Author: JohnI

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Buying a house without viewing: Risks and strategies

Estate agent carrying buying a house without viewing it

Buying a house without viewing: Risks and strategies

Wondering about how risky “buying a house without viewing” is? Well join us as we delve into all things house viewings from a-far.

Tom Condon
Tom Condon ★ Digital Content Writer

Table of Contents

Buying a house without viewing - should you do it?

In the competitive housing market of 2020, the Covid-19 pandemic created a new era of home buying, where many home buyers found themselves making an offer on a property without viewing it in person. 

 

With lockdown restrictions in place, house viewings became a challenge. Some took the bold step to buy a house sight unseen, relying on virtual tours, photos and video calls with estate agents to assess properties. 

 

It’s important to remember that making an offer without viewing the property in person entails risks. While virtual viewing options and remote home inspections provided a way to navigate this unfamiliar territory, long-distance home buyers often had lots of questions and had to exercise due diligence to protect their investments. 

 

Whether you are an experienced investor or a first-time home buyer, buying a house without setting foot in it can be a daunting decision that should be approached with caution and careful consideration of all available resources and information. 

 

Usually, when you purchase a house you will go to viewings to ensure the property is up to par with your life goals and to make sure it meets your expectations. But, since the pandemic, there has been a massive increase in the amount of people buying houses without viewing them. 

 

Buying a house without viewing it in person is a decision that should be made cautiously and with careful consideration of the circumstances. While it’s not an ideal way to purchase a property, there can be situations where it might make sense.

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What does buying sight unseen mean?

When you buy a house without viewing it, this is known as buying sight unseen, or otherwise known as buying blind. Buying sight unseen is a normal strategy in the property investing world as confident investors buy properties without viewing them in order to beat rival bids. 

 

But, when it comes to the average homeowner, buying sight unseen can come with a whole range of risks that could end up costing you further down the road.

How do you buy sight unseen?

Buying a house sight unseen is similar to buying a property traditionally except you don’t need to physically enter the property. If you purposely look to buy sight unseen, you should ensure that you create a plan at the beginning of the process.

 

You should clearly outline your criteria, including your budget, location preferences and what kind of property you want, having a well-defined plan will help you narrow down your options and help you liaise with the estate agent easier. 

 

Once with an estate agent, you will need to tell them your preferences and plan, to which they should recommend some local properties. Luckily, due to the housing market’s response to the pandemic, most estate agencies ensure there are virtual tours available for most properties. 

 

You will need to scrutinise all available virtual tours, photos and videos of the property and ensure that there are no hidden cuts within the video, as this could be a sign that the estate agent is attempting to hide issues.

 

Once you are happy with the property and its condition, you can then follow the usual house selling process, ensuring that there is a RICS surveyor visiting the property.

When might you consider buying a house without viewing?

If you are relocating to a new area and it’s logistically challenging to visit properties in person, buying sight-unseen might be a practical option. Being able to put forward a sight unseen offer will allow you to not miss out on homes that are moving fast within the market, which may even be your next dream property. 

 

We would recommend that you have a trustworthy estate agent with local knowledge who can thoroughly inspect the property for you. 

 

The estate agents should be able to provide you with detailed local information, conduct video tours and help calculate the risks associated with the property. 

 

Furthermore, if the property offers comprehensive virtual tours, detailed photographs and you feel confident in your ability to assess the property remotely, you may be more comfortable buying without visiting in person.

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When should you be cautious buying a property without viewing it?

If you are a first time buyer, we would generally recommend not buying a house without viewing it in person. Lack of experience can increase the risk and without knowing what to look out for, you may overlook certain issues within a property.

 

This is especially true for all homebuyers, if you are looking to buy a property in an unknown location. If you are not familiar with the local housing market, it’s a lot riskier to make a sight-unseen purchase as local market knowledge is invaluable when assessing it’s value and neighbourhood. 

 

Even if you toured the property’s location on google maps, and came to the conclusion that it was in a safe neighbourhood with plenty of amenities, you may not know the area is prone to subsidence issues.

 

Visiting a property before buying can help assist you in making informed decisions about the building, especially if you have major concerns about its condition.

Risks of buying a house without viewing

Buying a house without viewing it in person entails significant risk that prospective buyers should carefully consider. The foremost concern is the unknown property condition, as it’s impossible to assess the property’s true state without a physical visit.

 

Misrepresentation in online photos and descriptions can also be problematic, potentially leading to unexpected issues post-purchase. The property’s location, neighbourhood dynamics and undisclosed problems may not become evident until it’s too late. 

 

Moreover, unfamiliarity with local housing market dynamics can result in overpayment or missed opportunities, Legal and contractual risks can also add complexities to the process, while buyer’s remorse and difficulty in reselling are emotional and financial challenges associated with sight-unseen purchases.

 

Buying a house without viewing it in person carries several risk that could impact your financial well-being and overall satisfaction with the property:

When you don’t physically visit a property, you can’t assess its condition firsthand. This can lead to unexpected and costly surprises after the purchase, such as structural issues, water damage or subsidence that were not apparent in online photos, descriptions or disclosed by the house seller.

Photos and property descriptions provided by sellers or estate agents can be selective and may not accurately represent the property’s true condition. Without viewing the property in person, you may rely on potentially misleading information.

The location of a property is a critical factor in its value and your overall satisfaction. Without visiting the area, you might not fully understand factors like noise levels, proximity to amenities, safety, and the overall neighbourhood environment.

Sellers may not disclose all issues related to the property, such as pest problems, disputes with neighbours, or other issues that could negatively impact your experience as a homeowner.

After purchasing a property sight-unseen, you may experience buyer’s remorse if it doesn’t meet your expectations or lifestyle needs which can be emotionally and financially challenging to reverse the decision.

If you decide to sell the property in the future, you may face difficulties in marketing it to potential buyers who expect to view a property before making a purchase.

Visiting a property in person allows you to connect with it emotionally — it’s harder to gauge whether a property feels right for you without a physical visit.

