How to Buy a House at a UK Auction in 2025

Buying a home at auction has a certain romance to it. It feels like you’re a savvy investor, spotting a bargain everyone else missed. And you can, for sure, find great value properties. But it’s not for the faint of heart.

Buying at auction is the property world on hard mode: it’s faster, the stakes are higher, and once that hammer falls, there are no takey-backsies. This is a place to show up prepared, or not at all.

Here’s how you do it right.

From "Going Once" to "Oh God, What Have I Done" in 10 Seconds

Forget the slow, drawn-out process of a normal sale. Auctions are built for speed and have a very strict set of rules.

• The Hammer Fall is a Binding Contract: The second the auctioneer says "Sold!", you are legally committed to buying the property. You will pay a 10% deposit almost immediately (usually within 48 hours).
• You Have a Hard Deadline: You typically have just 20 working days to complete the purchase. Make sure your solicitor and mortgage broker are ready to move at lightning speed before you even think about bidding.
• You Need to Register: You can’t just show up and bid. You'll need to register with the auction house well in advance, whether you plan to bid in person, online, or by phone.
• Get Your Paperwork Sorted: To register, you’ll need to provide photo ID and proof of address. If you’re buying through a company, expect extra paperwork.
• Watch Out for Extra Fees: On top of the final price, you will have to pay an admin fee to the auction house. Read the legal pack carefully for any other hidden costs listed in the ‘Special Conditions’.

Due Diligence: Diamond or a Dud?

Auctions are famous for "sold as seen" properties, which is a polite way of saying "all problems are now your problems." Your job is to find those problems before you bid.

• Does It Actually Fit Your Life? Before anything else, check the basics. Does it have the number of proper double bedrooms you need? Is the garden private? Are the ceilings high enough? Get the floorplans, but if you're serious, go see it.
• Get a Builder's Opinion. If the home looks like it needs work, get a builder or surveyor in there before auction day. They can give you a rough idea of the costs you're facing.
• Check the EPC. A bad rating (think E, F, or G) on an old home is a sign that you'll be spending a lot on heating bills and potentially thousands on insulation and upgrades.
• Be a Neighbourhood Detective. Don't just view the property once. Visit the street at different times—during the morning rush hour and late at night. Are the neighbours running a rave next door? Is parking a nightmare?

The "Are You Sure You Want to Do This?" Checklist

Once you're happy with the property, it's time for the final legal and financial checks. This is your last chance to get everything in order.

1. Get the Legal Pack Reviewed by a Solicitor. This is non-negotiable. It contains the title deeds, local searches and any nasty surprises hidden in the ‘Special Conditions’.
2. Confirm the Property is Mortgageable. If you're using a mortgage, speak to your broker specifically about this property. Some homes are unmortgageable due to their condition or legal issues. Make sure your lender can also meet the tight completion deadline.
3. Have Your 10% Deposit Ready to Go. The money needs to be liquid and instantly transferable.
4. Set Your Absolute Maximum Price. The auction room is designed to make you spend more. Adrenaline, competition, FOMO—it's a potent cocktail. Decide on your walk-away price and stick to it.
5. Final Status Check: On the morning of the auction, call the auction house to confirm the property hasn't been sold or withdrawn. Ask any last-minute questions you have.

The Auction FAQ: Your Questions, Answered

How is this different from buying through an estate agent?

It’s faster and a thousand times more final. With an agent, your offer being accepted is just the start of a long, slow negotiation. At an auction, the second the hammer falls, you have legally bought the property. There is no going back.

So I have to pay the 10% deposit right away?

Yes. You’ll usually have to transfer the 10% deposit within 48 hours. No excuses.

How long do I have to pay the rest?

Typically 20 working days to complete the purchase, but check the legal pack for the exact date. It’s a very tight deadline.

Can I use a mortgage?

Maybe. You need to check with your broker before the auction if the specific property is mortgageable and if your lender can meet the strict completion deadline. Honestly, many auction buyers end up using cash or specialist bridging finance to avoid the risk of the mortgage falling through.

What if I change my mind or my mortgage gets delayed?

You can't. Once you’ve won, you are legally on the hook. If you fail to complete, you will lose your entire 10% deposit and could be sued by the seller for any losses they incur.

Can I get a survey done before?

Yes, and you absolutely should. The auction house will have set viewing times. You should arrange for a surveyor or builder to go with you to inspect the property properly.

What am I even looking for in the legal pack?

Your solicitor is looking for red flags. Things like the lease length (if it's a flat), any weird service charges or covenants, and planning restrictions. You must get a solicitor to review this for you.

Are there extra costs?

Always. Expect to pay an admin fee to the auction house (often around £2,000), plus your Stamp Duty and legal fees. The legal pack will detail any other specific costs you're liable for.

How do I know if the property really fits my life?

You have to do the work. Get the floorplans and check the room sizes. Better yet, go to a viewing with a measuring tape. It’s the only way to know for sure if it meets your non-negotiables like high ceilings or proper double bedrooms.

Can I bid from my sofa?

Yes. Most auctions now support online, phone, or proxy bidding. Just make sure you register with the auction house well in advance.

How do I know the area isn’t for me?

You have to be a neighbourhood detective. Visit the street at different times of day - during the morning rush hour and late at night. Is parking impossible? Is it on a noisy rat-run? These are the details you only discover in person.

Do I need to get insurance immediately?

Very often, yes. The legal pack will state when the insurance risk passes to you. In many cases, it’s the second the hammer falls. Your solicitor will confirm this.

What happens right after I win?

You’ll sign the contract, pay your 10% deposit, and then the 20-working-day countdown to completion begins. Once the seller’s solicitor confirms all the money is in, you’ll get the keys.

When do I get the keys?

Usually on completion day, but don’t be surprised if this takes a day or two longer than planned.

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