How to Buy and Sell Houses at the Same Time in Wales

If you’re moving home in Wales, and you’re not a first-time buyer, you’ll likely be selling and buying a new house at the same time.

While selling and buying a home at the same time is something most of us go through at some point, you do have other options. If you have the funds, you can buy your home in Wales before selling. Or sell your current home first, move into temporary accommodation, and then buy your new home.

If these don’t work for you, and you find yourself part of a property chain, don’t worry. While chains can be a complicated process, there are many ways to make the experience run smoothly. So whether you’re moving house in Beaumaris, Menai Bridge, Llangefni or Rhosneigr – just follow our top tips for selling and buying at the same time in Wales.

1. Work out your finances.

This is the first step in selling and buying at the same time, and it’s a crucial one. You need to get an understanding of how much you can spend and a clear budget before you start. You should get your current house valued. In the early stages of selling your home, online valuations, such as our free valuation tool, will help you estimate the value of your property. It is recommended that you get an in-person valuation to gauge your home’s market value as accurately as possible, especially if your property is a little different from the average house.

Once you understand your home’s potential selling price, you can add any savings you may have to your budget and deposit on your new home. Be aware of the other moving costs, for example, solicitor and estate agent fees and Land Transaction Tax (stamp duty), as well as the current interest rates and any closing costs paid at the end of the sale. Home affordability can be significantly impacted by these multiplying costs.

Also, consider your current mortgage and whether you can carry it to the new property or if you will need another loan. Mortgage lenders are still offering quite high rates at the moment, so if you need to remortgage, start shopping around as soon as possible. Check here for an accurate mortgage calculator you can use to help assess affordability. One option would be to call into our agency for the Principality Building Society at Llangefni or Holyhead on Anglesey.

2. Find a buyer.

Once your finances are sorted, it’s time to start looking for a buyer. When both selling and buying, it is good to get your home on the housing market before you start viewing and making offers on properties. Having already accepted an offer on your current home gives confidence to vendors and makes it more likely any offer you make will be accepted.

When putting your home up for sale choose your agent carefully. Don’t go for the cheapest fees or highest valuation. Look for a good local agent with experience in the area and ideally look for the logos of the professional bodies the agent is a member of e.g. RICS, Propertymark NAEA and The Guild of Property Professionals, as they often have a better record at resolving issues that can arise in property chains.

Remember, it is the difference between what price you sell a house for and what you buy for that really matters.

3. Find your next home

Once you have an offer secured on your property, it’s time to start the search for your dream home. While there is less demand in the Welsh market than a year ago, competition for the most desirable homes is still running high, so be ready to act quickly if you find the place for you. Scour the property portals and local agents’ websites, setting up alerts and registering for tip-offs if the right home arises. With tppuk.com, properties are listed on our website before they appear on portals, so keep your eye on tppuk and don’t miss out on the best ones. With an offer on your place, most agents will see you as a serious buyer and a priority customer when properties are listed.

4. Start the conveyancing process

It’s a good idea to have a conveyancing solicitor lined up from the start so you can instruct them when you find a buyer and have an offer accepted. Conveyancers deal with the legal side of the sale, including contracts and searches. As with your estate agent, getting a good conveyancer who will help ensure the process goes smoothly is important, so be mindful that it’s not always best to go with the cheapest. Look at reviews and ask for personal recommendations.

5. Navigate the property chain

If you’re buying and selling a house at the same time, you necessarily become part of a property chain. A property chain is a series of linked property transactions where each buyer is also selling their current home to fund their purchase. As such, these sales will have to complete at the same time, and are therefore dependent upon one another for their success.

So, if you are buying and selling your current home simultaneously, you need to factor this in to your timeline. Being part of a chain means you need to be as responsive as possible to ensure your transaction moves forwards. Equally, you need an estate agent who understands how to sell a home in a complex property chain, and who can spot any issues early on to ensure your transactions keeps moving forwards.

6. Set exchange and completion dates

When you buy a house, your conveyancer will set the exchange and completion dates – a tricky task if you’re part of a long chain as you’ll need to agree a date which all parties are happy with. At this point, you will also exchange contracts meaning everyone is committed to their purchase and sale.

