If you’re searching for a home in the UK, you may come across listings labeled “Under Offer.” It’s a common term on estate agent boards and property websites, but what does under offer actually mean on a house? In plain English, “under offer” means the seller has received an offer from a buyer and has accepted it in principle, but the sale is not yet legally binding. At this stage, the property is in a sort of limbo: an offer is agreed, but contracts haven’t been exchanged, so the deal isn’t final. This status often causes confusion for buyers and sellers alike.
What Does 'Under Offer' Mean in the UK Property Market?
When a house is marked as under offer, it indicates that a buyer’s offer has been accepted by the seller, but no contracts have been signed yet. In other words, the sale is not legally binding at this stage. Either party (buyer or seller) can still back out of the deal without legal penalties if they choose, because the formal purchase contracts have not been exchanged.
Under UK law, a property sale only becomes legally binding once both parties have signed contracts and exchanged them. Until that exchange of contracts happens (usually later in the process), “under offer” essentially signals a tentative agreement. The seller has agreed to sell to a particular buyer, but there are still important steps to complete; such as mortgage arrangements, surveys, and legal paperwork before the sale is finalised. During the under offer period, no legal work or conveyancing has been completed yet, and the final sale is still subject to those checks and contracts.
One important thing to note is that other buyers can still potentially make offers on a property that’s under offer. Because nothing is final, the door remains open (at least legally) for a higher or more attractive offer to “gazump” the existing one. Gazumping refers to another buyer coming in with a better offer after the seller has already accepted an initial offer.
It’s a tactic that is frowned upon but not illegal. Estate agents in England and Wales are legally obligated to pass on any new offers to the seller up until the point contracts are exchanged. This means that even if a property is under offer, a stronger offer from a new buyer could potentially be considered by the seller. However, many sellers choose to stick with the first buyer out of fairness or practical reasons, especially if they believe the first buyer will follow through quickly.
What is the Difference Between 'Under Offer' and 'Sold Subject to Contract'?
You might also see the phrase “Sold STC” (Sold Subject to Contract) on property listings, and it’s natural to wonder how that differs from under offer. In essence, “under offer” and “sold subject to contract” mean the same thing. The seller has accepted an offer, and the sale process is underway, but the deal isn’t legally final. In both cases, the property is off the open market in the sense that the seller is proceeding with one buyer, yet the transaction is still subject to contract, meaning it could fall through if something goes wrong before exchange.
So why have two terms for the same stage? The distinction largely comes down to estate agent preference and subtle messaging. Some agents and regions simply prefer one term over the other, but there are slight nuances in connotation:
“Under Offer”: This label can suggest that while an offer has been accepted, the seller might still be open to other offers. It often implies a degree of openness or uncertainty, possibly inviting backup offers. An under offer status can even make a property seem more desirable to other buyers (“someone else wants it, maybe I should take a look”), which can sometimes drive up interest and price.
“Sold Subject to Contract (STC)”: This phrase tends to signal that the sale is in progress and moving toward completion. When you see sold STC on a listing, it usually means the seller and buyer are in the middle of the legal and administrative steps (conveyancing, surveys, mortgage finalization, etc.) needed to finalise the sale. Estate agents often stop actively marketing or arranging new viewings for a property once it’s marked as sold STC, because the expectation is that the current deal will proceed. The property may still be listed online (often with a “Sold STC” label) as a formality, but new buyers are generally discouraged at this point. Essentially, sold STC says: “we have a done deal, as long as all the contracts and checks go through.” Importantly, the sale can still fall through at Sold STC stage if problems arise.
In summary, the difference between under offer and sold STC is minor. Both indicate a sale agreed but not yet legally binding. The main contrast is in presentation: “under offer” might hint “offer accepted, but we’re open to alternatives,” whereas “sold STC” implies “offer accepted and we’re proceeding; it’s basically sold pending the paperwork.” However, legally there is no hard distinction until contracts are signed, neither under offer nor sold STC means the property is truly sold. It’s worth noting too that you might encounter the term “Sale Agreed,” which is yet another way to describe the same situation of an accepted offer awaiting contract.
