selling

How to sell a house at auction: the seller's steps

How to sell a house at auction in England and Wales: choose an auctioneer, set the guide and reserve, prepare the legal pack, and what happens on the day.

5 min read
Last reviewed 20 October 2026
By Your Property Check team

Part 1 of 12

What selling at auction involves

This page walks through the seller's side, in order. It covers England and Wales. For the full detail on fees, bidding and the buyer's side, we link to our existing guides rather than repeat them.

RICS, the professional body for surveyors, lists three main reasons sellers choose auction. It offers certainty, because the successful bidder is legally obliged to complete once the hammer falls. It gives good marketing exposure through the auctioneer's online reach and buyer lists. And it is relatively quick: RICS says completion usually takes place between four and six weeks after the auction.

None of this makes auction right for every house or every seller. Our auction versus estate agent comparison sets the trade-offs side by side.

Part 2 of 12

Step 1: Decide the type of auction

RICS describes three ways auctioneers offer properties: room auctions, live-streamed auctions where the auctioneer is on the rostrum and bids come in online and by phone, and online-only auctions.

There are also two kinds of contract:

Unconditional. Contracts are exchanged on the fall of the hammer. The buyer must complete in the time set in the conditions of sale, which RICS says is normally between four and six weeks.
Conditional. The hammer does not exchange contracts. The bidder buys an option to exchange within a set number of days, usually four weeks according to RICS. Ask what the buyer pays up front and what happens if they do not exchange.

Our guide to modern method versus traditional auction covers this choice.

Part 3 of 12

Step 2: Choose an auctioneer

RICS suggests appointing a member of a professional body such as RICS, because members follow rules of conduct. Look at what the auctioneer has sold in the past and the prices achieved, and whether they have experience of your type of property.

Ask the auctioneer for advice about how saleable your property is, and what they would recommend as the guide and the reserve.

Part 4 of 12

Step 3: Read the terms of appointment

You must agree the terms before the auctioneer does anything. RICS says they include:

the auctioneer's commission if the property sells at auction, is withdrawn or sold before the auction, or sold after the auction by them, by you or by anyone else;
any extra charges you are liable for;
any charges the auctioneer requires the buyer to pay on top of the price.

Ask the auctioneer to explain how they handle changes to the reserve and guide, sale boards, inspections by buyers, proxy, internet and telephone bids, taking the deposit and signing the memorandum of sale, and unsold lots.

RICS does not give a standard fee. Fees vary between auctioneers, so get them in writing from more than one. Our UK auction fees guide explains the types of charge, and the auction cost calculator lets you add your own figures.

Part 5 of 12

Step 4: Instruct a solicitor early

RICS says to appoint a solicitor as soon as possible to prepare the legal pack, including the special conditions of sale. A solicitor who understands auction sales can work within the auction timescales and answer bidders' questions, which RICS says can have a positive effect on the price you receive.

The legal pack usually includes the conditions of sale, the special conditions, the memorandum of sale, and often the title deeds, local searches, replies to standard pre-contract enquiries and an Energy Performance Certificate. Most auctioneers use the RICS Common Auction Conditions.

Be ready to share your identity documents at the start. The money laundering regulations require the auctioneer to check who you are, and your solicitor can confirm to them who the legal owner is.

Part 6 of 12

Step 5: Set the guide price and the reserve

These are two different numbers.

The guide is published so a buyer can decide whether to pursue the property. RICS says most auctioneers prefer a guide that reflects the seller's minimum acceptable sale price, and that you should check how your auctioneer defines it. If your minimum changes during marketing, the published guide may become misleading.
The reserve is the minimum price you will accept at the auction. The auctioneer cannot sell below it. RICS says you can fix it nearer the date in the light of interest shown during marketing.

See our glossary entry on the reserve price.

Part 7 of 12

Step 6: Prepare the particulars and be open about problems

The auctioneer wants marketing that is accurate, comprehensive and not misleading. Tell them and your solicitor as early as you can about anything in the title deeds or pre-contract enquiries that could affect what bidders pay. RICS gives examples such as public health notices, local land charges, easements, arrears of rent or service charge, and ongoing negotiations or disputes.

Hiding a problem does not remove it. It tends to surface in the legal pack or after the sale.

Part 8 of 12

Step 7: Marketing period

During marketing the auctioneer should keep you informed about the level of interest and tell you about any offers made before the auction. Buyers will view, read the legal pack and take advice. Changes to the pack are published in an addendum.

Part 9 of 12

Step 8: Auction day

Subject to the money laundering checks, the lot is sold when the hammer comes down, and that signifies a binding contract unless it is a conditional auction. The auctioneer completes the memorandum of sale and collects the deposit.

If the auctioneer uses the Common Auction Conditions, completion is 20 business days after the auction unless you specify a different timescale.

If it does not reach the reserve, the lot is not sold and the hammer does not come down. RICS says the auctioneer will usually try to sell it at the reserve or higher after the auction, as set out in your terms of appointment. Check what the terms say before you sign.

Part 10 of 12

Step 9: Completion

Your solicitor completes the sale. The buyer pays the balance, you hand over the keys and the title transfers. Plan for your own move and for paying off any mortgage.

Part 11 of 12

What to compare before you decide

The auctioneer's total charges if the house sells, is withdrawn or does not sell.
Your solicitor's costs for the legal pack.
The likely timetable compared with a sale through an agent.
How you feel about a price set on the day, with a reserve as your floor.

Our property auction guide for beginners and auction process guide cover how a sale day works in more detail.

Part 12 of 12

Scotland

In Scotland, RICS says Scottish law applies. The auctioneer is known as the judge of the roup, and the conditions are called the articles of roup. A regulated solicitor is important whether you are buying or selling.

This page is general information, not legal advice. Take advice from a solicitor before you instruct an auctioneer.

Questions, answered

Frequently asked questions

How do I sell a house at auction?

Choose an auctioneer, agree their terms of appointment, instruct a solicitor to prepare the legal pack, set a guide and a reserve, and market the property. On auction day the hammer normally creates a binding contract, and completion follows according to the conditions of sale.

How much does it cost to sell a house at auction?

It depends on the auctioneer. Their terms set the commission and any extra charges, and you also pay a solicitor to prepare the legal pack. RICS does not give a standard figure, so ask for written terms from several auctioneers. Our auction fees guide explains each type of charge.

What is the difference between guide price and reserve price?

The guide is published so buyers can decide whether to pursue the property. The reserve is the minimum you will accept, and the auctioneer cannot sell below it. RICS says the reserve can be fixed nearer the auction in the light of interest shown.

What happens if my house does not sell at auction?

If it does not reach the reserve, it is not sold. RICS says the auctioneer will usually try to sell it afterwards at the reserve or higher, in line with your terms of appointment. Check those terms, and any charges that apply to unsold lots, before you sign.

How long does it take to sell a house at auction?

RICS says completion usually takes place between four and six weeks after the auction. Under the RICS Common Auction Conditions it is 20 business days unless you specify a different timescale. Marketing time before the auction is on top, so ask your auctioneer for their timetable.

Is the sale binding when the hammer falls?

At an unconditional auction, yes. RICS says the hammer signifies a binding contract, subject to money laundering checks. At a conditional auction the bidder only buys an option to exchange contracts within a set number of days.

Where this comes from

Sources

Last reviewed 20 October 2026 by the Your Property Check team. This page is general information, not legal, tax or financial advice. For your own situation, speak to a conveyancing solicitor or another qualified professional.