How to Make an Offer on a House

Making an offer on a house is one of the most important steps in the property buying journey. Whether you are a first-time buyer or moving up the ladder, knowing how and when to make an offer can influence whether your bid is accepted and how smoothly the purchase progresses. While it may seem like a simple phone call or email, there is far more involved in making a successful offer on a house in the UK.

This guide explains how to prepare for making an offer, how to do it properly, what happens once your offer is accepted, and how to avoid common mistakes that could cost you time or money.

What Does It Mean to Make an Offer on a House?

Making an offer is the process of formally proposing a price to buy a property from the seller. In England and Wales, this offer is usually made through the estate agent rather than directly to the seller. Until contracts are exchanged, your offer is not legally binding for either party. That means you can change or withdraw your offer, and the seller can continue to market the property or accept another offer.

Your offer can be for the full asking price, below it or in some cases, even above it if competition is high. It can also include specific terms, such as being subject to survey, having no chain, or including certain fixtures and fittings. The seller will weigh up both the amount and the strength of your position before deciding whether to accept.

Who Makes Offers and When?

Buyers at all stages of the property journey will need to make a formal offer once they have found a suitable home. Estate agents often expect proof that you are a serious buyer before passing your offer to the seller. This usually means showing a mortgage agreement in principle, having a solicitor lined up and confirming your deposit.

First-time buyers are often seen as attractive buyers because they have no onward chain. Buyers who are already under offer themselves, or who are chain-free investors, can also be in strong positions. The timing of the offer is also important. Acting quickly after viewing can show intent, but making a low offer on the first day of marketing may not be taken seriously.

Legal and Market Considerations

In England and Wales, offers are not legally binding until exchange of contracts. Until that point, either party can pull out of the transaction without penalty. This is known as the ‘gazumping’ or ‘gazundering’ risk, depending on which side backs out. In Scotland, the process is different, with offers submitted in writing and becoming binding earlier in the process.

Estate agents are legally required to pass on all offers to the seller, no matter how low. However, they are also working for the seller and may advise against accepting if they think a better price is likely. Offers that include strong buyer credentials, clear timelines and limited conditions are often more persuasive than price alone.

Steps to Making an Offer

Before making an offer, make sure you have fully reviewed the property, understood its market value and checked whether there are any risks such as lease issues or structural concerns. Research recent sale prices in the area and be prepared to justify your offer based on local market data or any work needed on the property.

Contact the estate agent and state your offer clearly. Confirm how much you are offering, whether you are a cash buyer or have mortgage approval, whether you are in a chain, and your intended timeline for exchange and completion. You may also want to confirm your deposit level and solicitor’s details.

Some buyers submit a lower initial offer to gauge the seller’s response. Others go in at their best and final price to avoid losing out. In competitive markets, sealed bids or multiple offer scenarios may require a more strategic approach. In slower markets, you may be able to negotiate further based on survey results or market conditions.

What Happens After the Offer Is Accepted?

Once your offer is accepted, the property is usually marked as Sold Subject to Contract (SSTC). At this point, you will instruct your solicitor to begin legal enquiries and carry out searches. Your mortgage provider will arrange a valuation and your own surveyor may conduct a homebuyer or building survey.

You will also agree a timeline for exchange and completion. Your solicitor will draft and check contracts, and the estate agent will help manage communications between the parties. Until exchange, the agreement is still not legally binding, so it is important to maintain good communication and keep the process moving.

Risks and Common Pitfalls

One of the biggest risks is having your offer accepted only for the seller to accept a higher offer later. This is legal in England and Wales, and is known as being gazumped. To reduce this risk, some buyers ask the seller to take the property off the market once the offer is accepted, although this is not enforceable.

Another risk is overbidding on a property without checking its value. If your mortgage lender values the home lower than your offer, you may need to renegotiate or find extra funds to cover the shortfall. Delays in paperwork or mortgage processing can also jeopardise the deal.

Tips for Making a Strong Offer

To improve your chances, be ready with paperwork and proof of funds. Have your solicitor instructed, mortgage in principle ready and deposit accessible. Be clear and polite when communicating your offer, and make sure it reflects both the condition of the property and your position as a buyer.

You may also benefit from a personal touch. A brief note explaining why you love the property and your commitment to a smooth purchase can sometimes influence a seller’s decision, especially in private sales.

Case Example

A buyer in Bristol viewed a three-bedroom terraced house listed at £375,000. After reviewing local sales data and spotting that the kitchen required modernisation, they offered £360,000 with no chain and a mortgage in principle already in place. The seller initially held out, but after a second viewing and confirmation that the buyer could move quickly, the offer was accepted. The sale completed in under ten weeks.

Conclusion

Making an offer on a house is more than just naming a price. It involves preparation, negotiation and clear communication. By understanding the process and presenting yourself as a reliable and motivated buyer, you can improve your chances of success and move one step closer to owning your new home. Taking time to get it right from the start can save delays, stress and disappointment later in the buying journey.