Selling House Quickly: Tips To Sell Your Home With Minimal Stress

If you’re planning to sell your home and move somewhere new, things can get hectic and complex fairly quickly. If you’re significantly restricted by time or financial pressure, it can be even tougher.

However, there are certain steps you can take to guard against stress and fuss during the property sale process. In this handy guide, we cover just a few approaches that you can employ to ensure that the whole experience goes smoothly and easily.

Choose Your Sale Method Carefully

Most people see a traditional “high street” and local estate agents as the go-to resource for selling property. However, if you choose this route, the process is very likely to be slow and long-winded, with a high chance of the buyer dropping out or the chain collapsing.

In property, a “chain” is a string of transactions that need to complete before yours can be finalised. For example, your buyer may own a property that must be sold before they can access the funds to pay asking price for yours.

Chains can contain a great many of these “links” – and a sale falling through further down the line can significantly delay or even prevent your own transaction from coming to a timely and successful conclusion.

However, there is a range of alternative options available that may provide a swifter and more straightforward alternative.

These other possible methods of sale include:

• Traditional auction house
• Modern method of auction
• Express estate agency
• Fast property buying firms / “we buy any house” companies

Traditional auction

In order to sell house fast via traditional auction, you must first register with an auction house.

The auctioneer will prepare your listing, set your asking price and you will need to instruct a conveyancing specialist to put together a “legal pack” containing all of the particulars associated with the sale of your property.

You’ll need to agree a guide price and a reserve price with the auction house. The former is a figure that is visible to the public and gives a suggestion of the value of the property, while the latter is only visible to the auctioneer and the vendor and represents the lowest acceptable bid for a quick house sale.

Bidding will open at a set date and time, and the highest offer made above the reserve price at the time the gavel falls will be accepted. The bidder behind this offer is automatically tied into a legally binding contract, and must pay a 10% deposit immediately.

They are then given a set period of time – usually 28 days – to pay the remainder.

A range of fees and charges will be payable by both the buyer and the seller during the traditional property auction process, but specific figures will vary between auction houses.

One major benefit of selling via traditional or “unconditional” auction is that you will be able to plan around set dates: the date of the auction and the date of completion. This offers a sense of ease and clarity for prospective buyers.

There is, of course, the chance that your house sale will not attract enough bids, or that those bids will not meet the set reserve price.

If this occurs, you may be able to strike a deal with prospective buyers independently once the auction is over. Alternatively, you may have to relist your property all over again and pay further fees.

In many cases, you will be required to host viewings of the property you plan to sell at auction. However, it is often possible for you to arrange these in “blocks”, where multiple potential buyers attend at once, reducing the demands on your time.

Modern method of auction

This approach is similar to the traditional auction method in that you will need to register, a guide price and reserve price must be agreed with the auctioneer in advance, and your solicitor will need to put together a legal pack in preparation to sell house fast.

However, in many cases, modern or “conditional” auctions take place online. Bids may be accepted over an extended period of time – for as long as the listing is “live” – which can often be up to 30 days or more.

Once the listing has “closed”, the highest bidder will be required to pay a non-refundable “reservation fee”, usually of around 5%.

They will then be granted a period of time – usually 28 days – to prepare to exchange contracts. They may use this time to instruct solicitors, arrange valuations and even apply for a mortgage. They must also pay their 10% deposit.

Once this is done, they will then have another 28 days to complete.

However, the “modern method” does not tie buyers into a contract – so it is still possible for the sale to fall through. The individual will forfeit the 5% reservation fee, and the deposit if they have paid it, but this process does not guarantee that the property will sell.

There are many benefits to the modern method of auction, and it still enables sellers to plan around certain dates with a level of confidence, but – while it is more flexible and accessible for the buyer, potentially attracting more interest and higher bids – it is less secure for the seller.

Express estate agency

Using an “express estate agency” means selling on the open market – and this comes with all the challenges of hosting viewings and waiting for chains to complete just like with a traditional estate agent. There is also the risk of fall-throughs and poor service from your agent.

However, the businesses that offer this approach have usually built up a strong network of industry contacts over many years in the property sector – as well as a roster of selling techniques that will successfully expedite the process.