Buying a house without viewing - strategies to protect yourself

Buying a house without viewing it demands a strategic approach in order to safeguard your investment. The truth of it is, only through thorough research and localised expertise will you be able to buy a house without viewing it and minimise your problems.

 

You should start by choosing a trusted estate agent (like us) to guide you through the virtual tour and photography of a property, insist on third party surveys and review all property disclosures available. 

 

Some examples of strategies you could use are:

Get a pre-approved mortgage

Using a local mortgage provider to get a pre-approved mortgage for the area in which you are interested may help you when purchasing a house long distance. This is because you will be able to make more competitive offers on the property.

Utilise virtual tours

The estate agency you decide to use should be able to arrange a virtual tour of the property, which means you can see the property on your own timeline.

Send a trusted representative

If you personally cannot view the property but you know someone that can, then this person can step in and tour the property. Just make sure that you provide them with a list of things you are looking for.

Using a highly rated estate agent

You will need to find a highly rated estate agency with plenty of experience in sight unseen property transactions — like us! We have over 50 years of combined experience in the property industry and really know how to sell your house online. 

 

We’ve made it our mission to change the way you buy and sell houses because we believe that a house sale should be three things; fast, effortless and free. 

 

We offer you a full estate agent service but without the hassle. Whether you are buying or selling, we are here to take care of everything and work alongside you every step of the selling and buying process.

 

Want to kickstart your buying or selling journey?

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Do I Pay Capital Gains Tax on Inherited Property When Selling?

Do I Pay Capital Gains Tax on Inherited Property When Selling?

Looking at the tax implications when selling inherited property, whether you pay inheritance tax on inherit a property.

Alexandra Ventress

Alexandra Ventress ★ Digital Content Writer

Table of Contents

Inheriting a house can mean lots of different things for lots of different people. It can be a time of sadness, stress, and emotion. However, you can also find yourself on the receiving end of a lot of different taxes, from inheritance to income and capital gains. 

 

In this blog post we are going to have a look at the different types of taxes involved with selling a house, how to sell an inherited home, and aim to answer the question “Do I pay capital gains tax on inherited property when selling?”

 

Looking for a quick answer? Check out the interactive menu on the left-hand side. 

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What tax to pay on an inherited property?

When you inherit a property, you may find yourself facing several different types of taxes. Some of the most common ones you may find yourself dealing with are: 

If you sell the inherited property, then you may have to pay capital gains tax. 

Should the combined value of the deceased estate (property, savings, shares, etc.) be more than £325,000 then it will be due, however, there are certain circumstances where this would not apply. 

If the property that you have inherited is a buy-to-let or a holiday let, then you will need to start paying income tax once you start receiving income from rent. 

Below we take a closer look at some of the tax on an inherited property… 

Capital Gains Tax

Capital Gains Tax (CGT) is a tax that you will only need to pay if you decide to sell the property. Should the property have increased in value from the date that you first inherited it, you may be due to pay it on the rise in value (the profit). 

 

If you are a basic rate income taxpayer, then CGT will be levied at 18% on gains from residential property. This rate will rise to 28% if you are a higher or additional rate taxpayer. 

 

Everyone gets an annual CGT allowance, which is £6,000 per person for the tax year for 2023/24. However, this amount will be cut to £3,000 per person for the 2024/25 tax year. 

 

Unless you have used up your capital gains tax on an inherited property will not be due if the profit is less than £6,000. This is the amount of profit you can make from selling taxable assets (including property that is not your main residence) before CGT is due to be paid. 

 

If you decide to move into the inherited property and make it your main residence, then you will not owe any capital gains tax when you sell it. 

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Inheritance Tax

Whether or not you will be liable to pay inheritance tax will depend upon the value of the deceased’s estate. As a rule of thumb, if the total estate is worth more than £325,000 then 40% of everything over that amount will need to be paid in tax. 

 

However, there are some exceptions to this rule. If you have inherited your parents or grandparents’ property, you are a direct decedent and may be entitled to have some of this bill reduced. 

 

The main residence nil-rate band is £175,000 for the tax year 2023/24. This allowance is then added onto the main inheritance tax nil-rate band of £325,000. You could be able to inherit a property worth up to £500,000 without having to pay the tax, depending on the value of the estate. 

 

If you inherit your property from a dead spouse or partner, then there will be no inheritance tax to pay. There are allowances can also be passed between spouses or civil partners. This means that in the unfortunate circumstances that one of your parents or grandparents has died but they have not used their tax allowances, then you may be able to inherit an even more valuable property tax-free. 

 

An example of this would be if both of your parents have died, and the first to die passed all of their assets to the surviving spouse, when that spouse dies they can pass on a property worth up to £1,000,000 to their children or grandchildren tax-free.

 

You have 6 months after a person’s death to pay tax which should be settled by the executors of the estate. You should be able to pay the tax in monthly instalments if you wish, which should help to avoid a situation where in order to settle the bill you would need to sell the property. 

Income Tax

Income tax is not a tax you will have to worry about paying when it comes to inherited property unless you start earning an income from it.  If you rent out your property and receive rent, then you will need to declare this on a self-assessed tax return. Income tax will be due at your marginal rate, which will then be dependent on your total income for the year. 

How long do I have to live in an inherited house to avoid Capital Gains Tax?

When you inherit a home, you are left with a few options. You can rent it, sell it, or live in it. If you decide to rent it out, you will need to be aware that you will have to pay income tax, as well as capital gains tax when the time comes to sell the property, if it has risen in value. 

 

If you decide to live in the property, then you will not have to pay CGT, as long as it is your main residence. This means if you already have a property, then you will need to sell it and move into the inherited home. 

 

If you decide to sell the property and there is no rise in value during that time, then you may be able to avoid CGT. Similarly, if there has been rise of £6,000 or less and you have not used up your annual tax allowance for that tax year, then you may be able to avoid CGT. 

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How much is Capital Gains Tax?

Exactly how much you will pay in CGT will depend on a variety of different factors involving both you and the asset. 

