I Want to Sell My House: Where Do I Start? | Beercocks

Thinking of selling your home? Learn what to do first, from valuing your property and checking your finances to preparing for the market.

Thinking of Selling Your Home? Here’s Where to Start

Deciding to sell your home can feel like the start of a very long list. You may be wondering what your property is worth, how much money you’ll have for your next move, whether you should start viewing other homes and what needs to happen before your property goes on the market.

The best place to start is with three things: your reason for moving, your financial position and an accurate understanding of your home’s likely market value. Once those are clear, you can plan the rest of the sale in the right order.

This guide explains what to do when selling a house, from the earliest planning stage through to choosing an estate agent, preparing the necessary information and getting your home ready for buyers.

What Should I Do First When Selling My House?

If you’ve decided that you want to sell your house, these are the first steps to take:

Be clear about why you want to move.
Consider where you’ll live next.
Find out how much your home could sell for.
Check your mortgage balance and financial position.
Calculate the likely cost of selling and moving.
Choose an estate agent.
Check whether you have a valid Energy Performance Certificate.
Consider instructing a conveyancer early.
Gather information about your property.
Prepare your home for photography and viewings.

You don’t have to complete everything before speaking to an estate agent. In fact, a property valuation can help you decide whether selling is financially and practically right for you.

1. Be Clear About Why You Want to Sell

People sell their homes for many different reasons. You may need more space, want to downsize, move closer to family, shorten your commute or relocate for work. Your current home might no longer suit your lifestyle, or you may simply feel ready for a change.

Understanding your reason for selling your property will help you make better decisions throughout the process. It can affect how quickly you need to move, how flexible you can be over the selling price and what you need from your next property.

Ask yourself:

What isn’t working about my current home?
Could those problems be solved without moving?
Is there a particular date by which I need to move?
Which features are essential in my next home?
Would I still want to sell if the process took longer than expected?
Am I emotionally and financially ready for a move?

You don’t need to have every detail settled. However, you should have a clear enough reason to justify the cost, work and disruption involved.

2. Decide What You’ll Do After Selling

Before putting your property on the market though, think about your likely onward move. For example, most homeowners sell and buy another property at the same time creating a property chain, with each transaction depending on another sale or purchase progressing successfully. Chains are a normal part of moving home, but your position can influence timings and negotiations of this transaction.

You may decide to:

Sell and buy another home at the same time
Sell before buying and move into rented accommodation
Stay temporarily with family or friends
Move into a property you already own
Downsize and release some of the equity in your home
Relocate to another part of the country

Selling before you buy can make you a more proceedable buyer because your onward purchase won’t depend on selling your existing home. However, it could mean paying rent, storage and removal costs twice, so this is something to think about.

You don’t have to find your next home before speaking to an estate agent however. At this stage, you’re establishing which options are realistic and how flexible you can be.

3. Find Out What Your Home Could Be Worth

An accurate valuation of your property is one of the most important first steps when selling a house. Until you understand what your property may achieve on the open market, it’s difficult to calculate your budget or make informed plans.

An instant online valuation can provide an initial estimate using property and market data and can be useful when you’re still considering whether to sell.

When you’re closer to making a decision, arrange a face-to-face property valuation. A local estate agent such as Beercocks can assess details that an automated estimate may not fully account for, including:

The property’s condition and presentation
Its precise location and position
Recent improvements or extensions
Plot and garden size
Parking, garages and outbuildings
Current competing properties
Recent comparable sales
Demand from active local buyers
Features that may increase or limit demand

Be cautious about choosing an estate agent simply because they suggest the highest asking price. Instead, ask what evidence supports the valuation and how the proposed pricing strategy will attract serious buyers.

A high valuation may sound appealing, but the more important question is what price the property is realistically likely to achieve.

Find Out What Your Home Could Sell For

You don’t have to be ready to put your home on the market to arrange a valuation. Beercocks can help you understand its likely value and what demand currently looks like in your part of Hull, East Yorkshire or North Lincolnshire.

