How to Sell Your House Fast in the UK: The Complete Guide

Your options for selling a house fast

When people search "sell house fast", they usually mean one of five things. Each one trades speed, price and certainty differently, so it helps to see them side by side before you decide.

Which one is actually fastest?

A direct cash buyer. With no mortgage to approve, no chain and no valuation to wait for, the only things that set the pace are the solicitors and the title. Auctions can complete quickly after the hammer falls, but you may wait weeks for a suitable sale date and there is no guarantee your lot sells. An agent sale can be quick on a good day, but most take months, and the longer it runs the more it costs you in mortgage interest, council tax and bills.

For a deeper comparison of the three main routes, see our guide to cash versus open market versus auction.

A word on sale and rent back

Sale and rent back means selling your home to a company and renting it from them. It is regulated by the Financial Conduct Authority, usually pays well below market value, and leaves you without ownership or security. We don't offer it, and we would urge you to take independent advice before considering it from anyone.

"Quick sale" agents and "we buy any house" companies

Most "we buy any house" companies are cash buyers, but they are not all the same. Some buy directly with their own funds. Others are brokers that pass your details to a network of investors. The difference matters for speed, price and who you are actually dealing with, which we explain next.

Not sure which route suits you?

Answer three quick questions and we'll point you to the route that probably fits, including when selling through an agent is the better call. It takes about 20 seconds and nothing is saved.

How cash house buyers work

A cash house buyer purchases your property outright, without needing a mortgage. Because the money is already there, the usual sources of delay disappear: no lender's valuation, no mortgage offer, no chain of other buyers and sellers waiting on each other.

Direct buyer, broker or investor group?

• Direct buyers use their own funds, make the offer themselves and control the timetable. This is what we are.
• Brokers collect your details and pass them to a network of investors. You may be dealing with someone who never buys the property, and the offer can change when it is passed on.
• Investor groups pool money from several backers. They can be legitimate, but ask who is actually buying.

Ask any buyer one simple question: "Are you buying this yourselves, with your own funds?" A direct buyer will say yes without hesitation.

What the process looks like

• You get in touch with the postcode and a line about the property. Photos help but are not essential.
• We make a firm offer in writing, usually within the hour, after checking the property, the street and recent sales.
• You accept, or you don't. There is no obligation, and no fee for asking.
• Solicitors are instructed. We appoint and pay for conveyancers on both sides, and you are welcome to use your own.
• Searches and paperwork are handled by the solicitors while you choose a completion date.
• Completion. The money goes to your solicitor's account on the day.

You can see the whole journey on our homepage and start it on the offer page.

The honest trade-off

Cash buyers make money by buying below market value, doing any work needed and then selling or letting the property. That is why a cash offer is lower than an agent's asking price. What you get in return is speed, certainty and a sale that doesn't depend on anyone else's mortgage. Whether that is a good trade depends on your situation, which is what the rest of this guide helps you work out.

How much will a cash buyer pay?

Less than an estate agent's asking price. Anyone who tells you otherwise is selling you something. The real question is how much less, and what you get in exchange.

Our offers usually land at around 75 to 85% of a realistic vacant-possession value. Where it falls in that range depends on:

• Condition. A tidy house needs less work than one with damp, an old roof or a dated interior.
• Location and demand. A house in a street where homes sell quickly is worth more to a buyer.
• Tenure and lease. A flat with 60 years left on its lease is priced differently from one with 120.
• Tenants. Selling with a tenant in place changes how a buyer values it.
• Legal and ground issues. Flood risk, Japanese knotweed, subsidence or an unregistered title all affect the figure.

A worked example (illustrative)

Imagine a property worth £100,000 on the open market. Here is roughly what each route leaves you with.

In this example the gap is about £2,000. In return you skip months of waiting, the risk of the sale collapsing, and every agent and legal cost. These are illustrative figures based on typical UK costs, and yours will differ. If you would like to play with your own numbers, try the instant estimate on our homepage.

What it really costs to sell a house

The headline price is only part of the story. Here is what selling through the open market typically costs, so you can compare offers on what you actually receive.

Note that the buyer, not the seller, pays stamp duty. With a direct sale to us, you pay no agent fees and no legal fees, because we instruct and pay for the solicitors on both sides. The "cost" of selling to a cash buyer is the discount in the price, which is why it is worth comparing the final amount you receive rather than the asking price.

How long does it take to sell a house?

Selling through an agent often takes three to six months from listing to completion, and longer in a slow market. Roughly one in four UK sales falls through, and then you start again.

What slows a sale down

• The chain. Your buyer also has a house to sell, and so does their buyer. One broken link stalls everyone; see what to do when a chain collapses.
• The buyer's mortgage. Valuations, underwriting and offers take weeks, and a lender can still say no.
• The survey. Problems found late lead to renegotiation or withdrawal.
• Leasehold paperwork. Management packs and freeholder replies can take weeks.
• Probate. A sale cannot complete until the grant is issued.

How fast can a cash sale complete?

As little as 7 days, and typically 7 to 14. A typical timeline looks like this: a message and a firm offer on day 1, solicitors instructed on days 2 to 3, searches and paperwork over the following week or so, and completion between day 7 and day 14, on a date you choose. It can be slower if there are leasehold, probate or title issues, and you can always slow it down yourself if you need more time to move.

What makes a 7-day completion possible? A clear title, a seller who can respond to the solicitors quickly, and nothing unusual in the paperwork. We explain the stages on the homepage timeline.

