What To Do If Your Seller Pulls Out Before Exchange

Imagine finding your dream home, ready to move, only to have the seller pull out before exchange unexpectedly.

Panic sets in as you're left wondering what went wrong and what your options are now. 

The sudden withdrawal of a seller before exchange is distressing, wasting time, resources, and shattering your dreams of homeownership. You probably now have a lot of questions surrounding your rights regarding the fees you've paid. What happens now?

In this insight, we'll share advice on navigating this setback.

Key Takeaways

• Sellers may pull out due to changed circumstances, higher offers from other buyers (gazumping), chain collapses, property issues, emotional attachment, legal concerns, or failed negotiations.
• Understand the reason for withdrawal and consider offering a higher price, pausing the sale (if possible), or seeking alternative properties.
• No formal agreement exists if the seller withdraws before exchanging contracts. The buyer gets their money back but cannot force the seller to sell or claim compensation.
• Both buyers and sellers are liable for solicitor fees up to the withdrawal. If the seller withdraws, the buyer needs to arrange a new mortgage, re-verifying income and covering survey costs. 

Why Would a Seller Pull Out Before Exchange?

As much as we'd like to paint an optimistic picture, the reality is that once a seller has made up their mind to withdraw from the deal before the exchange of contracts, it's unlikely they will put the house back on the market for you.

It's a bitter pill to swallow. Why has this happened? There could be a few reasons, these include:

Change in Circumstances

The seller's personal or financial situation may have changed since they initially agreed to sell the property.

Life events such as job changes, financial difficulties, or family issues could lead them to reconsider the sale.

Higher Offer

Sometimes, another potential buyer may come forward with a higher offer, prompting the seller to back out to pursue a better deal. This practice is known as gazumping, and it can be frustrating for the initial buyer.

Chain Collapse

The seller may be part of a property chain, where they are buying another property at the same time they are selling their current one. If the chain collapses due to another party in the chain pulling out, it could force the seller to withdraw as well.

Property Issues

During the conveyancing process, certain issues might arise with the property that the seller is unwilling or unable to address. This could lead them to withdraw from the sale.

Emotional Attachment

Sometimes, sellers can become emotionally attached to their property and may find it difficult to go through with the sale when it comes time to part with their home.

Legal Concerns

Legal complications or disputes related to the property's title, boundaries, or ownership may arise, causing the seller to reconsider the sale.

Failed Negotiations

If the seller and buyer cannot agree on specific terms during the conveyancing process, it could lead to a breakdown in negotiations and ultimately result in the seller pulling out.

What to Do When a Seller Pulls Out?

If you find yourself in a situation where the seller has pulled out of the sale, the first thing to do would be to establish the reason why. Once you understand the reason why, you can decide whether there are any actions you can take to proceed with the purchase. 

Depending on the reason, you can take the following actions:

Offer a Higher Price

If the seller has received a higher offer from another buyer, you could consider increasing your offer. However, keep in mind that this could affect your mortgage eligibility and the property's actual worth.

Pause the Sale

If the seller's reason for withdrawal is due to a break in the property chain, and you have the luxury of time, you could suggest pausing the sale until the seller is in a position to proceed.

Seek Alternative Properties

Always have a few backup properties in mind in case a sale falls through. Consider the features that attracted you to the property and seek alternatives that offer similar characteristics.

What Are The Legal Implications Of Your Seller Pulling Out Before Exchange?

When a seller decides to back out of a property sale before they officially sell the house to the buyer, it means there's no legal agreement yet. The buyer gets their money back if they've paid anything already. However, the buyer can't force the seller to sell the house, and the seller doesn't have to pay for any expenses the buyer had during the process.

The buyer has to start looking for another house, and the seller can put their house back on the market to find a new buyer. In simple terms, there's no punishment for the seller, but the buyer needs to find a new place to buy.

Can You Request Compensation?

In most cases, when a seller pulls out before the exchange of contracts, there is no legal requirement for them to compensate the buyer. Since no formal contract has been exchanged, there is no legally binding agreement to breach. As a result, the buyer typically cannot claim compensation or damages from the seller for the withdrawal.

The lack of compensation for the buyer is one of the frustrating aspects of this situation. Buyers may have spent time, money, and effort on surveys, legal fees, and other expenses related to the property purchase.

Unfortunately, those costs are not typically recoverable from the seller in the event of withdrawal before exchange.

Do You Still Need To Pay Solicitor Fees?

Yes, buyers and sellers are both liable for solicitor fees if either party pulls out before the exchange of contracts. The exact cost will vary depending on the progress of the sale and the individual solicitor's charges, but you will be required to pay for all the work that has been done up to that point.

It may be that your solicitor can transfer the fee for their time to a new property, only billing for a completed move. However, if any searches have been completed, you will need to pay for those. If your seller has pulled out just before exchange, unfortunately, most of these searches would have been completed.

Do You Need To Arrange a New Mortgage?

Yes, you will need to arrange a new mortgage. This process may involve securing a new interest rate and covering the cost of a survey for the new property you wish to purchase. Essentially, you'll be starting from scratch in terms of mortgages, which means re-verifying your income as well.

Final Thoughts: Time to move forward

Experiencing a seller pulling out before the exchange of contracts can be a disappointing and emotionally taxing situation for any homebuyer. While it's natural to feel disheartened and frustrated, it's essential to remember that this setback is not the end of your homebuying journey.

There are still plenty of opportunities and new possibilities waiting for you.

Take a deep breath, gather your thoughts, and focus on moving forward.