A good estate agent will promote your property to a set pool of trusted investors, and select an expert conveyancer to work speedily on your behalf, significantly reducing the amount of time spent waiting for viewings and chasing solicitors.

Fast property buying firms / “we buy any house” companies

We’ll discuss this option in greater detail later on, as “we buy any house” organisations offer a wide range of ways to streamline the selling process and reduce a seller’s stress levels.

In short, companies of this kind will buy property directly from the seller with cash, as part of a chain free sale away from the complexities of the open market.

Be Picky with Your Service Providers

Don’t just opt for the first estate agency, auction house or property buying company you can find. You’re likely to get better service – and greater peace of mind – if you shop around.

Take a look at each company’s reviews on platforms like Trustpilot, Reviews.io, allAgents, Feefo and more. The greater the volume of feedback the organisation has received, and the higher their average rating, the more trustworthy the company is likely to be.

You should do this for your conveyancer, too.

Explore their website and see how easy it is to navigate, and how clearly the company has described their services.

You should find out if they are regulated – and by whom.

The logos of bodies like the NAPB (National Association of Property Buyers), NAEA (National Association of Estate Agents), FSB (Federation of Small Businesses) and TPOS (The Property Ombudsman Service) are all great signifiers that you can trust an organisation.

You can also check on the websites of these organisations in many cases – to ensure that the company in question is truly a member.

Make sure you check for references to fees, contracts and other clever elements of small print. If you are ever unsure, it’s a good idea to instruct a solicitor to look through all of the information available, to make sure everything is above board.

A lot of the time, you can arrange a free, no-obligation consultation with a fast home buying company – so, if there is any information missing from your research, you should feel empowered to ask a representative about it directly.

When it comes to right estate agent and auction houses, be sure to explore the properties they already have on their books.

Do they specialise in selling homes in your local area? Are the properties they manage similar to yours? If so, you should consider them a strong contender – as they will already have some relevant background knowledge to inform their approach to the sale.

Be extremely selective of your service providers, as choosing well early on will prevent headaches, delays and issues with poor communication further down the line, thus removing a significant source of stress.

Prep Your Home Before it Goes On Sale

If you are selling a house, tips from a practical, personal standpoint can be just as handy as property market guides to comparing service providers or various methods of sale.

To that end, it’s certainly best to get your property in the best possible condition long before you make the final decision regarding your estate agent or other property sale specialist.

Once everything is in tip top condition, you’re less likely to feel as if you’re playing catch-up throughout the resulting process – particularly when the time comes to host viewings or valuations.

What’s more, tidy surroundings can really reduce any sense of stress you may be feeling!

Get your property looking its best by decluttering, clearing out unwanted items, cleaning, dusting and even giving each room a fresh lick of paint.

Add ornaments sparingly and be sure to pay special attention to your property’s facade and outdoor spaces; great kerb appeal will increase its perceived value no end.

If your property is in great shape, the pictures that are taken to be displayed as part of its listing will be significantly more appealing to potential buyers – and will make it more likely for your property to sell quickly, and for a higher price. This will be another weight off your mind.

Remember to try and flood your property with as much natural light as possible in preparation for pictures being taken, as this will make spaces seem bigger, fresher and more welcoming.

Prepare Paperwork in Advance

As soon as you are in any way aware of the information you will need to provide – from ID to proof of funds to bank statements to signed documents – you should gather it and keep it close to hand for whenever it may be required.

This will help you to avoid a great deal of last minute panic, as when you are asked for vital paperwork, you will not have that sinking feeling as you wonder where you might have last seen it!

If you can be as ready as possible to respond immediately to any requests from your property sales specialists or conveyancers, you’ll feel confident that you are holding up “your side of the bargain” – and you’ll have less cause to feel stressed.

Do Your Own “Desktop Valuation”

How will you know whether or not to accept an offer on your property? The answer is easy – undertake your own research in advance.

This is a key “selling your house” tip that every vendor should know: no offer should be taken at face value.

Estate agents providing free valuations may inflate their figures in order to try and attract your custom, while fast sale companies may value your property at slightly below the odds – as they make money by buying at a discounted rate and selling for a profit on the open market.

