Selling process

The selling process,clearly mapped.

Nine stages. See what happens next, who handles it and what can slow the sale.

See the nine stages Talk through my sale

Stage 01 — Stage 09

Nine stages. One clear route.

Work through the journey in order, or use the stage rail at the top of the screen to jump straight to the stage that matters now.

Stage 01 Decide
Set your priorities
Choose what leads the sale: price, timing or certainty. Agree it with every owner before anyone is instructed.
You control: what a good outcome looks like.
Review what to decideHide the detail
Who handles it
You. No professional can make this call for you.
What can delay it
Co-owners discovering at offer stage that they wanted different things.
Next hand-off
Get a grounded view of the likely value.
Stage 02 Understand
Understand the likely value
Build a realistic view of what the property may achieve. A market appraisal is not a guaranteed sale price or a formal valuation.
Bring: your mortgage redemption figure and any early-repayment charge.
Review the valuation rolesHide the detail
Who handles it
An estate agent for the appraisal; a qualified valuer where a formal valuation is required.
What can delay it
Treating an optimistic appraisal as a promise.
Next hand-off
Prepare the property file before marketing.
Stage 03 Prepare
Prepare documents and arrange the EPC
Gather title, tenure, planning, building-regulation, guarantee and certificate records. A valid EPC must be available before marketing.
Check now: EPCs normally remain valid for ten years.
Review the preparation listHide the detail
Who handles it
You gather the file; an accredited assessor produces a new EPC where needed.
What can delay it
A missing lease, unregistered title or absent approval.
Next hand-off
Choose the route and instruct professionals.
Stage 04 Choose
Choose the sale route and instruct professionals
Choose an open-market sale or a direct investor introduction, then instruct your own solicitor or licensed conveyancer early.
Your stage-one priority should drive this choice.
Review who does whatHide the detail
Who decides
You choose the route; your conveyancer opens the legal file.
What can delay it
Waiting for an offer before choosing a conveyancer.
Next hand-off
Put the property in front of the right audience.
Stage 05 Present
Present the property or approach investors
Open-market homes are advertised and viewed. On the direct route, Dukes introduces the property privately to investors.
Important: Dukes is the introducer — not the buyer.
Review what can stall interestHide the detail
Prepare
Present the property at its practical best and answer condition questions honestly.
What can delay it
Overpricing or incomplete condition information.
Next hand-off
Receive offers if the market or an investor responds.
Stage 06 Compare
Receive and compare offers
Weigh price alongside funding, chain, buyer position and proposed timing. You remain free to negotiate, accept or decline.
Ask for: evidence of funding before taking the property off the market.
Review the offer checksHide the detail
Who decides
You decide; the agent or introducer negotiates on your instruction.
What can delay it
A high figure from a buyer who cannot evidence funding.
Next hand-off
Accept the offer that best fits your priorities.
Stage 07 Progress
Accept an offer and begin conveyancing
Your conveyancer drafts the contract and answers enquiries. The buyer's side reviews title, orders searches and arranges any mortgage.
Keep moving: return complete answers to enquiries quickly.
Review the legal hand-offHide the detail
Who handles it
Your solicitor or licensed conveyancer acts for you alone.
What can delay it
Searches, enquiries, the buyer's mortgage and any chain.
Next hand-off
Exchange once both sides are ready.
Stage 08 Commit
Exchange contracts
Both sides sign final contracts and their conveyancers exchange them. Before exchange either side can withdraw; after it, serious consequences apply.
Fixed here: the completion date.
Review the binding pointHide the detail
Who handles it
The two conveyancers exchange contracts on their clients' authority.
What can delay it
Any unresolved enquiry, funding issue or chain problem.
Next hand-off
Completion on the date in the contract.
Stage 09 Complete
Complete the sale
The buyer's money reaches your conveyancer, the mortgage and agreed fees are paid, ownership passes and you hand over possession.
Prepare: removals, meter readings and every agreed set of keys.
Review completion dayHide the detail
Who handles it
The conveyancers and lenders move the money; you hand over possession.
What can delay it
Funds arriving late in the banking day.
Keep
Your completion statement and relevant tax records.