 

An example of this would be:

 

  • The type of asset 
  • How long you have owned the asset 
  • Your tax situation 
  • The core value of the asset

How to work out capital gains tax to pay

When it comes to working out how much Capital Gains Tax you have to pay, you will first need to work out what band of taxpayer you are. 

 

Your next step should be to figure out your taxable gains, which is the amount of money you will have made after deducting any allowable losses. 

 

Next, you should take away the CGT tax-free allowance, and you will now be left with a sum that is subject to CGT. 

 

An example of this would be: 

 

Taxable gain = £20,000 Allowable losses: £3,000

 

Calculate the total taxable gain: 

 

£20,000 – £3,000 = £18,000

 

CGT tax-free allowance + £6,000

 

Calculate the amount subject to CGT: 

 

£18,000 – £6,000 = £12,000

 

Once you have worked out the taxable amount, you can now work out what percentage of CGT you are liable to pay. 

BandTaxable incomeCGT rate for residential
Personal allowanceUnder £12,5700%
Basic rate£12,571 - £50,27018%
Higher rate£50,271 - £125,14028%
Additional rate£125,140+28%

What tax rate am i? 

Amount subject to CGT: £12,000

 

Your annual income: £30,000

 

Taxpayer: £12,000 + £30,000 = £42,000 (Basic rate – 20%) 

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Do I have to pay Inheritance Tax on my parents house?

Typically, there will be no tax to pay if: 

 

  • Your estate’s value is below the £325,000 threshold 
  • Everything above the tax threshold is left to an exempt beneficiary, such as a community club or a charity 
  • Everything above the threshold is left to a spouse or a civil partner 
  • If you give your home away your property to your children or grandchildren your threshold can increase to £500,000

 

If your estate has been valued and is above the £325,000 threshold, then the part of your estate above this may be liable for tax at the rate of 40%.

Can I give my house to my son to avoid Inheritance Tax?

Yes, you can! There are many ways that you can do this, however the most common is to gift property by way of “transfer for nil consideration” or a “deed of gift”, as it is commonly known). This is often done as a way to help reduce the amount of inheritance tax they need to pay. 

 

In order for your child to receive the property tax-free, they would need to be in possession of it for 7 years before you die. For every year they own the property, the amount of tax they would be liable to pay tapers off. Below is a graph showing the reduction of tax: 

Years between gift and deathTax paid
Fewer than 340%
3 to 432%
4 to 524%
5 to 616%
6 to 78%
7 or more0%

Are there any conditions to meet before gifting a property? 

Before you will be able to gift your property to your child, you must first meet the following criteria: 

 

  • Be listed as the owner of the property with HM Land Registry 
  • Be of sound mind 
  • Be under no pressure 
  • Have no outstanding mortgage 
  • There is no charge against the property 
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How much can you inherit from your parents without paying taxes UK?

As we have already mentioned, there is a set amount that you can inherit before you will have to pay tax based on inheritance. The most you will be able to inherit before you will need to pay tax is any property worth £325,000 or less.  Any more than that and you will need to pay inheritance tax. 

What is the most you can inherit without paying taxes?

The exact amount that you will inherit depends upon a wide variety of factors, however, as a rule of thumb you can expect to inherit an estate worth £325,000 or less. 

 

The table below shows the most that you can potentially inherit without paying taxes. 

Tax yearNil-rate band (£)Residence nil rate band (£)Total for individuals (£)Total for couples (£)
2022/2023325,000175,000500,0001,000,000

How to sell an inherited property

When it comes to selling an inherited property, the first thing you will need to do first is to clear the property of its contents. You need to sort through the items and decide what you wish to keep, and what you will either donate to charity or throw away. 

 

If you don’t wish to face clearing out the house or you are too busy, then you could consider moving the items into storage. 

 

You may want to consider doing up the property before you sell it, depending on the condition it is in. This is because often properties owned by older people tend to look a little dated and giving it a quick facelift can be a good way to add some extra value to the property. 

The property is then ready to go on the market! You can start looking for estate agents to market your property. 

 

Selling an inherited property can be an overwhelming experience and one that is often stressful and time-consuming. But it doesn’t have to be. If you have an inherited property that you are looking to sell, then The Property Selling Company is here to help. 

 

We believe that a house sale should be three things: fast, effortless, and free. We have made it our mission to change the way you sell houses, which is why you can say goodbye to the days of waiting around on the open market, racking up expensive legal and estate agent bills. 

 

Our dedicated team of property experts are here to take care of everything and work alongside you throughout every step of the selling process. We take the stress out of property sales, helping you sell your inherited property in as little as 28 days and without the fees. 

 

If you are ready to sell an inherited property, get in touch with us today or fill in one of our free online valuation forms!

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What happens to a joint mortgage after separating?

Older couple sad because they have to deal with a Joint mortgage after separating

What happens to a joint mortgage after separating?

When a couple separates, the fate of a joint mortgage can become a significant concern. In the case of a joint mortgage after separating, there are a few potential scenarios.

Tom Condon
Tom Condon ★ Digital Content Writer

Table of Contents

What happens to a joint mortgage after separating?

The most straightforward option is for both parties to continue sharing the mortgage and making payments as agreed upon in their original mortgage agreement. However, this can be challenging if the separation is acrimonious, and communication breaks down.

 

In such cases, the most common option is to sell the property and split proceeds, using them to pay off the joint mortgage. Another alternative is for one person to buy out the other’s share of the property, effectively assuming the full responsibility for the mortgage.

 

Alternatively, if neither party can afford to buy out the other or continue with the mortgage, they may choose to request a mortgage modification or refinance to separate their financial obligations. 

How can I sell my joint owned house when I have just come out of a relationship?

Selling a jointly owned house after a relationship ends involves several steps. First, both parties need to agree on the sale and terms, including the asking price and how to split the profit. 

 

Once you’ve agreed, you can list the property for sale with an estate agent. After a buyer is found, the sale proceeds are used to pay off the existing mortgage, and any remaining funds are split according to your agreement.