How Michael Anthony Estate Agents Can Help
At Michael Anthony Estate Agents, we’re here to make the buying and selling process clear and stress-free. Whether you’re viewing a home that’s under offer, considering making a backup bid, or selling your own property, our experienced team can guide you every step of the way. Get in touch today.
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Frequently Asked Questions
Can you still offer on a house that is under offer?
Yes, you can still make an offer on a property even if it’s marked under offer. Until the sale reaches the contract exchange stage, nothing is set in stone. In fact, as mentioned, estate agents are legally obliged to pass any additional offers to the seller for consideration. If you’re interested in a house that’s under offer, you can contact the agent and express your interest or submit a backup offer. Should your offer be higher or more favorable (for example, you’re a cash buyer or chain-free), the seller might decide it’s worth considering. That said, doing so will effectively gazump the original buyer; a practice that, while legal, is often viewed as unethical by buyers.
Is it worth viewing a property that is under offer?
It can be, especially if you really love the property, but you should manage your expectations. When a home is under offer, most sellers and agents consider it “off the market” for new buyers, so additional viewings might not be encouraged once an offer is accepted. However, there are situations where viewing is possible and worthwhile. For instance, if the current buyer isn’t fully proceedable yet (say, they still have to sell their own house), the seller may be open to other interested parties viewing the property as a backup. Also, until contracts are exchanged, a deal can fall through and it happens more often than you might think. Industry research has shown that nearly a third of property sales agreed (Sold STC) fail to reach completion. Given that possibility, if you’re seriously interested in a house under offer, it could be wise to request a viewing or at least inform the estate agent of your interest
How long does it take from 'under offer' to completion?
There’s no fixed timeframe, but on average it takes around 8 to 12 weeks from an accepted offer to complete the sale in England. In other words, expect roughly two to three months from the point a house goes under offer until the keys are handed over assuming everything goes smoothly. However, every property sale is different, and the timeline can vary widely. Some sales race through in a matter of weeks (for example, if a buyer has no chain and finances ready, and there are no complications), while others can stretch out for many months. It’s not unheard of for a sale to take 5-6 months or more if there are delays.
Several factors influence how long the under offer stage lasts before completion, including:
Mortgage and finances: If the buyer needs a mortgage, obtaining a formal mortgage offer and completing all the lender’s requirements can take time. Cash buyers can skip this, often speeding things up.
Searches and surveys: The buyer’s solicitor will conduct local authority searches, and the buyer may arrange a survey on the property. Any issues uncovered (e.g. structural problems) could delay proceedings or require negotiation.
Legal conveyancing: The solicitors on both sides must draft and approve contracts, check the title deeds, and handle any legal queries. Efficient conveyancing can move faster, whereas any complex legal issues will slow the process.
Property chain: If the buyer or seller (or both) are involved in a chain – meaning they are also buying/selling other properties that depend on this sale the timeline can lengthen. Delays anywhere in the chain (like another buyer’s financing issue) can hold up everyone’s completion.
Other complications: Unexpected snags such as disputes over fixtures, changes in personal circumstances, or agreed repairs can also add time.
Because of these variables, there’s no guaranteed timeline. A straightforward sale with no chain might complete in just 4-6 weeks, whereas a complicated chain could see you waiting several months for completion.
What is the difference between 'under offer' and 'sold'?
The word “sold” implies finality – a house that is listed as “Sold” has had its sale legally completed or at least made legally binding (contracts exchanged and completed) with a specific buyer. In contrast, “under offer” means the sale is not final yet. The property is in the process of being sold but could still come back on the market if things don’t progress. Another way to put it: when a home is sold subject to contract, it’s awaiting the legal completion, and there’s still a chance the deal might fall through. But when a home is simply marked sold, that indicates the contracts have been signed, all conditions are satisfied, and the sale is legally binding.