Making an offer - First time buyer

How to make an offer on a house

4 min read

Found your dream home and want to make an offer? Read our article for top tips on everything from price negotiations to what to do if your offer’s rejected.

  • Arti Dhamu, Move Specialist at My Home Move Conveyancing
    Arti Dhamu

    Move Specialist

    Published January 1st 2024

    Updated on January 10th 2025

young couple excited to be shown a house by an estate agent

The most recent Land Registry data shows an annual rise of 2.8% in property prices– with the average UK house price being £292,924 as of August 2024. With such dynamic market conditions and prices rising it's crucial to know how much to offer as well as how to negotiate effectively .

Find out how to show you’re a reliable buyer and increase your chances of getting your dream home.

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Decide how much you should you offer

Deciding on your offer involves strategic thinking. Start by determining how much you can afford. Then, check out the final prices of similar homes that have sold in the last three to six months, making sure they match your potential home's features and size.

Consider hidden factors which could contribute to the property’s value, such as energy efficiency ratings, systems condition, and local development plans . These might lead you to offer more for properties with good conditions – or less if you have concerns - for example about new developments that could change the character of the area. Keep in mind that the seasons play a role too; spring and summer might see more competition, while autumn and winter could provide some room for negotiation.

Sometimes, offering the full asking price makes sense, particularly for new builds, homes in sought-after school catchment areas, or properties with unique features that rarely come to market. For higher-value properties, you’ll need to factor in additional considerations like heritage restrictions, conservation area requirements, or special features that might command a premium.

Get tips on how to find your perfect home.

Do your research

Understand your local market. Check recent sale prices not just asking prices and consult your estate agent. You can also check sold prices on the Land Registry website.

Talk to the estate agent, or even the owner. Find out as much information as you can about the house’s history, such as how long it’s been on the market, how many viewings or offers it’s had, and to get the lowdown on the local area.

Take time to check the property's planning history, including any refused applications, and investigate practical matters like flood risks and insurance costs. These details could affect your offer and give you room for negotiation later.

Make yourself an attractive buyer

Having your mortgage in principle sorted is just the start. There are lots of other ways to show sellers you’re serious. Start by building your home-buying team early. Having a conveyancer and surveyor already picked out shows you're serious about moving quickly, which can make all the difference in a competitive market.

Put together a buyer's pack with all your important paperwork - like your ID, proof of address, and bank statements. Estate agents love sharing these with sellers as it proves you're organised and ready to go. If you're currently renting, see if your landlord will give you a reference. It might seem old-fashioned, but it helps build trust with sellers. Get tips to avoid paperwork pitfalls.

Being flexible is also a big plus. If you're able to move into temporary accommodation or store your furniture, let the agent know. You'd be surprised how appealing this kind of flexibility can be to sellers who need to stick to specific moving dates.

Planning to buy a house?

Get your conveyancing quote early. Securing your conveyancer before making an offer can streamline your property purchase and save valuable time.

a couple watching a video to learn about the process of buying a house

Explore pre-market opportunities

There are ways to find properties before they hit Rightmove. Build relationships with estate agents and ask them about properties going through probate or divorce proceedings. Get friendly with local property developers too as they might give you early access to upcoming releases.

Spotted a pre-market opportunity? Keep in mind that you'll need to handle things a bit differently. You won't have as much market data to work with, so research previous sale prices thoroughly. And remember to factor in the benefit to the seller of avoiding multiple viewings as this could help in your negotiations.

Since you might not have viewed the property as thoroughly as in a normal sale, think about asking for more time to conduct surveys and searches.

Making an offer on a house

Inform the estate agent. Make your offer to your estate agent over the phone or in person.

Email your offer. Follow up, submitting your offer in writing and check your estate agent has forwarded it to the seller, as it’s their legal obligation to do so.

Emphasise the factors that make you an attractive buyer. If you’re a first-time buyer, cash purchaser, chain-free, or already have an offer on your own property, you could be in a better position than other potential candidates.