Book a Face-to-Face Property Valuation

4. Check Your Mortgage and Calculate Your Equity

If you have a mortgage, contact your lender or check your latest statement to find out approximately how much remains outstanding. Your equity is the difference between your home’s value and the amount you owe on the mortgage.

For example, if your home is worth approximately £250,000 and your outstanding mortgage is £140,000, you have around £110,000 in equity before selling and moving costs are deducted.

This calculation helps you estimate how roughly much money may be available for your next property. The final figure will depend on the sale price, mortgage redemption amount and costs associated with the move.

You should also check:

Whether your mortgage has an early repayment charge
Whether your existing mortgage may be ported
When your current mortgage deal ends
Whether you plan to borrow more or reduce your mortgage
Whether your income or circumstances have changed since your last application

If you’re buying another property, speak to a regulated mortgage adviser or lender about affordability. An estate agent can estimate your property’s value, but they can’t tell you which mortgage product is suitable for your circumstances unless they’re separately authorised to provide that advice.

5. Budget for the Cost of Selling and Moving

Your equity won’t all be available to put towards your next home. You’ll need to account for the costs of selling, buying and moving, and other potential financial aspects too.

Depending on your circumstances, these typically include:

Estate agent fees
Conveyancing fees
An Energy Performance Certificate
Mortgage repayment or arrangement charges
Removal and storage costs
Survey and valuation fees for your next home
Stamp Duty Land Tax on your purchase
Insurance costs
Repairs, cleaning or decorating
Temporary accommodation
Redirecting post and changing services

Ask providers for complete quotes and check whether VAT is included. You should also leave some room in your budget for unexpected costs rather than committing every available pound to your next purchase because you never know what could change or pop up.

You won’t know the final amount available until the sale completes, but a sensible early estimate can prevent you from looking at properties that don’t fit your actual budget.

6. Choose the Right Estate Agent

Once you’ve decided to explore a sale, you’ll need to arrange valuations with estate agents who understand your local market.

The agent you choose will influence how your property is positioned, marketed, viewed, negotiated and progressed. Their role should involve far more than uploading photographs to property websites.

Ask each estate agent:

What evidence supports your suggested asking price?
Which buyers are likely to be interested in my home?
How will you launch and market the property?
Where will the property be advertised?
Who will take the photographs and prepare the listing?
How will you generate interest beyond property portals?
Who will conduct viewings?
How will you qualify prospective buyers?
How will you negotiate offers?
What happens if interest is lower than expected?
Who will manage the sale after an offer is accepted?
How long is the agency agreement?
What are the notice period and withdrawal terms?
What fees will I pay, and when do they become payable?

Compare the complete service rather than choosing on fee alone. A lower fee won’t necessarily produce the best financial outcome if the marketing, negotiation or sales progression is weaker.

You should also read the agency agreement carefully before signing. Pay particular attention to the difference between sole agency and sole selling rights, the length of the agreement, notice periods and any circumstances in which a fee may still become payable.

7. Check Whether You Have a Valid EPC

An Energy Performance Certificate, commonly known as an EPC, gives your property an energy-efficiency rating from A to G and includes information about energy use and potential improvements.

You must order an EPC before marketing your home for sale unless the property qualifies for an exemption. An EPC is usually valid for ten years, so your property may already have a valid certificate.

You can check the government’s online EPC register to see whether one exists for your home. If the certificate has expired or there isn’t one, you’ll need to arrange an assessment through an accredited domestic energy assessor.

8. Consider Instructing a Conveyancer Early

You don’t have to wait until you’ve accepted an offer to choose a solicitor or licensed conveyancer. In fact, at Beercocks we always advise instructing one earlier to give yourself more time to complete identity checks, gather documents and identify potential complications.

