Selling a property can be a lengthy process, but some of the work that keeps a sale moving can be done before your home even reaches the market.
Getting your paperwork in order, understanding the condition of your property and identifying potential issues early can help you get ‘sale ready’ and reduce the risk of unnecessary questions or delays once a buyer is found.
There are also changes on the horizon. The Government has announced plans to introduce mandatory property sales packs in England, designed to give buyers more information about a property before they make an offer.
Whether you’re planning to sell now or simply getting prepared, here’s a practical checklist to help you get started.
1. Get your property paperwork together
One of the simplest things you can do before selling is gather the documents relating to your property.
Depending on your home and any work you’ve carried out, these may include:
- Property title deeds and title information
- Details of whether the property is freehold or leasehold
- Energy Performance Certificate (EPC)
- Planning permissions
- Building Regulations certificates
- FENSA or CERTASS certificates for replacement windows
- Electrical inspection documents
- Guarantees and warranties
- Party Wall Agreements
- Documentation relating to extensions, loft conversions or other alterations
- Previous surveys or specialist reports
Having this information ready can make it easier for your estate agent and conveyancer to progress the sale and identify anything that may need further attention.
If you’ve made significant alterations to the property but cannot find the relevant approvals or certificates, it’s worth raising this with your conveyancer early rather than waiting for the buyer to ask for them.
2. Check your Energy Performance Certificate (EPC)
Most properties need a valid Energy Performance Certificate when they’re sold.
An EPC provides information about a property’s energy efficiency and is generally valid for 10 years. If your property already has a valid certificate, you may therefore be able to use the existing EPC for your sale.
You can check the Government’s EPC register to see whether your property currently has a valid certificate.
If it doesn’t, you’ll usually need to arrange a new assessment before selling.
3. Take an objective look at the condition of your property
When you’ve lived somewhere for years, it’s easy to become accustomed to its little imperfections.
A prospective buyer – and their surveyor – will be looking at the property with fresh eyes.
Before putting your home on the market, take a closer look at its general condition, including:
- Roof coverings, chimneys and gutters
- External walls and brickwork
- Cracking or movement
- Damp and mould
- Signs of water ingress or leaks
- Windows and doors
- Internal walls and ceilings
- Drainage
- Extensions and alterations
- Visible deterioration or damage
This doesn’t mean every imperfection needs to be repaired before you sell.
However, understanding the condition of your property means you’re less likely to be caught by surprise if an issue is identified later.
4. Consider investigating significant defects
A crack in a wall doesn’t automatically mean structural movement. A patch of damp doesn’t necessarily require major remedial work.
But unexplained defects can become a concern when they’re identified during the buyer’s survey.
Where there are obvious signs of a significant problem, getting professional advice before selling can help establish what’s actually happening.
A Chartered Surveyor or relevant specialist may be able to identify the likely cause, extent and appropriate next steps.
That information can help you make a more informed decision about whether to carry out repairs before selling or simply make the relevant information available during the sale.
5. Prepare the information your conveyancer will need
Once you instruct a conveyancer, you’ll be asked to provide detailed information about the property.
For most residential sales in England and Wales, this will include completing a Property Information Form (TA6).
The form covers a wide range of information about the property, potentially including boundaries, disputes, alterations, guarantees, insurance, environmental matters, services and other relevant information.
Sellers of leasehold properties will usually also need to complete a TA7 Leasehold Information Form.
Don’t leave this information until the last minute. If you’re unsure about an answer or need to locate supporting documentation, finding out early can help avoid delays later.
Most importantly, the information provided needs to be accurate. If you’re uncertain about what needs to be disclosed, speak to your conveyancer.
6. If you’re selling a leasehold property, start early
Selling a leasehold flat or house can involve additional information compared with selling a freehold property.
Your buyer and their conveyancer may require details relating to:
- Service charges
- Ground rent
- Buildings insurance
- The remaining lease term
- Planned major works
- Previous service charge accounts
- The freeholder and managing agent
- Restrictions contained within the lease
Some of this information will need to come from your freeholder or managing agent.
