Making an offer

What happens after you offer

The agent acts for the seller, and works with you both to agree a sale.

1. Before speaking to the seller, the agent may call you to talk your offer through. That’s normal: it helps them prepare for their conversation with the seller.
2. They pass your offer to the seller, usually within a day or two, and confirm in writing that they have. If you haven’t had that after a day, it’s worth checking.
3. The seller accepts it, turns it down or negotiates.
4. While you negotiate, the agent goes between you. Talk about the offer through the agent, not the seller, so everything stays clear and in writing.

Even once it’s accepted

In England and Wales, an accepted offer isn’t legally binding until contracts are exchanged. That’s what “subject to contract” means, and until then either side can still change their mind.

The home

• It has your must-haves and most of your nice-to-haves.
• You’ve seen it twice.
• You know why the seller’s moving, if there’s a chain, and their timing.
• Your questions are answered, or you know who’ll answer them.

Your offer

• You’re comfortable with your price (section 3).
• The mortgage, bills and Stamp Duty or Land Transaction Tax fit your plan (section 4).
• You have proof of your deposit and an in-date agreement in principle, or proof of funds (section 6).
• You’ve told your mortgage adviser you’re offering, if you have one.
• You’ve written your cover letter (section 6).
• You’re ready to call the agent and email your offer (section 7).
• Optional: you have a solicitor or conveyancer in mind.

If you can’t tick one yet, it’s something to look into, not a reason to stop.

Find them on Rightmove

1. Go to Rightmove’s sold prices and type in this home’s postcode.
2. Set the area to “Within ¼ mile” and the date to “Within the last year”.
3. Pick ones sold in the last 3 months, or 6 if there aren’t many.
4. Open ones that are the same type of building, with similar bedrooms, bathrooms, condition and outside space.
5. Use only ones with a floor plan, so you compare like with like. Copy the link of each one you use.
6. If you find fewer than three, widen the area to “Within ½ mile”.

Start with the homes you found

• Your offer plan in section 3 shows your low and high figure, from the lowest and highest price per square foot.
• Lean most on the homes most like this one.

Then look at this home

• Where it’s better or worse, such as condition, outside space or parking.
• Any work it needs. The asking price may already allow for this.
• For a flat, the years left on the lease.
• How long it’s been for sale, and any price drops.

Set your three figures

• Top price: the most you’d pay before you’d rather keep looking, if the monthly cost, cash and tax fit your buying plan. If it’s above your high figure, the lender may value it lower.
• First offer: one you can explain from the homes you found.
• Next step: what you’d offer if your first is turned down.

What sellers often ask the agent about you

• Your position: whether you have a home to sell first, or are in a chain.
• Your money: your deposit, and whether a lender has agreed in principle.
• Your timing: when you’d like to move, and whether that suits them.
• How you come across: organised, decisive and clear about what you want.

Keep in touch with the agent

If you’ve kept in touch and sent what they asked for, the agent can describe you to the seller with confidence.

Show you love it

A quick second viewing, and saying clearly that you love the home, shows you’re serious. It goes alongside your checks, not instead of them.

Have these ready to send

• Proof of your deposit, such as a screenshot of your savings, or a letter from your bank or adviser.
• Your agreement in principle, still in date. Most last 30 to 90 days.
• If family are giving you money towards your deposit, say so.

Share it safely

• Cover your full account number, but leave your name, bank and balance showing.
• Send it to the agent’s work email, from the listing or their website.

Good to know

• You don’t need a solicitor yet, but having one in mind shows you’re ready. If you’ve chosen one, tell the agent.
• If you’re buying with someone, agree your top price together before anyone calls.
• Ask what’s included in the price, such as curtains, appliances or a shed.

Call the agent

Say the amount, the address and your position. The agent will often ask:

• How you got to your figure.
• About your deposit and agreement in principle.
• Whether you have a home to sell, and when you’d like to move.

You could say:

“I’d like to offer £285,000 for 12 Elm Road, subject to contract. I’m a first-time buyer with nothing to sell. My agreement in principle and proof of deposit are ready, and I’ll email them today.”