Before requesting an offer or valuation from any external party, you should take a look at portals like Zoopla and Rightmove to research previous property transactions in your local area.

Try to find very recent sales of homes similar to yours in terms of age, size, number of rooms, decor style, condition, outdoor spaces, outlook, kerb appeal and other features. It is likely that your property will sell for a similar price.

Choose a few relevant examples and find an average between all of their final sale prices to get a clearer idea of what your own home is likely to be worth.

This will make negotiating easier and reduce the strain of being on the “back foot” when considering any offer.

Choose a Minimal Contact Option

If you are extremely busy in your day to day life, it can be extremely difficult to factor in time to manage viewings and partake in a back-and-forth with your estate agent or solicitor.

It is possible to choose a sale method that reduces the amount of work and time you will need to invest in the process.

We mentioned earlier that many auction houses allow their sellers to accept viewings on a “block” basis – which means you need only open your house to groups of multiple potential buyers on one or two occasions in the lead up to the auction date.

Alternatively, using a “we buy any house” company will allow you to do away with viewings altogether, as you property will be bought directly from you by the company. Many of these organisations also select a conveyancer for you and interact with them on your behalf.

Usually, when using a company of this kind, you will only be required to sign a few pieces of paperwork and accept a valuation at a time that suits you. You may even be able to specify your own preferred closing date to tie in with your schedule.

Accept Cash Buyers Only

If you are concerned about the sale falling through due to a chain, or because of uncertainty surrounding a buyer’s access to funds, you may be able to request that your estate agent change the terms of your listing to “cash buyers only”.

A cash buyer is an individual who has immediate access to the capital required to purchase your property. They are not reliant on a mortgage and will not need to sell their own home before they can buy yours – which means there is no chain.

For this reason, cash sales are considered “safer” and more straightforward, and often go much more quickly.

The downside is that many cash buyers will make slightly lower offers compared to house hunters who are reliant on a mortgage – but if your priority is time and peace of mind, you may be willing to make this sacrifice.

Sell Your Property to a “We Buy Any House” Company

We have touched on this option a few times during the above – so now it’s time to delve into what this actually means.

“We buy any house” companies are also known as cash home buying organisations and fast sale specialists. Firms of this kind often follow a similar process when purchasing property from a vendor:

1. The home owner approaches the company and requests a cash offer
2. The company responses – usually within 24 hours – and provides a quote based on a basic “desktop valuation”
3. The seller accepts or rejects this initial offer
4. If the offer is accepted, the company arranges a formal valuation of the home
5. A further, “firm” offer is then made, which the seller accepts or rejects
6. If the offer is accepted, solicitors are instructed, contracts are exchanged and the sale is swiftly closed. The property then passes into the ownership of the “we buy any house” company

Some organisations are able to complete this process in under 30 days, which is many times faster than the standard high street estate agent.

They will often instruct conveyancing solicitors on behalf of the seller, and may cover all legal, estate agency and valuation costs.

The aim is to make every step as straightforward and slick as possible, to reduce the pressure on the seller and to ensure that the process goes speedily.

You should always keep in mind that “we buy any house” companies have to offer below market value for your property. After all, as mentioned earlier, they will not make money unless they are able to sell for a profit on the open market.

If you are concerned about the size of the offer you are likely to get for your home, this may not be the option for you. However, if you wish to sell extremely quickly and with minimal effort, this would be our recommended route each and every time.

It is worth noting that this sector of the property industry is not currently government regulated – but many organisations are members of the NAPB or NAEA, as well as the Property Ombudsman.

It is important to be fairly selective when it comes to choosing a service provider of this kind, as we have mentioned above.

However, while the reputation of this industry was once somewhat murky due to the practices of a few unscrupulous firms, fast home buying has undergone something of a renaissance recently, with more and more excellent organisations springing up across the UK.

As a result, the use of a service of this kind often tops lists of “selling your house tips” online.

If you are planning on selling your house quickly, tips and advice are readily available in the form of our excellent guides.

You can also contact our team of specialists for a free, no obligation valuation or a fast cash offer today. If you decide to accept our offer, we can sell your home in under three months from start to finish.