The potential pitfalls of offering on a property before you’ve listed your own

For many buyers, finding the perfect home is an exciting moment. You spot it, fall in love, and want to make an offer straight away. But if your current home isn’t on the market yet and you require to sell it to help fund a purchase or to avoid a hefty second home tax bill (Additional Dwelling Supplement), you might be setting yourself up for disappointment again and again. Here’s why:

1. Sellers Might Not Take You Seriously

 Imagine you’re selling your home, and someone makes an offer—but they still need to sell their own place first. Would you gamble on them, or would you choose a buyer who’s ready to go or can at least give clarity on any potential chain situation? Most sellers prefer someone who’s either chain-free or has already secured a buyer. If your home isn’t even listed yet, your offer could well be dismissed from the outset.

2. You Risk Losing Your Dream Home

That perfect house you’ve found? It won’t wait around forever. If a more proceedable buyer comes along (someone with their own home sold or under offer), they’ll have the advantage. While you’re scrambling to list your property and find a buyer, someone else could swoop in and take it off the market. Naturally, this could happen multiple times and result in you losing perfectly suited properties time and time again. 

3. Negotiation Becomes Difficult

When you’re in a weak buying position, your ability to negotiate is more limited. Sellers won’t feel inclined to accept a lower offer if there’s uncertainty about when—or even if—you’ll be in a position to proceed after finding a buyer. On the other hand, if your property is under offer, you can negotiate with confidence, knowing you’re in a strong position and can give clarity on what any chain looks like. Essentially, you may have to try and offer a higher figure for the property, potentially far in excess of what it may be worth, and could really stretch your budget and finances. 

4. You’ll Be Under Pressure to Sell Quickly

 If you manage to get an offer accepted before listing your own home, you’re immediately on the back foot. The seller and their solicitor will expect you to move fast, and if you can’t find a buyer quickly, they may lose patience and relist their property to move on to someone in a stronger position. This pressure often forces sellers to accept lower offers just to keep the chain moving, rather than holding out for the best price. A rushed sale can also lead to tough decision-making, added stress, and even the risk of your sale falling through if things don’t progress fast enough. Taking the time to sell your property first puts you in control, ensuring you don’t have to settle for less than your home is worth.

While offering before listing your home is risky, it can sometimes work—perhaps if the property has been on the market for a long time or if the seller is happy to wait. If you’re upfront about your situation and move quickly to list your property, some sellers may still consider your offer. However, without a buyer lined up, uncertainty and delays remain a real challenge.

The Smarter Approach

To avoid disappointment, the best approach is to get your home on the market first. Better still, find a buyer and get an offer accepted before you start house hunting seriously. This way, when the right home appears, you’ll be in a strong position to secure it.

Need advice on getting your property ready to sell? Our team is here to help.