Selling Your Home: What to Expect from Valuation to Completion

The selling process, step by step

Selling a home is not something most people do very often, so it is natural to feel uncertain about how it all works. This guide walks you through each stage of the process as it works in Northern Ireland, from the initial valuation to handing over the keys.

1. Getting a valuation

The first step is finding out what your property is worth. We recommend getting valuations from two or three local agents. A good agent will not just give you a number; they will explain how they arrived at it, what comparable properties have sold for, and how long they expect the sale to take.

Be wary of agents who give you an inflated figure just to win your instruction. An overpriced property sits on the market, goes stale, and often ends up selling for less than it would have done at the right price from the start.

Book a free valuation with our team. We will give you an honest assessment based on what is actually selling in your area.

2. Choosing an estate agent

Price is one factor, but not the only one. Consider how well the agent knows your area, the quality of their photography and marketing, their online presence (PropertyPal, PropertyNews, and their own website), and how they handle viewings.

Ask about their fee structure. Most agents in Northern Ireland charge a percentage of the sale price (typically 1% to 1.5% plus VAT), though some charge a fixed fee. Make sure you understand what is included: professional photography, floor plans, online listings, and accompanied viewings should all be standard.

3. Marketing and photography

Once you have instructed an agent, they will arrange professional photography, prepare the property description, and create a floor plan. Good photos are critical. The vast majority of buyers start their search online, and your listing photos are the first (and sometimes only) chance to make an impression.

Before photography day, follow our guide to preparing your home for sale. The time you invest in getting the property ready will show in the photos and attract more viewings.

Your property will typically be listed on PropertyPal, PropertyNews, and your agent's own website. We also market on social media and through our database of registered buyers.

4. Viewings

Your agent will coordinate viewings, either accompanied (where the agent shows buyers around) or vendor-conducted (where you show them yourself). Accompanied viewings are generally more effective because the agent can answer questions, gauge interest, and follow up with the buyer directly.

Before each viewing, a quick tidy, open the curtains, and turn on lights in darker rooms. First impressions count, and a well-presented home generates more interest.

5. Receiving and negotiating offers

When a buyer wants to make an offer, they do so through your estate agent. The agent is legally obliged to pass on all offers to you, regardless of the amount.

Your agent will advise you on each offer, taking into account not just the price but the buyer's position. A lower offer from a chain-free, mortgage-approved buyer can be more attractive than a higher offer from someone who has not yet sold their own property.

6. Sale agreed

Once you accept an offer, the property is marked as "sale agreed". At this point, your agent will take the property off the market (or mark it as sale agreed on the portals, depending on your preference).

Sale agreed is not legally binding in Northern Ireland. Either party can pull out at any point before contracts are exchanged, without penalty. This is different from Scotland, where the process is more binding from an earlier stage.

7. Conveyancing

This is the legal process of transferring ownership. Your solicitor and the buyer's solicitor will exchange information about the property, including title deeds, property information forms, and the results of any searches.

Common issues that arise during conveyancing include boundary disputes, outstanding planning matters, or problems with the title. Your solicitor will work through these, but they can cause delays. The best way to minimise delays is to gather your documents early and respond to your solicitor's requests promptly.

Typical conveyancing timescales in Northern Ireland are 6 to 10 weeks from sale agreed, though this varies depending on the complexity of the transaction and whether there is a chain.

8. Exchange and completion

Exchange of contracts is the point at which the sale becomes legally binding. Both parties sign contracts, the buyer pays a deposit (typically 10% of the purchase price), and a completion date is agreed.

On completion day, your solicitor receives the remaining funds from the buyer's solicitor, the title is transferred, and you hand over the keys. You should have moved out by this point, unless you have arranged otherwise.

How long does it all take?

From listing your property to completion, the typical timeline in Northern Ireland looks like this:

• Preparation to going live: 1 to 2 weeks
• On market to sale agreed: 4 to 8 weeks (varies hugely depending on price, location, and condition)
• Sale agreed to completion: 6 to 10 weeks
• Total: roughly 3 to 5 months

Chain-free sales tend to complete faster. Sales involving a chain (where multiple transactions depend on each other) can take longer and are more vulnerable to delays or fall-throughs.

Common causes of delay

• Chain breaks: If one sale in a chain collapses, it can affect everyone else.
• Survey issues: The buyer's survey may flag problems that lead to renegotiation or withdrawal.
• Mortgage delays: The buyer's mortgage offer taking longer than expected.
• Legal complications: Title issues, boundary disputes, or missing paperwork.

Ready to sell?

Book a free valuation with Colin Graham Residential. We will give you an honest price, a clear marketing plan, and straightforward advice. Call us on 028 90 832 832 or send us a message.