Your conveyancer will handle all of the legal work involved in transferring ownership of the property, including preparing the contract, responding to enquiries, communicating with the buyer’s conveyancer, arranging mortgage redemption and transferring the sale proceeds. The only thing you’ll need to do here is reply to any emails or phone calls from the solicitor.

When comparing conveyancers, ask:

What’s included in the quote?
Is the fee fixed or dependent on the transaction?
Who will manage the case?
How will updates be provided?
Are there additional charges for leasehold properties or mortgages?
What happens if the sale doesn’t complete?
How quickly can the initial paperwork be issued?

Choosing primarily on price can be a false economy if poor communication or slow responses hold up the transaction.

9. Start Gathering Information About Your Home

Selling a home involves providing information to your estate agent, conveyancer and buyer. Starting early reduces the risk of delays after an offer has been accepted. The information you need will depend on your property, but it may include:

Proof of identity and address
Title documents or Land Registry information
Planning permissions
Building Regulations approvals
Guarantees and warranties
FENSA certificates for replacement windows
Electrical or boiler documentation
Details of extensions, conversions or structural work
Information about boundaries
Details of any disputes involving the property
Information about rights of way or restrictions
Council Tax information
Details of utilities and drainage
A list of fixtures and fittings
Lease, service-charge and ground-rent information for a leasehold property
Management company or estate-charge information where applicable

Don’t conceal known issues or give an answer you aren’t sure about. Just make sure to tell your estate agent and conveyancer what you know and ask how the information should be recorded.

The government’s current home-buying and selling reforms are moving towards better upfront information and more consistent property data. Some proposed digital sales-pack and property-logbook changes aren’t compulsory yet, but gathering accurate information at the beginning can still make the later transaction easier.

10. Decide Which Repairs Are Worth Doing

You don’t have to renovate your entire home before selling it. We know that large projects can cost more than they actually add to the eventual sale price, particularly if buyers would prefer to make their own changes.

As experienced estate agents in Hull and East Yorkshire we recommend starting with smaller issues that may affect a buyer’s first impression or suggest poor maintenance. For example:

Replace failed light bulbs
Repair loose handles and dripping taps
Touch up visibly damaged paintwork
Clean marked walls where possible
Deal with obvious signs of damp or leaks
Repair damaged sealant
Clear blocked gutters
Tidy the garden and entrance
Make sure doors, windows and locks operate correctly

If you suspect a more serious problem, such as a leaky roof, or even damp related problems, speak to an appropriate professional rather than covering it up. Your estate agent can also explain how the condition may affect demand, pricing and the type of buyer likely to be interested.

11. Prepare Your Home for Sale

Once you’re ready to put the property on the market, focus on making it clean, well maintained and easy for buyers to understand.

Decluttering is useful because it can make rooms feel more spacious, but don’t remove every sign that the property is a home. Buyers need to see the available space while still being able to imagine how they might use it. They want to see it lived in as opposed to being a showhome which doesn’t feel natural.

Work through the property one room at a time:

Remove items that make rooms difficult to navigate
Clear overcrowded surfaces
Organise visible storage areas
Clean windows, floors, kitchens and bathrooms
Open curtains and blinds for natural light
Remove excess furniture where it limits space
Tidy gardens, paths and entrances
Store bins and unnecessary outdoor items neatly
Make beds and straighten soft furnishings
Address strong pet, cooking or smoke smells

Think about photography as well as viewings. Your property’s images will often create a buyer’s first impression, so preparing before the photographer arrives is important. At Beercocks, high quality photography is carried out either by the Valuer or a member of our Photos & Details Team, ensuring your property is presented at its best across our website and property portals.