Tips for selling and buying at the same time

Choose a good estate agent and conveyancer

It may seem obvious, but having efficient people working with you can make all the difference when navigating complex property chains. But how might this benefit you specifically?

For one thing, good estate agents and conveyancers are proactive because your sale and purchase matter to them. This is why, trusted, local estate agents and conveyancers are so valuable. This is all the more important if your transaction is complex, there is frustration between buyers and sellers, or difficult negotiations must be done in a short timescale.

On a similar note, communication is very important. Miscommunications can delay the whole property chain, whether it is failing to pass on documents that need to be signed, or passing on offers from potential buyers so you can make an assessment.

Finally, it is essential to use a good estate agent, because their ability to price your property right at the valuation and marketing stages have a huge bearing on the buyers you attract, and the amount of momentum your sale attracts.

Have your home ready for sale

It’s important to have as few things to worry about as possible once your property goes to market and gets tied in to a property chain. For this reason, it’s wise to consider whether you’d like to complete any essential renovations, DIY or upgrades to your property before you enter the process.

If you do this, you eliminate some of the stress while maximising your property value – especially if the only changes you intend to make are repainting, changing outdated fittings and improving your kerb appeal.

Put your home on the market before looking at properties

This will help your chance of having offers on the new property accepted – it gives the seller confidence in you and makes you a more desirable buyer. In addition, having your property on the market means you can gauge interest and the likely selling price, giving you an idea of your budget when it comes to house hunting.

Check mortgage portability in detail 

If you intend to port your mortgage, you need to check the details in advance to ensure that this is possible – and what the limitations and costs are. Don’t forget, even if you can port your mortgage, you will still need to apply for this to happen, and ensure that the terms are favourable to you and cost effective. Sometimes it’s possible to get a better deal elsewhere, even if it’s feasible to port your mortgage. So, make sure you consult your mortgage broker before committing to a particular decision.

Gather your key documents in advance

Being organised helps speed up the entire operation. Gather guarantees and certificates for work on your home as soon as you can – even before your solicitor asks for them. This is really important, and there is a large pile of paperwork you need to have ready – whether digitally or in print form – which you will often have to access. For example:

• Proof of identity documents – Valid passport or driving licence, recent utility bills and bank statements for proof of address.
• Energy Performance Certificate (EPC) – Necessary to have in place before marketing your property
• Property Information Forms (TA6, TA7, TA10) – These forms are filled out for your solicitor and contain details like property boundaries, leasehold information (if applicable), and items included within the sale
• Building Regulations Certificates – You may have these if you’ve had any alterations or extensions (e.g., loft conversions, electrical work, boiler installation).
• FENSA certificates (for windows) – These are provided if you have new windows installed
• Any electrical or gas safety certificates
• Any other guarantees and warranties – For example, an NHBC or other structural warranty (if under 10 years old)
• Service charge and ground rent accounts (where applicable)
• Management company contact (for leaseholds)

Make contingency plans for property chain issues 

It’s possible for property chains to collapse, or for significant delays to arise. As annoying as this may be, it’s important to have contingency plans in place to help you handle this situation successfully. For example, it’s good to explore short term rental options, raise the possibility of living with friends or family, or considered a bridge loan – should you need to.

Book removals carefully

When considering a removal company, you should book well in advance for peak days (usually Fridays and Saturdays), and ensure they have a flexible dates policy which allows you to reschedule free of charge if there is an unexpected delay to your sale/purchase. It goes without saying that you should only book removals in after the exchange of contracts, and check the removal terms and conditions carefully before committing to a policy.

Communication is key

In property chains, one of the best ways to help things run smoothly is communicating effectively with others. Be ready to respond to your estate agent and conveyancer’s calls promptly and ensure you deal with any queries. Communication is also important when setting completion dates. Be ready to compromise and negotiate with others to keep the property chain intact.

If you’re looking at selling your house in North Wales, contact us. We have plenty of experience of navigating property chains in the area and of finding the right buyers in today’s market. Book a no-obligation valuation today if you feel it is time to sell up.