Moving House Checklist: Everything You Need to Do
Moving house is one of the biggest undertakings most people face. It involves financial decisions, legal paperwork, physical organisation and a fair bit of stress. The difference between a smooth move and a chaotic one often comes down to preparation and having a clear plan.
This guide takes you through every major stage: deciding to move, preparing your property, the selling or buying process, and finally packing up and leaving. Whether you're a first-time buyer, an experienced mover or someone selling a family home, you'll find practical checklists and timelines to keep you on track.
Before You List Your Property
1. Work out your finances
Before anything else, understand what you can afford and what your current property is worth. Stamp duty, solicitor fees, estate agent fees and moving costs all add up. Most sellers spend between £2,000 and £5,000 on these expenses alone, depending on the property value.
If you're buying as well as selling, factor in mortgage costs. With the Bank of England Base Rate currently at 3.75%, mortgage rates remain elevated. A 5-year fixed rate sits around 3.97%, whilst 2-year fixes average 6.59%. These rates directly affect your borrowing capacity and monthly payments, so speak to a mortgage broker early.
Use online property valuation tools to get a rough figure, but remember they're estimates. A proper valuation from a qualified surveyor costs £300–£500 but gives you accuracy. This is a worthwhile investment if you're planning to sell, as it helps you price competitively from day one.
2. Get your home survey-ready
Buyers (and their mortgage lenders) will commission a survey. The UK average house price sits at £270,259, and even modest properties attract professional scrutiny. Make repairs now rather than negotiating price reductions later. Sort out obvious issues: damp patches, broken windows, faulty electrics, missing roof tiles.
Declutter and deep clean. This costs little but transforms how surveyors and buyers perceive your property. Clear lofts, sheds and garages. Remove personal items from walls. A tidy home shows better and reduces the chance of survey concerns becoming deal-breakers.
3. Gather your documents
Collect proof of ownership (the property deed or title register), any guarantees for work done (boiler servicing, new windows, roof work), building regulation certificates, planning permission documents and energy performance certificates. You'll need these for conveyancing and to answer buyer queries.
Selling Your Property
4. Choose an estate agent or sell privately
This decision shapes the entire selling process. Estate agents typically charge 1–3% commission. On a property worth £270,000, that's £2,700–£8,100. It feels substantial, but here's the reality: experienced agents achieve 5–10% more than the asking price through skilled negotiation, marketing expertise and access to qualified buyers. That premium typically exceeds their fee many times over.
Private sales (selling without an agent) save commission but carry real risks. You'll handle all marketing, viewings, enquiries and negotiation yourself. Most private sellers end up accepting lower offers because they lack leverage with serious buyers. You're also personally liable if anything goes wrong legally.
If you do use an agent, don't just pick the one offering the lowest fee. Compare local agents on AgentSeeker to see ratings, reviews and track records. The right agent more than earns their fee through better outcomes. A free property valuation from a few local agents helps you understand realistic pricing and their approach.
5. Set a competitive price
Overpricing is the most common mistake. The market moves quickly. House prices have risen 2.4% annually in recent times, but local markets vary. An agent will research comparable properties (comps) in your area. Price within the first 5–10% of asking price to attract serious buyers.
If your property sits on the market for more than 4 weeks without viewings, the price is likely too high. Price reductions after a month attract fewer buyers than getting it right at launch.
6. Prepare for viewings
Make your home inviting. Open curtains, let light in, remove cooking smells (no frying fish on viewing day). Fix small issues: squeaky doors, leaky taps, broken blinds. These details matter more than you'd think.
Brief yourself on your property's strengths: age, location, schools nearby, transport links, garden aspect, any recent improvements. Buyers want confidence that you're a straightforward seller. Be honest about issues; dishonesty kills deals later.
The Legal and Administrative Stage
7. Instruct a solicitor or conveyancer
Conveyancing is the legal process of transferring property ownership. You cannot skip this step. Costs range from £500 to £1,500 depending on property complexity and location. Find a solicitor or licensed conveyancer early, ideally before you list your property.
Your conveyancer will prepare contracts, conduct searches (property history, local authority, environmental), obtain title documents and liaise with the buyer's conveyancer. They protect you from costly legal risks that aren't obvious to the untrained eye.
8. Obtain searches and reports
Standard searches include: local authority search (planning history, building regulations, enforcement), environmental search (flooding, subsidence risk), water and drainage search. These typically cost £150–£300 combined but are essential. Buyers' mortgage lenders require them, and they reveal problems that could sink a deal or cost you thousands later.
9. Exchange contracts
Once the buyer's survey is complete and their mortgage offer issued, both sides exchange signed contracts. At this point, the sale becomes legally binding. You must complete the move on the agreed completion date. If you pull out now, you lose your deposit. This stage typically happens 1–2 weeks before completion.
10. Completion and handover
On completion day, funds are transferred, keys handed over and you're no longer the owner. You have until midnight to vacate. Be ready. Have a removal van booked, your new property prepared and a plan for where you'll stay if there's any delay.
Buying a Property
11. Get a mortgage agreement in principle
Before making offers, get a mortgage agreement in principle (AIP) from your lender. This shows sellers you're a serious buyer with finances in place. An AIP takes 1–2 weeks and is free or low-cost. It's conditional on valuation and final checks, but it strengthens your offer significantly.
12. Make an offer
Decide your maximum offer before viewings start. Don't get emotionally attached. If a property is priced at £270,000 but needs £15,000 work, factor that into your offer. Negotiate professionally through your agent or solicitor, not emotionally with the seller.
