and buying another, you will pay SDLT on your purchase; current rates and thresholds are published on gov.uk and are subject to change, so check at the time of your transaction.