Found A Home You Love But Haven’t Sold Yours Yet? Read This Before You Make An Offer
You have found the house. The problem? Yours is not even on the market yet. Before rushing into an offer, here is how to make yourself a stronger buyer, protect the opportunity and avoid putting your dream move at risk.
Found The One? Your Next Move Matters
It happens all the time.
You have been casually browsing Rightmove with no immediate intention of moving.
Then suddenly the house appears.
Right location. Right layout. Right garden. Right price.
There is only one problem.
You still need to sell yours.
With Rightmove reporting a 5% jump in buyer demand during the opening week of September, more home movers are returning to their searches this autumn. In the West Midlands, that increase was 7%.
If you have found somewhere you genuinely want, here is what to do next.
1. Work Out Whether You Can Actually Afford It
Before thinking about an offer, establish your real budget.
You need to know:
What your current home could realistically sell for
How much equity you have
Your remaining mortgage balance
Your likely borrowing capacity
Stamp Duty and moving costs
How much cash you want left after the move
A £700,000 home might appear affordable based on what you think your current property is worth.
But if your home needs to achieve £500,000 for the numbers to work and the evidence suggests £450,000, you need to know that before becoming emotionally invested.
Start with the numbers:
2. Understand What The Seller Sees
Imagine you are selling your home and receive 2 similar offers.
Buyer A
Property not yet on the market.
Mortgage position unclear.
No solicitor instructed.
Buyer B
Property already under offer.
Agreement in Principle ready.
Solicitor instructed.
Deposit confirmed.
Which buyer would make you feel more confident?
This is why being proceedable matters.
You can offer on a property before selling yours, but the seller does not have to accept it.
And even if your offer is attractive, they may prefer a buyer who is further along.
Your offer is not just a number. Your position is part of the offer.
3. Get Your Home Ready Before You Need To Sell It
If you would need to sell your existing property to fund the purchase, speed suddenly becomes important.
You do not necessarily need to launch your home immediately.
But you can prepare it.
Get the valuation.
Choose the agent.
Speak to your mortgage adviser.
Find the paperwork.
Choose your solicitor.
Make any worthwhile presentation improvements.
Prepare photography and marketing where appropriate.
Then, if the right property appears, you are not starting from zero.
4. Make Your Offer Stronger Without Simply Offering More Money
A common assumption is that winning a property means paying the most.
Not necessarily.
A seller may also care about:
Your chain
How quickly you can proceed
Whether your finance is organised
Whether your solicitor is ready
Your flexibility around completion
How likely the transaction is to actually happen
So if you are serious about a property, give the selling agent the complete picture.
Do not simply say:
“We’ll offer £600,000.”
Be ready to explain exactly how you intend to proceed.
5. Do Not Let One Property Force You Into A Bad Sale
This is the dangerous part.
You find the perfect home.
You panic.
You put yours on the market at an unrealistic price because you need a certain figure.
Then nothing happens.
Meanwhile, the property you wanted attracts another buyer.
Rightmove currently reports more homes available for sale than at any September in 12 years, while buyer enquiries remain 9% lower than a year ago.
That means sellers are competing for attention.
If you need your existing property to sell, your strategy needs to reflect the market you are actually entering.
Do not let emotion dictate the asking price.
What If You Cannot Find The Right Home?
This is where we would flip the process around.
Instead of waiting for Rightmove to show you something suitable, define exactly what you want.
Area.
Budget.
Bedrooms.
Property type.
Garden.
Schools.
Commute.
Non negotiables.
Then actively search for it.
Our Search and Secure service is designed for buyers who want a more proactive approach to finding their next home.
And if you simply want to know about relevant properties as soon as possible:
The Avenue View
The strongest buyers are not always the ones with the biggest budget.
They are often the ones who are best prepared.
They know what their existing home is worth.
They understand their finances.
Their mortgage position is clear.
Their solicitor is ready.
And when the right property appears, they can act.
You cannot control when your dream home comes onto the market.
You can control whether you are ready when it does.
Frequently Asked Questions
Can I offer on a house before selling mine?
Yes. However, if your purchase depends on selling your existing home, the seller may prefer another buyer who is already under offer or chain free.
What does proceedable mean?
Generally, it means a buyer is in a position to progress with the purchase. Your financial position, mortgage arrangements and whether you need to sell another property can all affect how proceedable you are.
Should I put my home on the market before finding somewhere to buy?
There is no single answer. Selling first can strengthen your buying position, while searching first may make sense if your onward requirements are extremely specific. The right strategy depends on your circumstances.
Do I need an Agreement in Principle before making an offer?
It is not generally a legal requirement, but having one can help demonstrate that you have already considered your borrowing position.
Can The Avenue help with both my sale and onward search?
Yes. Your local partner can help establish the position of your current home, while our Search and Secure service can provide a more proactive approach to finding the next one.
Don’t Wait Until You Find The One
If you think there is even a reasonable chance you will move in the next 6 to 12 months, get yourself ready now.
Know your value. Know your budget. Know what you are looking for.
Then when the right front door appears, you are in a position to open it.