13. Commission a survey
Never skip this. Mortgage lenders require a valuation survey; get a full structural survey (£400–£800) if the property is older or shows signs of issues. A survey identifies problems before you commit. It's money well spent.
14. Finalise your mortgage
Once your offer is accepted, complete your mortgage application. Your lender will order a valuation. If the property's surveyed value is lower than your offer price, you may need to renegotiate or increase your deposit. Expect the full mortgage process to take 2–4 weeks.
15. Instruct a conveyancer for the purchase
You need separate conveyancing for buying and selling (or one firm handling both). They'll raise enquiries with the seller's conveyancer, review search results, check title and prepare contracts. Stay in close contact. Any issues discovered need sorting before exchange.
16. Exchange and complete
Once everything's checked, you'll exchange contracts. After that, completion happens within days or weeks (you choose the date). On completion day, funds transfer and you receive keys. Arrange your move for that day or shortly after.
Practical Moving Tasks
17. Book a removal firm
Book removers 4–6 weeks ahead, especially during peak season (May–August). Get 3–5 quotes. Costs vary wildly based on distance, volume and timing. A local move of a 3-bedroom house typically costs £1,500–£3,000. International moves or specialist items (pianos, art) cost significantly more.
Check insurance. Most removal firms offer basic cover, but valuable items may need additional coverage. Always check what's included.
18. Notify utilities and services
Create a simple spreadsheet of all services: electricity, gas, water, internet, council tax, mobile phone, insurance, subscriptions. Contact each at least 2 weeks before moving. Provide final meter readings on moving day. Arrange connection at your new property for the same day or next day to avoid gaps.
- Gas and electricity: 2 weeks' notice
- Water: 2 weeks' notice
- Council tax: notify within 21 days of moving
- Royal Mail: arrange a redirection order (£1.65 per month for 12 months)
- Internet: some providers take 4 weeks to install, so book early
- Insurance: update your home and contents insurance address
19. Update your address
Notify your employer, bank, mortgage lender, pension provider, tax office, doctor, dentist, insurers and any subscriptions. Use Royal Mail's redirection service so mail forwarding happens automatically for a year. Update your address on your driving licence and passport if they've changed.
20. Pack systematically
Start 4–6 weeks before moving day. Pack room by room. Label every box with its destination room and contents. Use colour-coded labels or markers to make unpacking faster. Keep essentials separate: important documents, medications, valuables, bedding for the first night.
Dispose of things you don't want. Charity shops, car boot sales or online marketplaces help shift items. You'll move less, pay less and settle into your new home faster without clutter.
21. Plan for moving day
Brief your removers on access, parking, any narrow stairs or tight corners. Be there to supervise. Check each room as it empties. Take photos of the empty property for your records. Do a final walkthrough to ensure nothing's been left behind.
At your new property, direct removers where furniture goes. Check items against the inventory as they arrive. Note any damage immediately.
Post-Move Tasks
22. Unpack and settle in
Start with bedrooms and bathrooms so you can rest. Unpack kitchen essentials next. Don't rush to unpack everything in one day. Give yourself at least a week. You'll live better if you take time to place things thoughtfully.
23. Register with local services
Register with a new GP, dentist and optician. Update your details on the electoral register. If you have children, register them with local schools. These can take time, so sort them early.
24. Check your mortgage and insurance
Confirm your mortgage payments have switched to your new property. Check buildings insurance is active on completion day. Review contents insurance and update it for your new home's rebuild cost and any new items.
25. Keep records for tax purposes
Keep receipts and invoices for any work done before selling or after buying. These are useful for tax and warranty purposes. Keep conveyancing documents for at least 6 years.
Timeline Overview
The entire process typically takes 8–12 weeks from first viewings to moving in. Here's a realistic breakdown:
- Weeks 1–2: Get valuation, instruct agent/solicitor, prepare property
- Weeks 3–4: List property, viewings begin, buyers make offers
- Weeks 4–6: Offer accepted, surveys commissioned, legal searches ordered
- Weeks 6–8: Exchange contracts, fix completion date, book removers
- Weeks 8–12: Complete purchase, coordinate utilities, pack and move
If buying and selling simultaneously, chains can delay timelines. A good estate agent manages this carefully, protecting you from falling through.
Cost Summary
Here's what to budget for moving a typical UK property:
- Estate agent fee (2% of £270,000): £5,400
- Solicitor/conveyancer fees: £1,000–£2,000
- Surveys and searches: £600–£1,200
- Removal firm: £1,500–£3,000
- Stamp duty (on purchase): varies; nil under £250,000
- Building insurance (on completion): £200–£500 annually
- Contents insurance: £150–£400 annually
- Miscellaneous (council tax, utilities, redirection): £200–£400
Total typical cost: £9,000–£13,000
Yes, it's significant. But think of it as an investment. A good estate agent earns their fee by negotiating a better sale price. A good conveyancer protects you from legal risks that could cost far more. A survey identifies problems before they become your responsibility.
Final Thoughts
Moving house involves dozens of moving parts. This checklist helps you stay organised and on top of deadlines. The biggest decisions – choosing an agent, picking a conveyancer, setting the right price – deserve genuine thought. Don't rush them.
If you're selling, comparing local estate agents on AgentSeeker helps you find one with a strong track record in your area, not just the one with the lowest fee. Most successful moves involve good professional support at each stage. The money you spend on the right agent, solicitor and surveyor typically saves you far more through better outcomes and avoided problems.
Use this checklist as your roadmap. Tick off tasks as you complete them. Keep important documents together in one place. Stay in regular contact with your agent and conveyancer. Give yourself permission to ask questions when things aren't clear.
Moving is stressful, but it's temporary. With a solid plan and good support, it's absolutely manageable.