How to sell your house fast: a step-by-step plan

• Decide how fast you really need to sell. "As soon as possible" and "within three months" lead to different routes.
• Get a realistic value. Ask for a couple of agent valuations or check recent sold prices nearby. Be wary of any valuation that sounds too good.
• Compare routes on what you receive, not the headline price: subtract fees, holding costs and a realistic allowance for fall-through.
• Get written offers. A real offer is firm, in writing and says what it depends on.
• Check the buyer. Direct or broker? Registered company? Any fees or lock-in agreements? See the red flags below.
• Instruct a solicitor or conveyancer early. Delays at this stage are the easiest to avoid.
• Gather your documents (checklist below) so nothing holds up the legal work.
• Agree a completion date and plan your move, your utilities and your mail.

Paperwork and legal checklist for a quick sale

Having these ready is the single easiest way to speed up any sale. Your solicitor will chase most of them, but starting early saves days.

Honesty on the property forms matters. Mis-stating something can cause problems after the sale, so answer carefully and ask your solicitor if you are unsure.

Selling in a tricky situation

Some sales are harder than others, and in many of them the usual route is the one that fails. Here are the situations we see most, with a guide to each.

Something else going on, such as a divorce, a relocation or money worries? Message me directly and I'll tell you honestly whether a fast sale is the right move. If you're struggling with payments, speak to your lender first, and free, impartial help is available from MoneyHelper.

Selling a property with problems

Mortgage lenders and surveyors are cautious. Anything that looks like a risk can lead to a lower valuation, a request for expensive work, or a flat refusal. A cash buyer prices the risk and buys anyway. Here are the most common problems.

Damp, subsidence and structural issues

Surveys that flag movement, damp or a failing roof often lead lenders to withdraw. See our guide to selling a house that failed a survey.

Flood risk

You can check any address on the GOV.UK flood risk map. A high quote for insurance, or difficulty getting cover, can stop a mortgage sale. Flood Re helps with affordable cover on many older homes.

Non-standard construction

Some post-war systems built houses (concrete panels, steel frames and others) that lenders refuse or restrict. If a mortgage buyer can't get a loan, see selling an unmortgageable house.

Japanese knotweed

Buyers' solicitors ask about it on the standard property form, and lenders often want a treatment plan. We explain the options in selling a house with Japanese knotweed.

Unregistered or defective title

A property with no title registered at the Land Registry can still be sold, but it triggers extra legal work. See selling an unregistered house.

Short leases

Lenders get cautious as a lease approaches 80 years, and many won't lend once it falls below about 70 to 80. Extending takes time and money, and the law is changing, so see selling a flat with a short lease and the Leasehold Advisory Service.

Empty, cluttered or hoarded properties

Paying council tax and insurance on an empty house adds up, and a full house puts off viewers. We buy both as they stand: see selling an empty house and selling a hoarded house.

Selling by type of property

• Flats and maisonettes. Leasehold paperwork, service charges and major works notices are the usual blockers. See our guide to selling a flat fast and the page on short leases.
• Houses and bungalows. Condition and ground issues matter most. Bungalows, especially inherited ones, are a large part of what we buy.
• Tenanted properties and HMOs. You can sell with the tenant in place and avoid an eviction. Read how a tenanted sale works.
• Land and building plots. Plots, paddocks and garage blocks can be bought for cash too.

We don't buy park homes or holiday chalets. If you're not sure whether yours counts, send the postcode and ask.

Tax and money: what to check before you sell

This is general information, not tax advice. Check your own position with an accountant or on GOV.UK.

• Capital gains tax. Your main home is usually exempt, but second homes, rentals and some other properties may not be. If tax is due on UK residential property, you generally must report and pay within a short window after completion. Start at GOV.UK capital gains tax.
• Inheritance tax and probate. Inheritance tax on an estate is normally due six months after the death, and interest can apply after that. Executors can agree a sale before the grant arrives, but completion has to wait for it.
• Your mortgage. Ask your lender for a redemption figure, and check for early repayment charges.
• Moving costs. Removals, storage and possibly a deposit on a rental. Budget for these early.

How to spot a bad cash buyer, and how to compare any offer

Most cash buyers are honest, but the industry has a reputation for a reason. Here are the warning signs.

Red flags

• Fees upfront. You should never pay to receive an offer, a valuation or a legal service.
• No written offer, or an offer that is a vague "up to" figure.
• Pressure to sign today or a deadline that appears from nowhere.
• Lock-in or exclusivity agreements that charge you if you sell elsewhere. Read anything before you sign.
• A broker posing as a buyer. Ask who actually buys the property.
• Insisting on their own solicitor only, or refusing to let you use yours.
• The price dropping late, often after a survey. Known as gazundering.
• Nothing you can check: no company details, no address, no named person.

How to compare offers, including ours

Whoever you are talking to, compare the final amount you receive, after every cost, and ask the same questions each time: Is it firm and in writing? Who pays the legal fees? Are there any fees, exclusivity or lock-in clauses? Can I use my own solicitor? Can you show proof of funds?

Where we buy

We buy houses across England. We have local pages for the places we know best, with more detail on the streets, estates and problems that affect a sale there.

Somewhere else in England? The offer, the timescale and the no-fees promise are the same. Send the postcode on WhatsApp and I'll tell you straight away if it's a property we can buy.

Is a fast cash sale right for you?

Not sure which camp you are in? Send us the postcode and we'll give you a firm figure with no obligation. You can then compare it with an agent's valuation and decide.

Frequently asked questions