Requesting it early can prevent the process from being held up while everyone waits for documents to arrive.
7. Get the property ready for marketing
Not everything is about paperwork and surveys.
Presentation still matters when your property goes onto the market.
Before photography and viewings, consider dealing with straightforward jobs such as damaged fixtures, peeling paint, overgrown outdoor areas and other obvious maintenance issues.
Decluttering and cleaning can also make it easier for buyers to understand the space rather than being distracted by belongings or minor maintenance jobs.
You don’t necessarily need to undertake an expensive renovation before selling. Focus instead on presenting a well-maintained property and addressing issues that could create unnecessary concerns.
8. Be prepared for the buyer’s survey
Once you’ve accepted an offer, your buyer may arrange an independent property survey.
Depending on the age, construction and condition of the property, this could include a RICS Level 2 Home Survey, a more comprehensive Level 3 survey or another specialist inspection.
A survey can identify defects or areas requiring further investigation that the buyer may not have noticed during their viewing.
Common findings can include damp, roof defects, cracking, deteriorated external elements, problems with alterations or concerns requiring specialist investigation.
If a significant issue is identified, the buyer may ask questions, obtain quotations for repairs or reconsider aspects of their offer.
This is another reason why understanding your property’s condition before it reaches this stage can be useful.
9. Understand the upcoming Property Sales Pack changes
The home buying and selling process in England is set to change.
In June 2026, the Government published its Home Buying and Selling Reform Roadmap, which sets out plans to eventually require sellers to prepare a standardised Property Sales Pack before a property is listed for sale.
The Government anticipates that these packs could contain information including:
- Tenure
- Council Tax band
- EPC rating
- Title information and known covenants
- Leasehold and managed-estate charges
- Building safety information
- Property searches
- General property information
- A property condition assessment report
- Accessibility information
- Chain status
- A floor plan
Importantly, mandatory sales packs are not yet a requirement for every property sale.
The Government intends to introduce legislation when parliamentary time allows. In the meantime, it is working with the property industry to identify information that sellers can voluntarily provide upfront.
The direction of travel, however, is clear: more information about a property’s legal position and physical condition is likely to become available much earlier in the buying process.
For sellers, getting organised before putting a property on the market is therefore likely to become increasingly important.
10. Don’t forget about the property you’re buying
For many homeowners, selling a property is only one half of the move.
If you’re selling your current home to purchase another property, you’ll soon be looking at the process from the buyer’s perspective.
While you’re preparing your own property for sale, it’s worth considering the checks you’ll want carried out on your next home.
An independent RICS Home Survey can help you understand the condition of a property before you commit to the purchase, highlighting visible defects, maintenance considerations and areas where further investigation may be required.
The appropriate level of survey will depend on factors such as the property’s age, type, construction and condition.
Property sale checklist
Before putting your property on the market, check that you have:
✓ Gathered your title and ownership information
✓ Found or arranged a valid EPC
✓ Collected planning and Building Regulations documentation
✓ Located guarantees, warranties and certificates
✓ Gathered information about significant alterations
✓ Checked the general condition of the property
✓ Investigated any significant or unexplained defects
✓ Started preparing the information needed by your conveyancer
✓ Requested leasehold or management information where applicable
✓ Completed straightforward maintenance before marketing
✓ Prepared the property for photography and viewings
✓ Considered what may be identified during a buyer’s survey
✓ Started thinking about a survey for your next property
Preparing to sell your property?
A little preparation before your property reaches the market can make it easier to deal with questions when they arise and give you a clearer understanding of the condition of the home you’re selling.
And if you’re selling one property to buy another, getting the right advice on your next home is equally important.
PM+ provides independent RICS Home Surveys and professional surveying services, helping property owners and buyers understand the condition of residential property before making important decisions.
Speak to our team about your property or arrange a RICS Home Survey.
