How to pull out of a house sale

22 July, 2025

How to Pull Out of a Property Offer

Making an offer on a property is a big step, but sometimes plans change. Whether it is down to finances, survey results or simply a change of heart, buyers can and do withdraw offers before the deal is done.

If you are in this position, here is what you need to know about pulling out of an offer and how to do it the right way.

Can You Legally Pull Out?

In England and Wales, yes you can. Until contracts are exchanged, neither side is legally bound to complete the sale. That means both the buyer and the seller can walk away without legal penalties.

It is different in Scotland, where things become legally binding earlier, so if you are buying there, you will need to take extra care. But for most UK buyers, if contracts have not been exchanged, you can still change your mind.

Common Reasons Buyers Pull Out

People pull out of offers for all sorts of reasons. Some of the most common include:

• The mortgage offer did not come through or was lower than expected

• The survey showed serious issues with the property

• You have found a different home that suits you better

• You are not happy with delays, costs or how the sale is being handled

• You have simply had second thoughts

These are all valid reasons, and while it can be disappointing for the seller, it is better to speak up early than to push ahead with something you are not comfortable with.

How to do it:

Pulling out of a sale is not difficult, but it should be handled respectfully. Here is what to do:

1. Tell the estate agent straight away
   Let the seller’s estate agent know you want to withdraw. A phone call followed by an email confirming it in writing is best. This avoids confusion and provides a clear record.

2. Be clear and calm
   You do not need to go into personal detail, but give a simple reason where possible. Whether it is down to finances, the survey or a change of direction, it helps the seller move forward if they understand why the sale is not going ahead.

3. Tell your solicitor
   If a solicitor is already involved, inform them as soon as possible so they can stop any legal work. If you wait too long, you might still be billed for some of the time they have spent on the file.

4. Let other parties know if needed
   If your withdrawal affects a chain, others in that chain will need to be informed. The estate agent will usually handle this, but be aware it might cause delays or disappointment elsewhere.

Will It Cost You Anything?

While you can pull out legally, you may still have to cover costs you have already agreed to. For example:

• Survey or valuation fees

• Legal fees (depending on how far your solicitor has progressed)

• Mortgage arrangement fees (if they are non-refundable)

These are not penalties for pulling out, but part of the risk of starting a transaction before it is locked in. That is why it is important to make sure you are fully ready before instructing solicitors or paying for extras.

Should You Feel Bad?

It is never ideal to let a seller down, especially if they are relying on the sale to fund their next move. But buying a property is one of the biggest financial commitments you will ever make, and it has to feel right.

Being honest and upfront as soon as you realise something is not working is far better than delaying or letting the sale fall apart at the last minute. Most sellers would rather know quickly so they can move on and relist the property.

Can Sellers Try to Pressure You?

Some sellers or agents may be disappointed or try to change your mind. That is understandable, but remember, the decision is yours. You do not need to be talked into something that no longer suits your needs or budget.

If you are feeling pressured, take a step back and ask for time to think. You are well within your rights to stop the process at any point before exchange.

If You Are Unsure, Speak to Someone

If you are thinking of pulling out but you are not quite sure, talk to a property professional or someone you trust. Sometimes a conversation can help clarify what is really causing your doubts.

In some cases, renegotiating the price or asking the seller to fix certain issues might help keep the deal alive. In others, walking away really is the right option.

Need advice about a property deal you are unsure about?

At Get An Offer, we help buyers and sellers through every stage of the process. If you are not sure what to do, or need help deciding whether to stick with a deal or pull out, give us a call. We are always happy to offer straight-talking advice and support to help you make the right move.