12. Agree the Asking Price and Marketing Strategy

Your asking price should be supported by evidence from the local market, including recent sales, current competition, the condition of your home and active buyer demand. Price is only one part of the launch strategy. You should also understand:

How the property will be described
Which features will be prioritised
Where the listing will appear
Whether professional photography or video will be used
How existing buyers will be contacted
Whether social media will support the launch
When viewings can begin
How early interest will be assessed
When you’ll receive feedback and marketing updates

The first few weeks on the market are important because your listing is new and likely to attract its greatest initial attention. A considered launch gives the property a stronger chance of reaching suitable buyers from the outset.

A Simple Checklist for Selling Your Home

Before your property goes on the market, aim to complete the following with our handy Selling Your Property Checklist:

Confirm why and when you want to move
Consider your likely onward plans
Arrange an accurate property valuation
Check your outstanding mortgage
Estimate your equity
Review mortgage charges and portability
Budget for selling and moving costs
Compare estate agents and marketing strategies
Read the estate agency agreement
Check your EPC
Choose a solicitor or conveyancer
Gather relevant property documents
Complete worthwhile repairs
Clean and declutter the property
Agree the asking price
Approve the photography and property description
Make suitable times available for viewings

Not everything needs to happen at once. The important thing is to establish the right order and avoid leaving legal, financial or property-information questions until a buyer is waiting.

Thinking About Selling Your Home?

You don’t need to have every detail decided before asking for advice. An accurate valuation can help you understand your home’s position in the current market, estimate your available equity and decide whether now is the right time to move.

Beercocks helps homeowners across Hull, East Yorkshire and North Lincolnshire understand their local market and prepare their property for sale.

Book Your Free Property Valuation

Explore Your Valuation Options

Frequently Asked Questions About Selling Your House

I want to sell my house. Where do I start?

Start by finding out what your home could realistically sell for, checking how much you owe on your mortgage and considering where you’ll live next. These three pieces of information will help you decide whether moving is financially and practically achievable.

How do I decide whether to sell my house?

Consider why your current home no longer works for you, whether those problems could be resolved without moving and what you need from your next property. You should also compare the likely value of your home with your mortgage balance, moving costs and future housing budget.

Should I get my house valued before looking for another property?

Yes, it’s sensible to understand your likely selling position before becoming committed to another purchase. A valuation can help you estimate your equity and determine which price range is realistic for your next home.

Do I need to find my next home before putting mine on the market?

No. Some sellers begin searching before listing, while others wait until their property is under offer. Sellers who already have a buyer are generally in a more proceedable position, but your best approach will depend on the local market, your finances and how specific your requirements are.

Should I sell my house before buying another one?

Selling first can remove your own sale from the property chain and put you in a stronger position when making an offer. However, you may need temporary accommodation and storage if you haven’t found your next home by the time the sale completes.

Can I arrange a valuation if I’m not ready to sell?

Yes. A valuation can be useful during the planning stage, even if you aren’t ready to launch the property immediately. It can help you assess your equity, budget and likely options.

Do I need an EPC before selling my house?

You must order an EPC before your home is marketed unless the property qualifies for an exemption. EPCs normally remain valid for ten years, so check the government register before arranging a new assessment.

Should I instruct a solicitor before putting my house on the market?

You can instruct a solicitor or licensed conveyancer before the property goes on the market. Doing so gives you more time to complete initial checks, gather paperwork and address potential legal complications before a buyer is waiting.

Should I renovate my home before selling?

Not necessarily. Focus first on cleanliness, presentation, maintenance and inexpensive repairs. Speak to a local estate agent before committing to major renovations, as the work may not add enough value to recover its cost.

How long does selling a house take?

The timescale varies according to buyer demand, pricing, the property chain, mortgage arrangements, searches, surveys and legal enquiries. The government’s current guidance says selling a home takes around five months on average, although individual transactions may be shorter or considerably longer. GOV.UK’s selling-a-home guidance explains the principal stages.

What should I look for when choosing an estate agent?

Look beyond the proposed fee and valuation. Ask about local evidence, marketing, buyer qualification, viewing arrangements, negotiation, communication and sales progression. Read the agency agreement carefully before signing.