Follow up on your agreement. Offer accepted on a house? Congratulations! Just check in to confirm the listing is removed and there are no further viewings.

Once your offer has been accepted, start working on your moving house checklist.

Mastering sealed bids

Sealed bids aren’t just for auction property sales. When there’s high demand for a property, sellers might ask potential buyers to submit sealed bids. Each bidder puts forward their best offer by a specified deadline without knowing what others are offering. Each potential buyer can only submit one sealed bid, which means they cannot change their bid based on competition. The seller then chooses the best bid, which might not always be the highest one – as other factors such as being a cash buyer could impact their choice.

When it comes to deciding your bid, it’s smart to check out the local scene. Sealed bids often settle at particular percentages above asking price in different areas. Take a peek at any similar properties that didn't sell - it might give you an idea of the price ceiling in your area. Also, keep current mortgage rates in mind, as they might limit how high other buyers can go.

Want your bid to stand out? Include contractor quotes for any work needed - it shows you've really done your homework. Share details about your conveyancer's workload too, as it proves you're ready to move quickly. If you're planning to restore a period property sympathetically or maintain its character, don't be shy about sharing these plans - some sellers care deeply about their home's future.

Making an offer while selling your own home

Buying and selling a house at the same time can be a complicated process. The good news is that even if your property is on the market, you can still make an offer on a house. However, you need to keep in mind that you’re probably not the ‘ideal’ candidate. Sellers tend to prefer chain-free buyers.

This could mean that, even if you make a strong offer, the seller may continue promoting their property until you’re able to move to the next step of the process. Their goal is to make a deal as soon as possible, so they might even accept a lower offer from a first-time or cash buyer.

How to negotiate the house price

Negotiating the price can feel like a bit of a balancing act. You want to avoid paying too much for a house but might be afraid of losing your dream home with a lower offer. Consider the following:

Start low. Check if the property has been on the market for a long time, or if the owner needs to make a quick sale, and offer 5%-10% below the asking price. Sellers are aware of this tactic, so they usually put their house on sale for a higher price, perhaps expecting to accept slightly less.

Get a property survey to back up your decision to offer a lower price and use it to negotiate in case there are problems with the house.

Build relationships with agents, as they can inform you of any higher bids and let you make a counteroffer. Keep in mind, it’s not always a good idea to reveal your maximum budget or give the impression you’re willing to pay more.

Dealing with multiple offers

When several buyers make offers on the same property, the seller might ask for 'best and final' offers by a specific deadline. While the amount matters, other factors can make your bid more attractive. Think about writing a brief letter to the seller explaining why you love their home, and make sure you have your conveyancer and mortgage agreement ready to show commitment.

If asked for a best and final offer, consider rounded numbers that might put you just ahead of typical increments. However, stick to your budget to avoid over-stretching yourself financially. Don't be afraid to walk away if a bidding war pushes beyond your comfort zone. Getting caught up in the competition might lead to paying more than the property is worth .

Explore useful articles to understand what you can afford.

What happens after you make an offer on a house?

After submitting your offer, the estate agent will present it to the seller, who typically responds within 24-48 hours. Be aware of gazumping - when a seller accepts another buyer's offer after already accepting yours. You can protect yourself by asking the seller to take the property off the market and having your solicitor and survey booked as soon as your offer is accepted.

Can I withdraw an offer on a house?

You’re not legally obliged to progress with your offer until you’ve signed and exchanged contracts. This means you can withdraw or change your offer if you’re unhappy with the results of the property survey, for example. You could also ask the seller to make repairs or offer them a lower price, but they can also refuse to proceed.

What to do if my offer is rejected?

You can either increase your offer or move on with your house hunting, depending on your budget. If you decide to make another offer, you need show the seller you’re still interested in their property and attempt to renegotiate, following the same process as before. You can also reach out to your agent about why your initial proposition was rejected – for example there might have been an issue with your proposed timeframe.

First-time buyer? Read our first-time buyers guide for lots more useful tips or check out the detailed steps when buying a house.

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