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What should I do if I have a joint mortgage with an ex partner?

If you find yourself in the situation of having a joint mortgage with an ex-partner, it’s essential to take several steps to address this financial tie. Although it may seem difficult, keeping a clear open line of communication is crucial. 

 

You will need to have an honest conversation with your ex-partner about the joint mortgage and explore your potential options. 

 

If you have a joint mortgage after separating, you each have the right to live within the property, but also equally responsible for paying the mortgage repayments. 

 

Joint mortgages between two people mean they are financially tied, so if you fall into arrears or missed mortgage payments it will impact both parties’ credit file. This may impact your chance of getting a new mortgage or any other form of finance. 

 

We would recommend using a legal or financial advisor who can help you navigate the complexities of separating from a joint mortgage with an ex-partner, as this can involve legal obligations and financial implications that should be managed carefully to protect both parties’ interest.

What are your matrimonial rights?

When living together as a couple, your house is considered as a joint asset even if there is only one partner’s name on the title deeds. Which means that no one can legally be forced to leave the property while they’re still officially together. 

 

If a mortgage was taken out in one partner’s name before the two partners got married, the other partner will have less of a claim to the property unless there is a prenuptial agreement in place. 

 

If the property is only listed in the partner’s name then you should be able to obtain a Notice of Home Rights from the Land Registry to help prevent your property from being sold without your given permission.

Should you take your joint mortgage ex-partner to court?

Unfortunately, joint mortgage after separations can get very complex if neither partners are in agreement about what to do about the family home. The very act of going to court is extremely stressful and can be very expensive, which is why it is recommended that you resolve issues through mediation or informally. 

 

If you cannot resolve your joint mortgage after separating, you may have to allow the court to settle your mortgage dispute. If there are children involved in the case, then the courts will prioritise their wellbeing.

What joint mortgage options are available after a break-up?

There are plenty of options to consider with a joint mortgage after separating, which should hopefully end any disagreements you may have with your partner and allow you to move on:

When you have a joint mortgage after separating, the most common option is to sell the property, pay off the mortgage together and then split the profit. 

 

Unfortunately, some people may find themselves in negative equity which would have to be paid off between the two parties. And, if there are children in the picture, or one or both partners are unwilling to sell, then another solution will need to be sought.

If you are able to communicate effectively with your ex-partner, and you are reaching the end of your mortgage term, then you could continue making payments until the loan is paid off. Then, at the end you can split the profit.

A common solution for families on joint mortgage after separating is where one partner wants to live within the home and can afford the mortgage payments alone, then they can buy the other partner out of the mortgage. 

 

You could also move the mortgage into your name by contacting your mortgage lender and check they are happy for you to do so, who will ask for proof that you have a high enough salary to keep up with the mortgage repayments.

 

If you are looking to buy your ex-partner out, you can either do it informally or through a solicitor. You could evenly split the property, and calculate how much of the mortgage you have already repaid and divide it by two — which you would then give to your partner and their share of the deposit.

If you don’t meet the mortgage lenders affordability criteria but wish to take over the entire mortgage, then you can use a guarantor who signs a legal declaration saying that they will cover the repayments if you are unable to do so. 

 

The guarantor could be a family member, but they will need to pass the mortgage lenders affordability criteria.

If you want to move out of the property but still benefit from the sale of the home, then you could transfer part of its value to your ex-partner. 

 

The other partner would own the majority of the property but you would retain a stake so both partners would then receive a percentage of the profits.

You can take out a Mesher or Martin order if you live in England and Wales which can help resolve family home disputes in the event of divorce. 

 

Mesher Order

A Mesher Order or Order for Deferred Sale, is a family court order which allows a house sale to be postponed due to a separating couple who have children living within the property. One partner is able to stay within the property until a pre-decided family event happens, like the children go to university. 

 

Martin Order

A Martin Order is suitable for joint mortgage after separating where one partner wants to postpone the sale of the property so they can continue living in the home. 

 

If a Martin Order is agreed, then one partner can stay within the property for the rest of their life and the property cannot be sold unless the ex-partner dies, remarries or moves out.

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How do I remove my partner from a joint mortgage?

Even if you are not in a joint mortgage after separation and are just looking for financial freedom or need to think about your credit responsibility, there are two avenues that must be taken when removing an ex-partner from a joint mortgage; legal and mortgage work. 

 

As long as all parties agree to the legal process, it can be fairly straightforward as the solicitors will set up the legal charge with the mortgage lender and those named on the property ownership according to the HM Land Registry.

 

You will need to notify the mortgage advisor and solicitor that you want a transfer of equity and the solicitors will send out title transfer documents and normal remortgage pack for you to complete. 

 

Once all parties have agreed, it can take as little as a day before the application is approved. But, if one party does not agree, then there can be a very expensive legal battle which will result in the house being sold anyway. 

 

The mortgage process, on the other hand, starts by reviewing your current mortgage agreement and determining whether you should shop around looking at new mortgage terms or staying with your current deal. 

 

If you are not tied to a current mortgage deal, or if the mortgage repayment penalties are worthwhile, then you could switch to another mortgage lender and get a far cheaper rate elsewhere.

 

Even if you stay on the same mortgage deal, you will need to fill out a new application so the mortgage provider can assess whether you are creditworthy and can afford to make repayments. 

 

You will need to provide your current situation, current income, current credit history and then they will credit score you and ask for bank statements, proof of income and re-value the property. 

 

If your mortgage application is accepted then the solicitors will supply you with all the necessary paperwork and once all the documents have been signed, then they’ll let the mortgage lender know to complete. 

 

If your mortgage application is not accepted, then you should seek financial advice who will be able to provide you with tailored advice. 

Joint mortgage after separating: FAQs

Can one person come off of a joint mortgage?

Yes, one person can come off a joint mortgage, but it typically requires the cooperation of both parties and approval from the mortgage provider which can be difficult if you have a joint mortgage after separating. 