One journey, two routes

See one route clearly before meeting the other.

Start with the open market. Then compare the direct introduction against the same three decisions: reach, value and pace.

Prospective buyers arriving for a viewing at a British family home.

Route 01 · begin here

Open-market sale

Your property is launched publicly, viewed and tested against active buyer demand.

Reach: Portal advertising, enquiries and viewings.
Value: Aims for the best price the market is prepared to pay.
Pace: Demand, finance, the chain and legal work set the timing.

Explore an open-market valuation

Compare only after this A direct introduction trades public market exposure for a more controlled approach. It does not remove legal checks or guarantee completion.

A property adviser and investor assessing a British home ready for refurbishment.

Route 02 · the alternative

Direct investor introduction

Dukes introduces the property privately to investors rather than marketing it publicly.

Reach: A private introduction, without public advertising.
Value: Normally below potential open-market value, reflecting the trade-off.
Pace: About 28 days may be targeted when property, title and investor are ready.

Understand the direct-sale route

On either route, an offer binds no one until exchange. A buyer, acceptable offer or completion date cannot be guaranteed.

Homeowners talking naturally with an adviser at home.

Sales with extra steps

Tell your conveyancer what is unusual at the start.

A tenanted property, probate sale, joint ownership or power of attorney adds legal requirements. A previously let or investment property can also create tax questions; Dukes does not give tax advice.

Tenanted or previously let
Probate or power of attorney
Leasehold or unregistered title
Multiple owners

Useful next steps

Choose the help that moves your sale forward.

Start the conversationRequest a sales valuationGet a personal view of likely value, route and preparation.Request your valuation Prepare the fileOpen the Seller's GuideWork through paperwork and decisions before they become delays.Read the Seller's Guide Need another route?Understand a direct saleSee the value trade-off and the 28-day target conditions.Review the direct route

Questions sellers ask

Short answers before the full detail.

General guidance for England and Wales. Your conveyancer advises on your transaction.

Is an accepted offer legally binding?No — not until exchange.Read answerClose answer

No. Before contracts are exchanged, either side can normally withdraw.

Do I need an EPC before marketing?A valid EPC must be available.Read answerClose answer

In most sales a valid Energy Performance Certificate must be commissioned or available before marketing.

Should I instruct a conveyancer before an offer?Early instruction can remove delay.Read answerClose answer

You can open the file and prepare the contract pack before an offer without committing to a buyer.

What can make a sale take longer?Chains, finance and missing records.Read answerClose answer

Common causes include a buyer's mortgage, slow searches, enquiries, a long chain and documents not gathered early.

Who decides whether to accept an offer?You do.Read answerClose answer

The seller accepts, negotiates or declines. An agent or introducer acts only on your instruction.

Behind the process

The records behind the process.

The process relies on official property records, your own legal adviser and company credentials. These links open the source or complete document.

Official serviceFind an energy certificateCheck whether an EPC already exists before ordering another.Open the GOV.UK service Public company recordDUKES ESTATE AGENCY LTDCheck the legal entity on Companies House.Open the company record

Preview of the Dukes Property Redress Scheme membership certificate.

Property redress membershipDukes Estate Agency Ltd is a member of Property Redress, membership PRS056655, the approved scheme for unresolved complaints.Open certificate PDF

Preview of the Dukes Client Money Protect certificate.

Client money protectionClient money held by Dukes Estate Agency Ltd is protected by Client Money Protect, membership CMP014931.Open certificate PDF

Memberships & portals

Advertising reach and registered protection.

Advertising destinations and protection records answer different questions. The label on every card makes that distinction clear; a portal mark is not an accreditation.

Advertising destinations Protection & registration

Deposit scheme
Advertising portal
Advertising portal
Advertising portal
Advertising portal
Advertising portal
Redress scheme
Client money protection
Data protection

The selling process,clearly mapped.

Nine stages. One clear route.

Set your priorities

Understand the likely value

Prepare documents and arrange the EPC

Choose the sale route and instruct professionals

Present the property or approach investors

Receive and compare offers

Accept an offer and begin conveyancing

Exchange contracts

Complete the sale