HOM-B
March 19, 2025
As estate agents, we see sellers go to extraordinary lengths to prepare their homes for viewings; the sort of decluttering Stacey Solomon would be proud of; the sort of redecorating Nick Knowles would be proud of; the sort of deep cleaning Kim and Aggie would be proud of; even the sort of cushion plumping and cashmere throw-throwing that Lawrence Llewelyn-Bowen would be proud of….
HOM-B
Well, you get the picture. Their houses look marvellous, and buyers will be falling over each themselves and each other to pop in the sealed bids…
And yet, whilst sellers lend plenty of time, thought and effort to presentation, they seem to often (almost always) overlook a truly important factor: preparation for the actual sale process itself.
With property transactions currently taking an average of 118 days from sale agreed to completion (according to property data service TwentyEA), and in many cases well beyond this time, avoiding unnecessary delays is highly, highly advisable.
Many of the delays we see, which can risk having disastrous consequences for the transaction and for a chain, stem from missing information or administrative hold-ups—issues that could be avoided with a little forward planning.
So, as you prepare your property for sale, ask yourself: What steps can I take to ensure a smooth transaction?
Fortunately, at Bartlett and Partners, we’re here to help…
One of the main reasons that causes delays in property sales is missing documentation (time and time again!).
Before your property even goes on the market, take time to gather the following key documents:
If you’re missing any of these, act now to obtain them from local authorities, previous contractors, or relevant bodies. Proactively addressing paperwork shortfalls can help avoid frustrating setbacks later.
If your property is leasehold, securing all relevant leasehold information is vital. Delays in obtaining leasehold details are one of the main reasons sales collapse. Here’s what you can do:
✅ Request (and pay the fee for) a management pack from your freeholder or managing agent early. This includes:
✅ Confirm your lease length. Mortgage lenders are wary of leases under 80 years. If yours is approaching this threshold, consider extending it before selling.
✅ Disclose any potential issues early. If there are disputes or planned major works, inform your estate agent so they can communicate this transparently to potential buyers.
Some management companies seem to take weeks or months to provide the necessary information, so don’t wait until you have a buyer; there is no reason not to start this process early.
Some properties have restrictive covenants, which are legal conditions that may impact a buyer’s mortgage eligibility. Common examples include:
These can raise concerns for mortgage lenders, so if your property has any, discuss them with your solicitor and estate agent. An indemnity policy might be required to reassure buyers – you could take advice from your lawyer about whether it is worth putting one in place prior to a sale being agreed.
Buyers typically order property searches after making an offer (local authority, environmental, drainage, etc.). However, in some cases, ordering searches in advance can:
This is particularly useful when selling in an area where searches are known to take a long time – and that is not necessarily true of Richmond Upon Thames, where they are normally back within one or two working weeks, some of the quickest in the country.
That being said, what it can do is stop missing searches being used by solicitors as an excuse for delays (not that we wish to cast aspersions…).
However, one important point to note is that your buyer’s solicitors, possibly at the behest of their lender’s solicitor, may insist on conducting their own searches.
It is important therefore to weigh up the costs, the pros and the cons. If you want to look at undertaking personal searches (which we now call ‘regulated searches’), talk to a firm like X-Press Legal Services for advice.
If you are aware of any potential obstacles, such as historic subsidence, boundary disputes, or missing planning permissions, don’t attempt to hide them. It is actually the law that you need to be transparent, so I could just stop there; but on top of it being the law, it is also sensible.
Solicitors will uncover these things during their checks, and if there is a mortgage involved you may just find the sale stops in its tracks – whereas if it were known upfront, the buyer could have spoken to their broker about the issue and the broker source the right lender.
Therefore, instead of running from these things, tackle potential concerns upfront by:
Transparency reassures buyers and prevents unexpected issues from derailing the sale.
Many sellers wait until they have an offer before instructing a solicitor, but getting one involved from the outset can help:
A proactive solicitor can make all the difference in ensuring a smooth sale. If you’re unsure who to use, your estate agent can recommend reliable local professionals.
We love a little catchy vignette to think about, so here we urge you to take on board about the Bartlett and Partners’ Three P’s of Smooth Selling: Prepare, Pre-empt, and Prevent
You’ve put all that effort into making your home look its best, so don’t let missing paperwork bring you legal setbacks which delay your sale.
By following these steps, you can help ensure a smoother, quicker, and less stressful selling experience:
🏡 Gather essential documents before listing.
🏡 If selling a leasehold property, request leasehold information early.
🏡 Understand and disclose any restrictive covenants.
🏡 Consider ordering searches in advance where beneficial.
🏡 Be upfront about any known issues.
🏡 Work with a solicitor from day one.
When homeowners ask themselves things like: ‘how can I sell my home faster in Richmond upon Thames?’, they assume estate agent tips for selling quickly will be all about those presentation points mentioned in the opening paragraph. Indeed – we’ve written those sorts of blogs before! See here for tips!
And that’s all great, but it’s also all dressing.
What really helps sell a property quickly is cutting down that conveyancing time. We can find a buyer for a home in poor condition as quickly as we can find one for a property in great condition – but there is only so much we can do to help a property sale through the legal process.
The more prepared you are, the fewer hurdles your buyer will face, increasing the chances of a swift, hassle-free transaction. If you have any questions about selling your home, don’t hesitate to get in touch. We are here every step of the way to help make your move as seamless as possible.
HOM-F
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