 

Once common way to do this is through a process known as mortgage release or transfer of equity, where the person who wants to be removed from the mortgage sells or transfers their share of the property to the other person, effectively relinquishing their financial responsibility.

Does it cost to remove someone from a mortgage?

Removing someone from a mortgage will involve costs, such as legal fees, valuation fees and potentially early repayment charges if the mortgage needs to be modified or refinanced. 

 

The specific costs will vary depending on your mortgage lender, the terms of your mortgage agreement and the complexity of the process.

Can I remove my name from a joint mortgage UK?

Whether you’re in a joint mortgage after separating, looking for financial independence or need the funds to purchase a new home, you will be able to remove your name from a joint mortgage. 

 

In the UK, you can remove your name from a joint mortgage through a process called transfer of equity which involves selling your share of the property to the other owner or having them refinance the mortgage in their name alone. 

 

It’s essential to work with a solicitor to handle the legal aspects and ensure that all the necessary steps are taken to protect your interests.

How do you split up when you own a house together?

When you own a house together and want to split up, there are several options to consider. 

 

You can either sell the property and divide the proceeds, buy out your partner’s share of the property if financially feasible, or come to a mutual agreement about how to handle the property and mortgage — legal advice and a clear separation agreement can help navigate this process.

I’m in a joint mortgage, can I be forced to sell?

In some cases, if you are in a joint mortgage but split up and cannot come to an agreement with your ex-partner on how to handle the property a legal process called a partition sale may be initiated, which could potentially force the sale of a property. 

 

The partition sale is used when co-owners of a property cannot agree on how to divide or use the property, and it becomes necessary to sell it to divide the profits amongst the owners.

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What Documents Do I Need to Sell My House?

What Documents Do I Need to Sell My House?

In this blog we will be looking at the documentation needed to sell your home, where you can find them, and how you can sell your home in as little as 28 days…

Alexandra Ventress

Alexandra Ventress ★ Digital Content Writer

Table of Contents

Regardless of whether you are buying or selling a house, one thing stays the same, you will need to get familiar with a lot of different documents. From the more mundane proof of ID to the slightly more complex TA10 form, there are plenty of documents needed to sell a house. 

 

Selling a house can be stressful enough without then being left in the dark over what paperwork you will need in order to sell. 

 

So if you are wondering ‘What documents do i need to sell my house?’, read on, as we aim to answer that very question and more! 

 

Looking for a quick answer? Check out our interactive menu on the left-hand side! 

Do I need a damp proof certificate to sell my house?

When it comes to the documents you need to sell your home, a damp proof certificate is one of the most important certificates you can provide. If your property suffers from damp, it can devalue it by 53% if left untreated. This is why if you have had damp-proof treatment, being able to provide a certificate to prove it will work in your favour. It provides buyers with a safety net and gives them peace of mind about your property. 

Do I need an electrical certificate to sell my house?

When it comes to the forms for selling a house, one you are under no legal obligation to produce an electrical safety certification. You are not under any legal obligation to provide an electrical safety certificate when selling unless you have had ‘notifiable’ electrical work carried out. 

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What documents are needed to sell a house?

There are several documents required to sell a house and it is a good idea to start collecting them before you begin to put your home on the market in order to avoid delays further down the line. But with so many documented necessary, it can be hard to know where to start. 

 

Below, we take a closer look at the 11 documents you need when you sell your property: 

Proof of ID for selling house is the first document you will need to provide! Whether you are trying to buy or sell, estate agents, mortgage lenders, and legal representatives are legally required by law to check your identity as a measure against money laundering. You will need to provide either a passport or driving license, as well as proof of address e.g. bank statement, a utility bill under 3 months old, or a driving license. 

Title deeds prove that you are the rightful owner of a property and when you originally purchased your property, your solicitor should have sent you them. If you don’t have a copy of them, you can check with your mortgage lender to see if they are holding the original copy or whether they are with your solicitor. 

 

The government decided that all properties should be registered with HM land registry in the 1980s, so in the event that you can’t locate your title deeds, you can request a copy for £3. 

 

However, it is worth noting that 15% of land and property in the UK is not registered with the HM Land Registry. If your property is part of this percentage then things may get a little tricky as you will have to prove you are the legal owner. This will mean you will have to apply for “first registration”. 

If you have purchased your property within the last 10 years, then you may already have a copy of your Energy Performance Certificate (EPC) available. The government has a database of every EPC in the UK, where you will be able to look up yours to see if you have one. If you do not have an EPC, then you will need to acquire one before it is put on the market.  

If the property you are selling is leasehold, then you will need to locate the lease. It is up to your estate agent to then highlight how many years are left on the lease, as well as ground rent and service charges to be advertised when the property goes onto the market. 

 

The majority of mortgages available will not cover shorter leases, so if you have less than 80 years left on yours then this may slow your house sale. If you have only lived at your property for two years, then you may want to look into extending the lease. 

If you own a property that is under 10 years old or is a new build then you should have been provided with a copy of your BuildMark (NHBC) or other type of new home policy/warranty document. 

If since January 2005 you have extended or altered the wiring in your home, then by law you are required to obtain a certificate referred to as a ‘Part P Building Regulation Certificate’  that you can pass onto your solicitor.  This certificate will prove that any new electrical work that you have had done meets standards. If you cannot locate your certificate, then speak to the electrician who carried out the work. 

While you are not legally obligated to provide a gas safety certificate, it is a wise idea if you need to sell your home.  A gas safety certificate should be issued by a Gas Safe registered engineer and will show that your boiler is checked and safe. If you have a gas boiler on your property, then it is recommended that you have a gas safety certificate for your own safety. By having a gas safety certificate you are showing potential buyers that your boiler is safe and regularly maintained. 

If in the time that you have lived in your property, you have replaced any of your windows, then you will be required to give either a FENSA or CERTASS certificate. This certificate will prove that the windows comply with building regulations and are typically valid for up to 10 years. FENSA and CERTASS certificates are available from the perspective websites. If the installation of your new windows was not carried out by an approved workman, or if you cannot find the certificate on either the FENSA or CERTASS website, then you may want to pay for indemnity insurance in order to cover the new owner. 

