Archives August 2025

When it comes to selling your home quickly, organisation is everything. The more prepared you are, the smoother and faster the process will be, especially when it comes to paperwork.

A big part of the conveyancing process involves providing the right documents at the right time. From legal forms to proof of ownership, missing paperwork can lead to frustrating delays.

To help you stay ahead, we’ve put together a clear guide to the key documents you’ll need when selling your house. Some are essential, others are simply helpful to have ready but all of them can make a real difference in keeping your sale on track.

What certificates and documents do you need for selling a house?

Getting your paperwork in order early can make all the difference when it comes to achieving a smooth, fast house sale without delays. Here’s a breakdown of the key documents you’ll need, from legal essentials to helpful extras:

ID and proof of address

One of the first steps in the process is proving who you are. Your solicitor (as well as estate agents and conveyancers) will require valid ID and proof of your current address to comply with anti-money laundering regulations. Usually, this will be the address of the property you’re selling.

Title deeds

You’ll need to show proof of ownership of the property. If you don’t already have the title deeds, your solicitor may hold them or you can request a copy from the HM Land Registry, especially if the property hasn’t changed hands since before 1990 when it became compulsory to register any transfers of property ownership.

Management pack

If you’re selling a leasehold or freehold property, you’ll need to provide a management pack. This includes key information for the buyer about ground rent, service charges, building maintenance, and future planned works. You’ll need to request and pay for this pack through the freeholder or managing agent.

TA6 form (Property Information Form)

This detailed form includes essential information about your property, such as boundaries, planning permissions, disputes with neighbours, and local area proposals. Your solicitor will send this to you to complete early in the process.

TA10 form (Fittings and Contents Form)

The TA10 form outlines what’s included in the sale, from built-in appliances and light fittings to garden sheds and plants. Being clear and consistent here helps avoid confusion or disputes later in the process.

TR1 form

The TR1 form is the official document that transfers ownership of the property to the buyer. It’s completed and signed near the end of the process and submitted to the Land Registry after completion.

Energy Performance Certificate (EPC)

An EPC rates your home’s energy efficiency from A (most efficient) to G (least). This is a legal requirement when selling a home, and buyers will use it to estimate running costs. If you don’t have a valid EPC, you’ll need to have an energy performance check carried out and a certificate issued before marketing your property. You can use an EPC checker to find out whether your property has one.

Warranties and guarantees

If you’ve had building work, fitted appliances, or structural improvements completed (like a new roof, boiler, or extension), gather any warranties or guarantees you received. These documents offer reassurance to the buyer and can help protect against future issues.

Sell your house fast with Good Move

If you want to sell your house quickly, having your key documents ready and organised is essential. It helps speed up the process and avoid unnecessary delays.

For a cash offer within 24 hours, simply get in touch with our friendly team and start your fast, hassle-free house sale journey today.

What is Capital Gains Tax (CGT) in the UK?

Capital Gains Tax (CGT) is a tax you may need to pay when you sell or dispose of a property or asset for a profit. In property sales, this typically applies to second homes or buy-to-let properties and not your main residence, which is usually exempt.

The tax is calculated on the profit (or gain) made and not the full sale price. If your gain exceeds the tax-free allowance set by HMRC, CGT will be due.

When and How Is CGT Paid?

• CGT must be reported and paid within 60 days of the property’s disposal (usually the date contracts are exchanged).
• Unlike income tax, CGT is not deducted automatically, it’s your responsibility to report and pay it via HMRC.
• Penalties apply if you miss the 60-day deadline.

Capital Gains Tax Calculation: How Much is Capital Gains Tax on Property?

The profit gained is what determines the amount of Capital Gains Tax to be paid rather than the total amount of money that was transferred. For example, if you sell a property for £200,000 and you had originally paid £150,000, then you would pay Capital Gains Tax based on the £50,000.

The rate you pay for Capital Gains Tax is split depending on several factors – including the rate of income tax you pay. As of April 2025, the rates for CGT in the UK were:

Higher rate Income Tax payees: 24% on your gains from residential property

Basic rate Income Tax payees: 18% on your gains from residential property

More information is available on the government website to help you work out the amount you’d owe.

How Capital Gains Tax Affects Different Properties

Capital Gains Tax (CGT) is not applied equally across all types of property. Whether you are selling your main home, an inherited property, or one based overseas, the tax rules can vary. Here’s how CGT may affect different types of property sales.

