How to sell my house quickly

There are four main routes to selling a residential property in England. Each has a different speed, a different level of certainty, and a different cost profile. If you need to sell urgently, the differences between them matter enormously. This page gives you a clear-eyed comparison so you can make the right call for your situation.

Option 1: Traditional estate agent

Typical timeline: 12 to 20 weeks from listing to completion.

The standard route. You instruct an agent, they value and list the property, arrange viewings, negotiate offers, and coordinate with solicitors through to completion. Fees are typically 1 to 2 % of the sale price plus VAT, payable on completion.

Pros: Best chance of achieving full market value. Wide buyer audience. No upfront costs.

Cons: Slow. Sales fall through at a rate of around 25 to 30 % after offer acceptance, typically due to mortgage issues, survey results, or chain collapse. No guaranteed completion date. Properties in poor condition or with legal complications may struggle to sell at all. If you are selling a property that needs work, this route carries particular risk of repeated failures.

Option 2: Property auction

Typical timeline: 6 to 10 weeks from instruction to legal completion.

You set a reserve price, the auctioneer markets the property, bidders attend or bid online, and if the hammer falls above your reserve you are legally committed to the sale. Exchange happens on the day; completion typically follows 28 days later.

Pros: More certain than an estate agent sale once the hammer falls. Works well for unusual, distressed or problem properties. Competitive bidding can occasionally exceed expectations.

Cons: Auctioneer fees are significant (typically 2 to 2.5 % plus VAT, sometimes with a buyer's premium on top). No guarantee of a sale. If bidding does not reach your reserve, the property passes. You have no control over the final price beyond the reserve. Not fast enough if you need completion in under six weeks.

Option 3: Part-exchange

Typical timeline: 4 to 8 weeks, but only available in specific circumstances.

Some housebuilders offer to buy your existing property as part of the purchase of a new-build home. Convenient if you are buying new, but the part-exchange price is typically well below market value and the option is only available to purchasers of that builder's homes.

Pros: Simple and certain if you are buying new. Removes the need to sell separately.

Cons: Only relevant if you are buying a new-build. Price offered is usually lower than a cash buyer would offer. Not a standalone selling solution.

Option 4: Cash buyer

Typical timeline: 7 to 28 days from offer acceptance to completion.

A cash buyer purchases the property outright with no mortgage required, no chain, and no survey condition attached to the offer. The sale proceeds through solicitors in the usual way, but without the delays introduced by mortgage applications, valuations, and onward purchases.

Pros: Fastest route available. Highly certain, as a genuine cash buyer does not pull out due to mortgage issues or survey results. Works for any property in any condition. Fixed completion date. No estate agent fees, and a reputable cash buyer covers legal costs.

Cons: The offer will be below full market value, typically 80 to 90%. This is the trade-off for speed and certainty. For many sellers, particularly those facing repossession, dealing with a difficult tenancy, or managing a probate estate, the discount is absolutely worthwhile.

What actually makes a sale fast?

Three things determine how quickly a property sale can complete: the buyer's funding situation, the presence or absence of a chain, and the speed of the legal work. Remove the mortgage (cash buyer), remove the chain (no onward purchase), and use experienced solicitors who prioritise the file, and you have everything needed for a genuinely fast sale. That is the model we operate.

If you are struggling to sell through other routes, or if there are complications with the property such as condition, tenancy, title, or other issues, tell us the full picture when you get in touch. We will give you an honest assessment of what is achievable and a real cash figure within 24 hours.