Preparing Your Home for Sale
Practical presentation, document and disclosure steps to take before marketing a home in England or Wales.
Get your home viewing-ready
Good presentation can help buyers understand the space, but it should never conceal a defect or replace accurate property information.
Declutter room by room
- Clear worktops, windowsills and hallways so each room reads as spacious
- Box up personal items and out-of-season belongings — consider short-term storage
- Tidy cupboards and built-in storage; buyers will open them to gauge space
Maximise light and space
- Clean windows inside and out and open curtains and blinds fully for viewings
- Replace dim or blown bulbs and switch lights on in darker rooms
- Rearrange or remove bulky furniture that narrows walkways
- Mirrors in smaller rooms and hallways help bounce light around
Fix the small things
- Touch up ordinary scuffs, but do not cover damp, significant cracking or another defect a buyer should know about
- Repair dripping taps, loose handles, squeaking doors and sticking drawers
- Re-seal tired mastic around baths and sinks and refresh grubby grout
- Ask an appropriate professional about defects you do not understand before deciding whether to repair them
Kerb appeal
- Tidy the front garden or path, sweep leaves and remove bins from view
- Clean or repaint the front door and polish the door furniture
- Make sure the house number is visible and the doorbell works
Documents to gather before you launch
Your agent and conveyancer can confirm what applies to the property. Starting early gives you time to locate records and address gaps accurately.
Identity, ownership and title information
Prepare current proof of identity and address and tell the agent and conveyancer who legally owns the property. Gather title deeds or registration details, information about mortgages or other secured debts, boundaries, rights, restrictions and any power of attorney, probate or trust documents that apply.
Known material information
Tell the agent and conveyancer about facts that could affect a buyer's decision, including tenure, service charges, restrictions, disputes, flooding, access, significant defects and relevant building-safety matters. Answer accurately and do not hide a problem behind decoration.
Energy Performance Certificate (EPC)
In most cases, a valid EPC must be available or an EPC must have been commissioned before marketing starts. Check the official register and arrange an accredited assessment if needed. Your agent or conveyancer can help check whether an exemption applies.
FENSA or window installation certificates
If windows or external doors have been replaced, gather any FENSA, CERTASS or building-regulation evidence. If paperwork is missing, tell your conveyancer rather than ordering an indemnity product or contacting an authority without legal advice.
Gas and electrical certificates
Gather any boiler service history, gas records and electrical installation or inspection documents you hold. The documents required for a sale depend on the property and work carried out, so ask your conveyancer what is relevant.
Lease documents (for flats)
For a leasehold flat, locate the lease, service-charge and ground-rent statements, planned-works notices, insurance details and managing agent or freeholder contacts. Ask your conveyancer which management pack and building-safety information should be requested and what it will cost.
Building works and guarantees
Planning permissions, building regulations completion certificates, and guarantees for works such as damp proofing or roofing should all be ready for the buyer's solicitor.
Preparing-to-sell questions
If your question isn't here, our team is a call away.
Do I need an EPC before I sell?
In most cases, you need a valid EPC or must have commissioned one before the property is marketed. Check the official EPC register and current government guidance because exemptions and limited exceptions can apply.
What paperwork should I gather before going on the market?
Prepare identity and ownership evidence, title and tenure documents, EPC details, planning and building-regulation approvals, guarantees and information about known material issues. Leasehold sellers will usually need the lease, service-charge, ground-rent, insurance, planned-works and managing-agent information.
Should I redecorate before selling?
Start with cleaning, decluttering and ordinary maintenance, but compare the likely benefit with the cost and disruption. Do not decorate over damp, cracking or another material defect. No improvement is guaranteed to increase the sale price or recover its cost.
How do I find out what my home is worth before I start?
Review recent completed sales through HM Land Registry and request evidence-based appraisals from local estate agents. An estate-agent appraisal is not a formal valuation or a guarantee of the price a buyer will pay.
Should I repair every problem before marketing?
Not necessarily. Obtain appropriate advice on significant defects, costs and disclosure before deciding. Whether you repair an issue or sell with it unresolved, give the agent and conveyancer accurate information so buyers are not misled.
Not sure where to start?
Request an appraisal to discuss comparable evidence, presentation and a proposed marketing plan. Any suggested price is an appraisal, not a guaranteed sale result. Or call us on 020 8944 6212.
Ready to move forward?
Whether you're planning a sale, letting a portfolio or searching for your next home, tell us what you're weighing up and we'll give you a straight answer on price, timing and demand.