If you have made any changes or alterations to the property, then you will need to show that you have obtained the proper consent and approvals. Building regulations, planning permission, and completion certificates will all need to be provided. As the seller, it is also your responsibility to give details of any building work or details that do not have the necessary consent and permissions, as well as any unfinished building and alteration work. 

 

If you are selling a listed property, then you will need to supply details surrounding any listed building consent obtained for any exterior or interior work.  

Unfortunately, no matter how much you love your property, no house is perfect. Warrenties and guarantees have to be taken out, and any potential buyers will need to know about this. Whether you have had damp, dry rot, Japanese knotweed or other issues, find copies of receipts or guarantees you may have for the work undertaken.

You will also need to provide your estate agent with all relevant material facts about your property. If you are unsure what is classed as material facts you should consult your estate agent, however, government guidance defines material facts that will have a major impact on the decision of the buyer to purchase your home. An example of this would be if your property regularly floods or is of non-standard construction. 

 

You will also need to provide information surrounding non-optional financial commitments such as council tax, leasehold charges, or rent charge costs. 

 

You should also provide any Party Wall Agreements for work that has been done that has impacted a shared wall with your neighbour as well as any insurance policies, such as indemnity insurance, and any details on restrictive covenants. 

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What if the property is leasehold? 

If you are selling a property that is also a leasehold property, then in addition to the other documents you will also need to fill out a Leasehold Management Pack or a TA7 form. This will help to inform potential buyers about all of the leasehold information. 

 

This form will usually be filled out by either your conveyancer or solicitor and will include all information about the lease as well as outlining the following: 

 

  • Ground rent 
  • Any plans for major work to take place at the property 
  • Service charges 
  • Building insurance details 
  • Details for any management companies 
  • Asbestos survey details 
  • External wall fire reviews 
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Do I need a fittings and content form? 

As a seller, you may need to fill out a fittings and content form when selling a home. Also referred to as a TA10, this form informs the potential buyer of all of the household items included in the sale. This is useful as when you first show buyers around your property, it is not always clear what is and is not included in the sale price. It is a good idea to fill out this form as early into the selling process as possible so that any buyers know exactly what they are getting with your property. #5C2572

Property Information Form

Another document you will need to sell your house is a Property Information Form, also referred to as a TA6. This form provides potential buyers with an overview of the property to allow them to decide whether they wish to continue or not with their purchase. 

 

The form will typically cover the following items:

 

  • Property boundaries
  • Any disputes that the property may bring 
  • If the property has ever been affected by Japanese knotweed 
  • If the property has an EPC 
  • If the property is listed
  • If the property is in a conservation area 
  • Which utilities are connected to the property, such as gas, water, electricity, etc 
  • Any guaranteed warrenties 
  • If the building is insured 
  • If any building work has occurred

The Property Selling Company

If you are looking to sell your house quickly without the hassle then look no further. We are The Property Selling Company, and we believe that a house sale should be three things: fast, effortless, and free. 

 

We have made it our mission to change the way you sell your house, which is why you can say goodbye to expensive legal and estate agent bills as we can sell your house without the fees, and in as little as 28 days. 

 

At The Property Selling Company, we offer you a full estate agent service but without the hassle. Whether you are buying or selling, we are here to take care of everything and work alongside you every step of the selling process. 

 

If you are ready to start your house-selling journey today, then get in touch or fill in one of free, no-obligation valuation forms!

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When is the best month to sell house in the UK?

Woman in garden in Spring

When is the best month to sell house in the UK?​

 In the UK, the housing market experiences seasonal fluctuations, and understanding when to list your property can make a substantial difference in both the speed of sale and the final price. 

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WRITTEN BY: Tom Condon ★ Digital Content Writer

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When is the best month to sell house in the UK?

 In the UK, the housing market experiences seasonal fluctuations, and understanding when to list your property can make a substantial difference in both the speed of sale and the final price. 

Sell your house in 28 days

WRITTEN BY: Tom Condon ★ Digital Content Writer

arrow

Table of Contents

When is the best month to sell house in the UK?

Selling your house is a significant decision, and timing can play a crucial role in ensuring a successful sale. In the UK, the housing market experiences seasonal fluctuations, and understanding when to list your property can make a substantial difference in both the speed of sale and the final price. 

 

In this article, we’ll explore the worst and best month to sell house in the UK, assess whether it’s currently a good time to sell, identify the busiest month for house sales, and discover when homes tend to sell the fastest.

When is the best month to sell house?

If you’re looking for the ideal time to put your house on the market in the UK, spring (March to May) is often considered the best season to sell. During these months, the weather begins to improve, and gardens and outdoor spaces come to life. 

 

Longer daylight hours provide more opportunity for viewings, making it easier for potential buyers to visualise their life in your home. Furthermore, it is thought spring is also popular as it does not fall in any major school or public holidays other than Easter. 

 

Similarly early autumn (October) is seen as one of the best month to sell house as families often aim to move before the new school year starts, making September and October a popular choice for house sellers. Autumn weather can be mild and extremely beautiful which can help increase your curb appeal if you have a large garden.

Which properties sell the best in Spring?

Certain types of properties tend to sell particularly well in the Spring due to the favourable weather and overall appeal of the season, some examples are:

Spring is a popular time for families to buy homes because they often want to move during the summer months when schools are closed. Properties with multiple bedrooms, a garden, and good access to local schools tend to be in high demand.

Spring is when gardens come to life with blooming flowers and lush greenery. Homes with well-maintained gardens or outdoor spaces are more attractive to buyers during this season. A well-maintained garden can significantly boost a property’s appeal.

In the spring, the countryside and rural areas often look their most picturesque, with fields, trees and meadows bursting with colour. Buying seeking a peaceful retreat or a rural lifestyle are more likely to explore these properties during this season.