Capital gains on residential property

If you sell a property that is not your main residence, you may need to pay Capital Gains Tax on any profit made from the sale. This includes buy-to-let properties, second homes and holiday homes.

Your main residence is usually exempt from CGT, thanks to Private Residence Relief, but this exemption only applies if the property was your only or primary home throughout the time you owned it.

For other residential properties, as of 2025 basic-rate taxpayers pay CGT at 18%, while higher- and additional-rate taxpayers pay 28% on gains above the annual tax-free allowance.

Capital Gains Tax on inherited property and gifted property

If you inherit a property, you do not pay CGT at the time of inheritance. However, if you later sell the property and it has increased in value since the date of inheritance, CGT may be due on the gain.

For gifted properties, the situation depends on who the gift is made to. If you gift a property to anyone other than a spouse or civil partner, HMRC treats it as if you had sold it at market value, and CGT may apply even if no money changes hands.

Gifting property to a spouse or civil partner does not trigger CGT at the time of transfer, but it may affect how CGT is calculated if the recipient sells the property later.

Capital gains on second home or property

A second home is not exempt from CGT. If you sell a second property that you do not live in full-time, you will need to pay CGT on the profit, subject to the annual tax-free allowance.

If you have lived in both your main home and a second home at different times, you may be able to claim Private Residence Relief for the period you lived in the second property, as well as lettings relief in some cases.

Keeping clear records of occupancy, rental income and capital improvements can help reduce your CGT liability.

Capital gains tax on a non-UK property

If you are a UK resident, you are liable to pay CGT on the sale of overseas properties. This applies to worldwide assets, not just those based in the UK.

You will need to convert the purchase and sale price into pounds sterling, using the official HMRC exchange rate, and calculate your gain in the usual way. You may be able to claim Foreign Tax Credit Relief if you also paid tax in the country where the property is located.

If you are non-resident in the UK, you may still need to pay CGT on UK property sales. HMRC rules changed in recent years to include more types of non-resident disposals.

CGT following divorce

If you transfer a property to your spouse or civil partner before the end of the tax year in which you separate, no CGT is due. This is known as a no gain, no loss transfer.

However, transfers made after the tax year of separation may be subject to CGT, depending on the value of the property at the time. In April 2023, new rules were introduced that extend the no gain, no loss window for separating couples to three years after the tax year they separate, or indefinitely if the asset is part of a formal divorce settlement.

Professional tax advice is recommended to ensure accurate calculations and to avoid unexpected liabilities during separation or divorce proceedings.

What is the 7-year Rule for Capital Gains Tax?

Although a common misconception, the 7-year rule relates to Inheritance Tax (IHT), not Capital Gains Tax. It applies when you give a property or financial gift to someone during your lifetime.

If you gift a property and die within seven years, the value of the gift may be subject to Inheritance Tax. If you survive for more than seven years after giving the gift, no Inheritance Tax is due on it – regardless of the value.

Sell Your House Fast with Good Move

If you’re looking to sell your house quickly, a cash house buyer like Good Move could be the right option for you. As regulated house buyer, you’ll benefit from a quicker and more simple process – receiving a cash offer for your home within 24 hours.

Get in touch today to receive your free, no-obligation cash offer and see how easy selling your home can be.

Selling your home can be a stressful experience, especially when things don’t move as quickly as you’d like. There are many reasons why a sale can stall, and if you’re hoping for a smooth, fast house sale, it’s worth knowing what might cause delays and how to avoid them.

We’ve outlined the most common reasons house sales slow down, along with practical tips to help you stay ahead of them and keep the process on track.

How long does it take for a house sale to go through?

The time it takes to complete a house sale can vary, typically between 3 to 6 months. This depends on several factors, including the number of people in the property chain, and there’s no definitive timeframe.

In more complex chains, the process could take up to a year. On the other hand, selling to a cash house buyer with no chain involved can significantly reduce this time – often completing in as little as 2 to 4 weeks.

What Can Delay a House Sale?

House sales can be delayed for a number of reasons, some within your control, and others not. From the moment your property hits the market, factors like market conditions, buyer demand, property valuation, and overall condition can influence the speed of the sale.

Further along the process, delays may arise due to issues with paperwork, legal checks, or complications in the chain. Being prepared and proactive can help avoid unnecessary setbacks.

What are conveyancing delays?

Conveyancing refers to the legal process of transferring property ownership. Delays can happen at various stages, from incomplete paperwork to issues in the property chain or slow communication between solicitors.