Then email the same day

• The amount and the address, “subject to contract”.
• Your position, and when you’d like to move.
• How you got to your figure, in a line or two.
• Your proof of deposit, agreement in principle and letter, attached.
• A request to confirm it’s reached the seller.

How it usually goes

• The agent tells you there are other offers, though not usually how much.
• The seller may ask everyone for their “best and final” offer by a set time.
• Some agents ask for sealed bids instead, opened together. They’re not common outside Scotland.
• Nothing is binding yet, and the highest offer doesn’t always win.

What to send by the deadline

• Your figure, in writing.
• Your position, proof of deposit and agreement in principle again.
• Your letter, if you haven’t sent one.

If you feel rushed

A deadline is normal, and you can ask for more time. Under their code, agents can’t press you to offer quickly or raise your price.

Accepted

Well done. Section 10 covers what happens next.

A counter-offer

The seller names a figure. You can accept it, offer something in between, or stay where you are. Check it against your top price first.

Turned down

You can offer again, up to your top price, or walk away. It’s fine to ask what would make a difference to the seller.

No answer yet

Call to check your email arrived. If you’ve heard nothing a day later, a friendly call or email is fine.

Someone else’s offer was accepted

Keep looking, and ask your agents to tell you about similar homes, even before they go online.

What happens now

• The agent sends a memorandum of sale: the agreed price and who’s involved, for both sides’ solicitors.
• The agent checks your ID. It’s a legal requirement once an offer is accepted.
• You may hear from a sales progressor, who helps keep the sale moving.
• Ask whether viewings will stop. It’s the seller’s choice, and if marketing carries on, the agent tells you in writing.

Until contracts are exchanged

• Nothing is legally binding, and some sales fall through. Keeping things moving helps.
• If the seller accepts another offer, which is called gazumping, the agent tells you promptly.
• Keep in touch with your other agents until you exchange. Then tell them you’ve found your home, so the calls stop.

What comes next

Choose your solicitor or conveyancer, apply for your mortgage and book a survey. Our guide to what happens after your offer is accepted covers each step.

If you’re buying a new-build home

• Prices are often fixed, and builders may offer extras instead, such as paying some of your costs.
• The builder tells your lender about any incentives.
• Builders on the New Homes Quality Code can’t claim other buyers are interested if they aren’t.

If you’re buying through shared ownership

• You apply to the housing provider, rather than making an offer through an agent.
• A free check with a mortgage adviser sets how big a share you can buy.
• Where there’s high demand, homes go first come, first served.

If you’re buying in Wales

• Offers work the same way as in England.
• Land Transaction Tax applies on the part of the price above £225,000. There’s no first-time buyer relief.

If it’s at auction

• You usually pay a 10% deposit on the day, and the rest within 28 days.
• Read the legal pack and get a survey before you bid.

What agents can’t do

• Make passing on your offer depend on using their mortgage adviser, solicitor or surveyor.
• Treat you less well because you’d rather use your own.
• Invent offers or other buyers, or mislead you about them.
• Press you to offer quickly, raise your price or skip the survey.

If it happens

1. Raise it with the agent in writing, and keep their replies.
2. Agents in The Property Ombudsman reply to a complaint within 15 working days.
3. If you’re still unhappy after 8 weeks, or after their final reply, take it to the agent’s redress scheme. It’s free.
4. You can also report pressure to use an agent’s services to Citizens Advice.

• How much can I borrow for a mortgage?Your top price, from what a lender might lend and what you can comfortably pay.
• How much do you need to buy a house?Your deposit, Stamp Duty and every other cost, added up.
• Stamp Duty calculatorStamp Duty in England, with first-time buyer relief, or Land Transaction Tax in Wales.
• Mortgage repayment calculatorYour monthly payment and what a higher rate would cost.
• Lifetime ISA calculatorYour bonus by the time you buy, and the £450,000 price limit.
• First-time buyer schemesWhich government schemes might suit you, with your own figures.
• Get mortgage readyWhat lenders check, what to sort out first, and the documents to gather.
• Estate agent emailRegister with every estate agent in one email.