Selling a property can feel daunting, and no two sales are ever quite the same. When you’re preparing to put your home on the market, taking the right steps from the outset can help avoid unnecessary delays and minimise the risk of your sale falling through. We’re all familiar with the importance of kerb appeal, a thorough clean, and decluttering — but it’s often the overlooked details that can stall a sale at the eleventh hour. Preparation is key. By addressing the following points before listing your home, you can help ensure a smooth and successful transaction.
Get your paperwork in order
Having key documents ready at the start will help prevent last-minute hold-ups:
- Land Registry title deeds
These prove you’re the legal owner of your property. If you don’t have them to hand, check with your mortgage lender or solicitor. You can also order a copy from the Land Registry for £7. - Energy Performance Certificate (EPC)
An EPC rates your home’s energy efficiency from A (most efficient) to G (least efficient) and is valid for 10 years. If yours has expired or you don’t have one, you’ll need to arrange a new assessment before you can sell. - Planning permission and building regulation certificates
If you’ve made structural changes, you’ll need to provide the relevant permissions, approvals, and completion certificates. This applies to works requiring listed building consent or conservation area approvals too. - Leasehold information (if applicable)
If you’re selling a leasehold property, details of the lease term, ground rent, service charges, and planned increases will be required. If your lease is below 80 years, this could affect the sale, so it may be worth exploring a lease extension. - Gas safety certificate
While not legally required, it’s wise to provide evidence of recent servicing by a Gas Safe registered engineer — this can reassure buyers about the condition of your boiler. - Electrical safety certificate
If electrical work has been done since January 2005, you must have a Part P Building Regulation Certificate. If you’re unsure, contact the electrician who carried out the work. - New build warranty
If your property is under 10 years old, provide a copy of the NHBC Buildmark or equivalent warranty. - FENSA or CERTASS certificates
If you’ve replaced windows, you’ll need certification to show they comply with building regulations. - Guarantees and warranties
Gather paperwork for any treatments (e.g. damp proofing) or warranties for fixtures and appliances you plan to leave.
Other important considerations
- Septic tanks
If your property has a septic tank or treatment plant, you must disclose this and provide details of its location, maintenance, and compliance with current regulations. - Rights of way
Be upfront about any rights of way over your land, as detailed in your title deeds. - Restrictive covenants
Highlight any conditions in the deeds that restrict alterations, use, or development of the property. - Boundary disputes
If you’re aware of any past or ongoing boundary disputes, disclose these to your solicitor early on to avoid complications later. - Spray foam insulation
Spray foam insulation, particularly in roof spaces, can affect mortgage eligibility. If your home has this, consider seeking specialist advice to understand your options. - Selling a probate property
If the sale is subject to probate, ensure buyers are aware. Be prepared for potential delays until the grant of probate is issued.
Choose the right estate agent
Working with a proactive estate agent can make all the difference. At Mustard Estate Agents, we’re here to guide you through the process, offering expert advice every step of the way. If you’re thinking about selling, contact your local Mustard office — we’d be delighted to help.
