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If you’re looking to move house in North Wales, you might be wondering if the time is right. As a leading estate agent in Llangefni, Bangor, Holyhead, Gwynedd and Anglesey we’re asked a lot of questions about whether houses are selling in Wales right now and, more to the point if they are selling fast.
The key to making a quick sale for the optimum price is presenting your home in the best way, while being organised at every stage and getting the right advice from your estate agent team. To help you, we share tips for the sales process step-by-step, through to the end of the completion process.
Mortgage rates are down and annual sale price growth reached 3% in Wales in September 2025, according to Nationwide analysis, though the market for second homes has shifted following recent legislation. If you need to move for more space, a job or a school then there are ways to find a buyer and move the process along swiftly.
Depending on your reasons for selling, you could rent out instead of selling. Our average monthly rent for Anglesey is currently up just over £800pcm, though rent rises are expected to slow. Read on as we explain the steps to selling your property so you can make an informed choice.
Start getting your home ready to sell as soon as possible. Be thorough and ruthless – you need to depersonalise the space so people can see themselves living there. The better your home looks, the more likely you are to get a quick sale:
Your solicitor, mortgage lender and the estate agent are required to see proof of identity for the sale to proceed. Missing paperwork can cause delays to the selling process, so one of the first steps to selling is locating your ID and property documents. These can include:
You need to know the likely selling price to work out how much you can afford if you are stepping up to a new home:
Or, if your property sale is more complex, use this online property calculator to work out the detailed costs.
Decide how you are going to sell your home – this will depend on your priorities, i.e. achieving the highest price vs securing a quick sale:
Most people go down the high street estate agent route, which gives you the support of a local estate agent, ideally with good knowledge of the local market in your area. You will usually be charged commission as a percentage of the sale price, although some high street agents offer flat fees.
High street agents offer the most comprehensive level of service, liaising with your solicitor or conveyancer and potential buyers, taking on a significant amount of the work involved in selling a house.
Online agents are an option, but they may charge you a flat fee upfront regardless of whether the home sells. The home seller takes on more work, usually including conducting viewings, or pays an additional fee for guided viewings and other services. Some online agents work in a hybrid model, where local property professionals will offer to handle viewings for an additional fee.
Auctions might be the answer for quick sales and homes that are difficult to sell, but you need to understand how these work as the auctioning process can be complicated. Fees can sometimes be higher, and buyers are more often ready to proceed with a cash sale, but may also be seeking a good deal. For more help with this method, contact our All Wales Auction team on 01248250106.
If you’re desperate to move, house buying companies will offer to buy your home quickly. If you go down this route, shop around, read the small print carefully and get proper advice as they typically buy below the open market sale price, and you may encounter last minute reductions and hidden fees.
You don’t have to use an agent to sell your house, if you want to save on estate agent fees, but without one, you won’t be able to list your home on the property portals such as Rightmove and On The Market or, of course, tppuk.com, the leading property website for North Wales, and of course you could miss out on achieving the best price and having issues resolved quickly.
Every home on the market in England and Wales needs an energy performance certificate (EPC) to show its energy efficiency on a scale of A to G (with A being the most efficient). You don’t need a new one if your home has been sold within the past 10 years, and there are some EPC exemptions for listed buildings and homes in conservation areas. However, if you’ve added energy efficient improvements, such as double glazing or insulation, it might be worth repeating the inspection to demonstrate your home’s improved credentials.
When your home is ready, it’s time to choose your estate agent. Don’t necessarily go for the highest valuation or cheapest fees. Instead, look at their track record of selling in the area.
Conveyancing is the legal work associated with buying and selling. You will need to factor in conveyancing fees. Look for recommendations, good reviews and someone you can work with – don’t just go for the cheapest. If you choose a conveyancer on your estate agent or mortgage lender’s recommendation, they should disclose if they get a referral fee.
The conveyancing process for buyers involves arranging property searches and surveys/home inspection, which can take several weeks. From a seller’s perspective, the conveyancing process involves completing property information forms, including a TA10 fixtures and fittings form.
The seller’s conveyancer is also responsible for transferring the title deeds to the new owner, as well as the exchange of contracts. The full conveyancing process (buyer’s and seller’s side) can take up to 16 weeks from the offer being accepted to completion.