Coastal properties tend to be more appealing in the spring when the weather is improving and people are thinking about summer holidays. Buyers looking for holiday homes or seaside living may show increased interest during this time.

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When is the worst month to sell your house in the UK?

The end of December and January are often the worst time to sell your house in the UK as the festive season can mean potential buyers are preoccupied with holiday preparations and celebrations and the poor weather may deter potential buyers.

Is it a good time to sell a house?

Although the end of December and January are the worst times to sell a house, November and early December may offer slightly easier selling. Many buyers aim to complete their property purchases before the holiday season, so listing your property in November or early December can attract these motivated buyers. 

 

Since there are fewer sellers in the winter, your property may face less competition in the market which could result in potentially more attention from serious buyers. 

 

Some buyers receive end of the year bonuses or have more flexible schedules during the holidays, making it a good time for them to focus on property hunting.

Which properties sell the best in Winter?

Selling a property during the winter months can present its own challenges as the colder weather and shorter days can make the selling process more difficult. But, there are a few properties that excel in the winter market:

Properties that are warm, well-insulated and energy-efficient are more appealing in winter. Buyers are likely to appreciate homes that are cosy and comfortable during the colder months. Homes with functional fireplaces, wood-burning stoves and mudrooms may also be a popular choice.

In urban areas, city centre flats can sell very well in winter as buyers prefer these properties due to their convenience, proximity to work and not having to commute as far.

Properties that have been recently built or renovated with modern amenities such as efficient heating systems, underfloor heating and high quality insulation will be attractive to buyers in the winter.

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What is the busiest month for house sales?

Typically the busiest month for house sales in the UK is May during the peak of the spring season, as housesellers race to get their property sold during times of favourable weather and increased daylight.

How do supply and demand affect the housing market?

Understanding supply and demand will have more positive implications to putting your property on the market than knowing the best month to sell house. Supply and demand are fundamental economic forces that play a significant role in shaping the housing market. 

 

When there is a strong demand for homes but a limited supply of available properties, prices tend to rise as buyers compete for the available inventory and drive up prices. Ultimately, this is the point at which property sellers have more negotiating power. 

 

But, if there is an increase in the supply of homes but the demand remains stable, prices may stabilise or even decrease. More choices for buyers can reduce competition among them, leading to more favourable terms for buyers. 

 

Selling in spring may historically have been the best time to sell, but with the rise of online property portals and the lesser need to use a traditional estate agent, selling in autumn and winter is becoming more favourable. This is because houses have more exposure all year round, and the spring housing market becomes far more saturated.

What month do homes sell the fastest?

Homes tend to sell fastest during the spring and early summer months, the combination of better weather, longer days and a fresh start to the year often motivates buyers to make quicker decisions. 

 

However the speed of the sale can also be influenced by factors like pricing, location, and the overall condition of your property.

What types of properties don't have the best month to sell house?

While certain properties may benefit from seasonality in the property market, there are property types that don’t have a best month to sell house, meaning their appeal and demand remain relatively consistent throughout the year. 

 

Some good examples of these would be luxury homes and investment properties as these properties often cater to a specific niche market with a more extended buying timeline and less affected by seasonal considerations.

When should you put your house on the market?

When deciding when to put your house on the market, it’s essential to consider a range of factors. Local market conditions play a pivotal role and consulting a knowledgeable estate agent familiar with the area can provide you with valuable insights.

 

Traditionally, spring and early summer are favoured for listing due to milder weather and longer daylight hours. However your personal circumstances, property condition and competition in the market should also guide your decision.

 

You should however, keep an eye on economic indicators and interest rates, as favourable conditions spurring buyer interest. Crafting a strategic marketing plan with your agent and avoiding major holidays or local events can further enhance your listing’s success.

 

Ultimately, the timing of your listing should align with when you are ready to sell, and not completely on whether it’s the best month to sell house. 

 

Here at The Property Selling Company we can help you sell your house in as little as 28 days, no matter what time of the year it is. Our expert team of property professionals will be able to help you at every stage of the process.

 

We’ll go above and beyond to get your property sold faster as we believe selling really shouldn’t be complicated. You will have an improved, streamlined service away from the traditional high street agent.

 

We will cover everything including floor plans, photographs, write-ups, viewings and your legal fees all while ensuring that you benefit from honest and transparent customer service.

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What Do You Legally Have to Leave When Selling a House UK?

What Do You Legally Have to Leave When Selling a House UK?

Looking at your moving home checklist, things to do when moving out of home, and how we can help.

Alexandra Ventress

Alexandra Ventress ★ Digital Content Writer

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Moving out of your home can be an exciting time, however, it is also one of the most stressful experiences you will have to go through. Remembering to pack everything that is essential, making sure you don’t forget anything valuable, and vetting various moving companies are all part and parcel of the house-buying and selling process. 

 

And whilst it often may seem obvious what you will take when moving out of home, what is often not as obvious is what you should leave behind in the move. 

 

In this blog post, we will be looking at what you are legally meant to leave behind when you move, the difference between fixtures and fittings, and how to make the most of packing for your new address. 

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What do you leave when moving home?

When it comes to selling your house, there is no law in the UK that dictates what stays with a house when you sell it. This can lead to some friction with your buyer, especially if they move into your home expecting to find carpets, only to find that you took them in the move to the new place. 

 

In the UK, there is no obligation for sellers to indicate whether they are leaving any homeware or furniture when they move, however, it is common courtesy to notify your buyers on the condition you plan to leave the property in, as well as what you intend to leave. 

 

The most effective way that you can alert your buyers to this is to include a fixtures and fittings checklist with the sale contract. This will help you to avoid complications further down the line, as everyone will be aware of exactly what will be left in the property. 

Do I have to pay for cleaning when I move out?

Whether or not you have to pay for cleaning when you move out of your property will depend upon your own personal circumstances. If you live in a tenanted property and have a landlord, then it would be within your best interests to either pay for a professional cleaner to clean the property, or you should clean the property thoroughly yourself. This is because it is not just common courtesy, but also because if your landlord is not pleased with the condition that you have left the property in, they may withhold your deposit, leaving you out of pocket. 

