In the last quarter of 2025, the Government held a consultation on their proposed home buying and selling reforms, and the feedback is now being analysed. They recognise that the buying and selling process is currently “long, complicated and frustrating”, with offer to completion taking an average of around four months and roughly a third of transactions falling through.
To help streamline the process and give buyers and sellers greater certainty, the proposals include:
• Requiring upfront property and legal information.
• Introducing mandatory qualifications and a legal Code of Practice for estate agents.
• Making transactions binding at an early stage with conditional contracts – similar to the system in Scotland, where only 9% of transactions fall through instead of one in three after an offer has been accepted.
While these reforms are desperately needed, legislation will take time. So, if you’re planning to buy and/or sell this year, here are four key steps you can take to help things go as smoothly as possible:
1. Work out whether you’re in a buyers’ or a sellers’ market
When there are a lot of properties on the market and not as many people wanting to buy, that excess of supply over demand means the ball is generally in the buyers’ court. Sellers are more likely to drop their price to secure a sale, so buyers have more opportunities to make offers below the asking price and pick up a bargain.
On the other hand, if there are more buyers looking than there are properties available, competition for each property is likely to be high. This is a seller’s market, where prices are rising and properties can go for sometimes significantly more than the original asking price. Buyers need to be aware they could end up in bidding wars and be prepared to pay more than they might have wanted.
Knowing which kind of market you’re buying or selling in and understanding current demand and competition, should help you anticipate the best way to make and respond to offers, and how much a property is realistically likely to sell for.
A good indicator of the market are sales boards outside properties: how many ‘for sale’ boards are up versus ‘sold’ in the area, and how quickly do they change over a couple of weeks? It’s fairly easy to see whether homes are selling quickly or sitting on the market.
But the best and easiest step is to simply speak to a qualified local agent, who can talk to you in detail about the market, right down to supply and demand in individual streets.
2. Check that all ‘material information’ has been provided in a property listing
Estate agents are legally obliged to include in listings all the information that an average buyer would need in order to make an informed decision on whether to proceed with a purchase. For example:
• Council tax banding
• Length of lease, service charges and ground rent for leasehold properties
• Utilities information
• Any issues with mobile phone coverage or broadband connection
• Rights of way over the land and other legal restrictions of living in a property from keeping pets to running a business or having a van on the drive
• Planning permissions
• Risk from flooding or erosion
Having this type of information up front can help ensure sellers secure a buyer that is much better informed about a property which in turn can reduce the chance of the sale falling through, making the whole process smoother and less stressful for everyone.
So, if you’re interested in a leasehold property, for example, don’t view it unless the listing includes the lease length, ground rent and service charge, and information about any restrictive covenants as this could impact on your ability to raise finance and afford the property as well as whether you would actually want to buy it.
You can read more on exactly what is considered material information here.
3. Have legals in place early
If you’re selling, have the sales contract prepared early - ideally before putting your property on the market, especially if you’re aware of any special circumstances or issues that might make the legal paperwork more complex, e.g. restrictions in a lease, a right of way over the land or planning permission that you’ve had granted.
Giving your legal representative time to get everything in place and having the contract ready to go when you find a buyer should speed up the transaction and help you get to exchange sooner.
And for buyers, instructing a solicitor or licensed conveyancer before you start looking means they can carry out identity checks and have your file open, so they’re ready to proceed as soon as you have an offer accepted.
In a seller’s market, when competition for every property is high, this kind of preparation (along with having your finances in place) could even help you secure your dream home.
4. Buyers, prepare your finances
Before you view any properties, speak to a mortgage broker to find out how much you can borrow and realistically afford to spend, and what other costs are involved in buying. Having an agreement in principle with a lender will help reassure the seller that any offer you make is affordable.
A good broker – such as our sister company, Mortgage Scout will be able to guide you through the process, help you secure the most appropriate mortgage, and work in your best interests throughout the transaction. .
Remember, the agent is working for the seller, so it can be a huge benefit to have a qualified, experienced professional that can help you if you have queries about buying and selling as they are experts in this as well as financing your property.
For more help and support to ensure as smooth as possible move in 2026, do contact with your nearest branch and have a chat with one of the team.