When the offers come in from potential buyers, think about your priorities. Not all offers are the same, and a cash buyer in a strong position to move has more going for them than someone tied up in a long property chain. If a prospective buyer is in a property chain, there is more chance of your property sale falling through.
Your estate agent may request that the prospective buyer who submits an offer obtains a mortgage in principle, to show that they will be accepted for the required mortgage amount.
If you opted for a high street agent, they should handle offer negotiations on your behalf. There are lots of factors to consider when deciding whether to accept an offer. You should review the recent sale prices of similar properties in the area and see how hot the market is. If house sales have been slow, you might not achieve the same price as you would in a hot market.
Accepting an offer is not legally binding, until the exchange of contracts.
Your solicitor will agree on a date to exchange contracts with your buyer’s team. The solicitor for the buyer and the solicitor for the seller will do the exchange of contracts over recorded phone calls. The hard copies of the contracts will then be sent by post but the exchange has already been finalised in the phone calls between the solicitors.
On the exchange date, your buyer will pay the deposit on the home, and the sale becomes legally binding for you both.
If you are in a property chain, your solicitor will wait for confirmation that the rest of the chain is ready. This will prevent a situation where you have legally sold your house, but your purchase has not gone through, or vice versa.
The completion date is usually around two to four weeks after the exchange. It’s the day when ownership of the property changes from seller to buyer, so you need to be ready to hand over the keys and move out. If you’re part of a chain, all transactions will conclude at that time.
You will need to make sure that the removal of all belongings from the property is completed prior to handing the keys back, and any documents related to appliances etc. are left for the home buyers. It is not a requirement for home sellers to clean the property but it is good courtesy to do so.
Congratulations, your sale is complete! You will usually pay your conveyancing bill once the sale is finalised and pay any capital gains tax, if applicable.
Selling a home usually takes between 17 and 34 weeks but there are many factors that can determine the speed of the home selling process. The location is one contributing factor, with houses in Conwy taking an average of 145 days to sell, while properties in Caernarfon took a longer average of 174 days to sell (data from Home.co.uk, October 2025).
The cost of selling a house in Wales will vary depending on the value of the property and the option you choose for selling your home.
As a guide, estate agent fees will usually be 1% to 3% and the average house price in North Wales in the last 12 months was around £232,000. So, based on a 2% estate agent fee, the average costs to sell your house in Wales could look something like this:
Bear in mind that closing costs vary by property type, services provided and other factors – including Land Transaction Tax and costs associated with moving your mortgage if you’re also buying a property.
You can sell a house without the original deeds as long as the transaction is registered with HM Land Registry. Search the register on gov.uk to find out what title information they hold.
Instructing your conveyancing service should be one of the first steps to selling your home after putting it on the market, to avoid delays.
Selling a house without a chain can take 4-8 weeks if all runs smoothly, though 8-12 weeks is the average.
It can take 4 to 6 months to complete the sale on your home in North Wales. Again, this is highly dependent upon the length of the property chain and the complexity of the transaction.
This can really vary. It may take between 10-20 viewings to sell a house. Make the most of every viewing as you never know which potential buyers will make an acceptable offer.
It’s usual to sell a house empty, but staging an unoccupied property when you list your home can raise its appeal. First time buyers with little to no furniture of their own may appreciate buying a property with some of the white goods or appliances included in the sale.
As a home seller, an EICR is useful but not essential, however you do need a Building Regulations Compliance Certificate and an Electrical Installation Certificate (EIC) for any electrical work you have had done. You can download a copy of your EIC from NICEIC.
If you are considering selling your property in North Wales areas including Bangor and Holyhead, we can help. Our experienced team have helped many people move, some in complex situations. Almost half of our business comes from recommendations, demonstrating people trust us with their property. Get in touch today.
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Williams & Goodwin The Property People are members of the Guild of Property Professionals, National Association of Estate Agents, Association of Residential Lettings Agents, National Association of Valuers and Auctioneers and are Chartered Valuation Surveyors we are members of a National Network of approximately 800 independently owned and operated Estate Agents.
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