Because conveyancing involves multiple parties, buyers, sellers, solicitors, and sometimes lenders, even small hiccups can impact timelines. Staying on top of documentation and choosing experienced conveyancers can help reduce the risk of delays.

The most common factors that slow down your house sale

Mortgage problems

Delays with mortgage approvals are a common reason for sales falling through. Sometimes a buyer makes an offer before securing a mortgage in principle, or their financial circumstances change before completion, causing lenders to withdraw their offer.

How you can help:

As a seller, always confirm that your buyer has a mortgage agreement in principle before accepting an offer. If you’re buying, avoid big financial changes (like switching jobs) during the process, as this could affect your eligibility.

Buyer pulls out

One of the most stressful scenarios for any seller is the buyer pulling out before contracts are exchanged. Unfortunately, until contracts are signed, this is always a possibility.

How you can help:

While you can’t change a buyer’s mind, keeping the process moving swiftly reduces the chance of them getting cold feet. Respond quickly to requests, send documents promptly, and stay in close contact with your solicitor.

Offers changing before exchange of contract

Sometimes buyers try to renegotiate their offer – often once your property is off the market and you’ve committed to your next move. This can be frustrating and disruptive.

How you can help:

The faster the process moves, the less opportunity there is for a buyer to revise their offer. Stay on top of paperwork, chase your solicitor if needed, and keep communication flowing.

Buyer is gazumped

Gazumping happens when a seller accepts a higher offer from another buyer after already agreeing a sale. It can be upsetting and cause significant delays.

How you can help:

As a buyer, consider a lock-out agreement, which gives you exclusive rights to purchase the property for a set period. You can also request the property be taken off the market once your offer is accepted to reduce risk.

Contract disagreements

Disputes over contracts can arise for many reasons, from fixtures and fittings to boundary concerns, covenants, or planning permission issues. Any of these can delay the sale.

How you can help:

Open and prompt communication is essential. If issues crop up, encourage both sides’ solicitors to work together constructively to resolve them quickly.

Survey problems

A property survey can uncover hidden problems such as damp, structural issues, or roof damage, sometimes surprising even the seller. According to the HomeOwners Alliance, 27% of sales fall through due to survey findings.

How you can help:

If issues are flagged, be ready to act. Whether it’s negotiating on price or agreeing to repairs, being flexible and open can help keep the sale on track.

Large property chains

The more people involved in a property chain, the greater the risk of delays. One setback in the chain can affect every sale – including yours. If a part of the property chain breaks it can lead to issues further down the line.

How you can help:

You can’t control others, but you can keep your side moving. Submit documents promptly, stay in contact with your solicitor, and be ready to act as soon as you’re needed.

Local searches

Solicitors carry out local searches to check for planning or environmental issues. Some local authorities process these faster than others and delays here can slow things down significantly.

How you can help:

Request searches as early as possible and keep in touch with your solicitor to monitor progress. In some cases, searches can be done via a private company – speak to your conveyancer about the options.

How to speed up solicitors when buying a house

The legal process of buying a home can sometimes feel slow, especially when you’re eager to move. It’s not uncommon to feel overlooked if your solicitor is juggling multiple clients.

While some delays are unavoidable, there are a few practical steps you can take to help keep things on track:

• Choose a reputable solicitor

Do your research before instructing anyone. Read reviews, ask for recommendations, and choose a solicitor with a strong track record in handling property transactions efficiently.

Checking in for updates keeps your case top of mind. Even if progress is slow, regular communication helps you stay informed and feel more in control of the process.

• Respond quickly to requests

If your solicitor needs documents, signatures, or information, aim to reply as quickly as possible. Prompt responses help avoid unnecessary delays and keep things moving forward.

Keep essential paperwork and financial details in order from the start. This includes proof of ID, mortgage agreements, and deposit information. Being ready for the next step helps your solicitor act quickly when needed.

By being proactive, responsive, and well-organised, you’ll not only make your solicitor’s job easier, but you’ll also increase the chances of a smoother, quicker experience.

Alternatives to the traditional process

If you’re looking to sell your home quickly, without the delays and complications that often come with a traditional sale, working with a cash house buyer could be a smart alternative.

At Good Move, we can provide you with a no-obligation cash offer within 24 hours. Because we buy directly and operate outside of lengthy property chains, we help you avoid common issues like mortgage delays, broken chains, and survey hold-ups.

Whether you’re facing time pressure, financial difficulty, or simply want a smoother, faster way to sell, we’re here to help.

Get in touch today to receive your free, no-obligation cash offer and see how easy selling your home can be.