 

If you already own your own property, then whether or not you clean is down to personal choice, however, you should leave your property as you expect to find your new one. 

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How clean is a seller required to leave the house after moving out UK?

Legally, the seller can leave the property in whatever condition they wish. However, it is common decency to leave the property in a good, clean condition. As you will be aware, moving house is an incredibly stressful situation, and you should be looking to leave the property in a way that you would be pleased to find it. 

 

Because of this, you should consider giving your property a deep clean before moving day. Hoovering and cleaning carpets, polishing floors and surfaces, and cleaning away any clutter. 

What are fixtures and fittings? 

When you are buying or selling a property, you will have likely heard the terms fixtures and sitting thrown about. But what exactly do they mean? 

 

Fixtures are classed as items that are attached to the building, this would include radiators, worktops, and units.

 

Fittings are items that are items that are attached to the property but with nails and screws. Examples of fittings would be shelves and toilet roll holders.  

TA10 form 

Whilst you may find that the majority of fittings within your home are of low value, disagreements can still break out between buyers and sellers about what exactly is being left behind in the property. This is where a TA10 property form comes into play. 

 

 If you are moving into a new property, the last thing you want is to move in to find that the previous owners have left everything they didn’t want to take with them in the move. Equally, you do not want to move to find that the entire property has been stripped bare. By filling out a TA10 property information form, each party can agree on what fixtures and fittings are staying and going as part of the move. 

 

If you are the seller, then your solicitor should give you a copy of the TA10 form to fill out. The best way to do this is to go through your property, room by room and decide what you will take with you in the move, and what you will be leaving behind. 

 

After the form has been completed, the buyer’s solicitor will receive the TA10 from the seller’s solicitor and will be able to raise any queries they may have. 

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What are the laws on fixtures and fittings? 

More often than not, as the seller, you are legally expected to leave the property in a “reasonable” condition. There are exceptions made for slight wear and tear that may occur between the exchange of contracts and the completion day. 

 

As already mentioned, the seller is obligated to leave behind the contents stated in the contract of sale. So if a buyer agreed to a sale under the pretence that the white goods would be included only to find the seller has taken them, this could be deemed as a breach of contract. Whilst the buyer could pursue this legally, legal procedures are often costly, and it is often not worth the buyer’s time or money to pursue. 

What to leave on moving day?

When it comes to packing, it can be difficult to know what to take with you to your new home, and you will need to leave.  Below we have listed some items that you may be expected to leave when you move, but are under no legal obligation to leave. 

Fixtures 

  • Light fittings and switches 
  • Plugs
  • Boiler
  • Built-in wardrobes 
  • Kitchen counters 
  • Bathroom suites
  • Radiators 

Fittings 

  • Curtain rails and curtain poles 
  • Shelves
  • Carpets 
  • TV Aerials and satellite
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Do you leave carpets when you move out?

Whilst some of the items in your house may obviously fall into either fixtures or fittings, there are a few household items that may be harder to categorise, thus making it harder to pack. Carpets could technically fall into the fittings category and can be easily taken up, however many buyers will often expect them in the home. 

 

Whether or not you leave your carpets will depend on your own personal choices, but if you are planning on taking them, you should make this clear to the buyer early on in the process. 

Do you leave shelves when moving?

As a rule of thumb, when it comes to fittings, you should aim to leave them behind when you move house. It is a good idea to read through your contract carefully in order to fully understand what can be taken and what you have agreed to leave, however, shelves are usually expected to be left behind. 

Do you take curtains with you when you move?

Unless it is stated in your TA10, then you will not be legally obligated to leave the curtains behind. However, it is considered polite to make your buyer aware of this if you do plan on taking them with you, as it is difficult to find curtains that fit, and no one wants to move into a property with bare windows.  

 

However, whilst you are not obligated to leave the curtains, you will more than likely be required to leave the curtain pole. If you have already stated in the TA10 form that you will leave the curtains, then you are legally bound to do so. 

Do you take your wheelie bin with you when moving? 

You should not take your wheelie bin with you when you move. You will have a wheelie bin already waiting at your next property, however, you will still be able to use your wheelie-bin up until the moving day. The general rule is that it is acceptable to leave a bit of rubbish at the bottom of the bin, but there should be enough room for the buyers to use it until the next bin day. Any extra rubbish needs to be taken to the skip or removed. 

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Top tips for deciding what to leave when packing 

When it comes to moving house, you should have all of the fixtures and fittings that you plan to leave for the new buyers outlined clearly in your inventory.  Below, we have outlined three of our top tips for deciding what to take with you when moving home. 

Before you commit to the sale, you should make sure that you write down exactly what you are leaving for the new homeowner. This will help the sale to progress a lot smoother and will mean your buyer knows exactly what they are getting when moving to a new home. 

You may want to take all of your fixtures and fittings with you when you move to your new home. However, this may require some strong negotiating on your behalf, so it is important to remain friendly and open to your buyer’s point of view. 

By leaving a list of the items that you plan to leave behind for your buyers, you have the potential to speed up your sale. The offer of the fixtures and fittings included with your property may be enough to sweeten the deal for any buyers who may be hesitating and secure you a faster sale. 

 

Or alternatively, you could sell your home in as little as 28 days through us…

The Property Selling Company 

Regardless of whether you are buying or selling, here at The Property Selling Company, we are here to help! 

 

We’ve made it our mission to change the way that you sell houses because we believe that a house sale should be three things: fast, effortless, and free. 

 

That’s why when you sell your house with us, you can say goodbye to expensive legal and estate agent bills, as we can sell your house in as little as 28 days, without the fees. 

 

We offer you a full estate agent service but without the hassle. Whether you are buying or selling, we are here to take care of everything and work alongside you every step of the selling or buying process. 

 

If you are ready to kickstart your house selling or buying journey, then get in touch today by giving us a call or by filling out one of our free no-obligation valuation forms! 

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