If you’ve ever browsed a property listing and seen the label “Sold Subject to Contract (SSTC)”, you might have paused and wondered: Is this property off the market? Can I still make an offer? This blog will outline what SSTC is and what it means for sellers and buyers.

What Is SSTC?

SSTC, or Sold Subject to Contract, means that a seller has accepted an offer from a buyer but the sale hasn’t been legally finalised. At this point:

• No money has been given to the seller
• The contract isn’t legally binding
• Either party can still walk away
• The sale price can still be negotiated

It’s essentially a handshake deal, pending all the legal and financial paperwork.

What Does SSTC Mean to the Public?

From the outside, SSTC serves as a signal that the property is in the process of being sold. It tells other potential buyers that an offer has been accepted, and both parties are now working with solicitors to complete the transaction. However, it doesn’t guarantee a sale.

How to Reduce the Risk of Your Sale Falling Through

The quicker the transaction moves, the less chance there is of delays or second thoughts. Here are some smart ways to safeguard your SSTC sale:

1. Sellers: Appoint a Conveyancer Early

Don’t wait until you have an offer – get a conveyancer on board as soon as your property goes on the market. This lets your estate agent mark the property as SSTC as soon as an offer is accepted, and gives your legal team a head start on essential paperwork.

💡 Tip: Some conveyancers will start work with no upfront cost, so there’s no need to delay.

2. Prepare a Sale-Ready Pack

Your conveyancer can create a sale-ready pack (especially common in Scotland) containing all the key documents buyers need. This pack helps identify any issues early, reduces the chance of renegotiations, and speeds up the process.

The UK Government and National Trading Standards now encourage disclosure of material information upfront, even before a property reaches SSTC status.

3. Use a Reservation Agreement

Worried about your buyer backing out or being gazumped? A reservation agreement (or exclusivity contract) can be arranged for a fee. This gives both parties a time-limited guarantee that no other offers will be considered.

4. Buyers: Get Qualified Early

Buyers who are “transaction-ready” stand a much better chance. Secure a Mortgage in Principle, have proof of deposit and funds, and pass AML (Anti-Money Laundering) checks. This shows the seller and agent that you’re serious and credible.

What Happens During the SSTC Period?

This is the most legally intensive part of the sale:

• The buyer’s solicitor investigates the legal title of the property
• Searches are ordered: Local Authority, drainage, flood risk, and more
• A draft contract is prepared (often using the seller’s sale-ready pack)
• Additional enquiries are raised to clarify anything uncertain
• The buyer receives a report on title summarising all findings

Only after this does the buyer decide whether to proceed, and if so, contracts are exchanged and a completion date is set (at which point the transaction becomes legally binding).

Can the Price Change During SSTC?

Yes. Survey findings or legal issues may trigger price renegotiations. For example:

• Damp, structural defects, or faulty wiring flagged in a survey
• Legal defects such as missing title documents

This is why early transparency via a sale-ready pack can protect you from surprises and avoid breakdowns later on.

Can Sellers Still Host Viewings?

Technically yes but be cautious. Continuing to show the property can upset your buyer and cause them to walk away. Communication is key.

What’s Gazumping?

Gazumping happens when a seller accepts a higher offer after already accepting one even during SSTC. Estate agents are legally obliged to pass all offers to the seller unless told otherwise, so yes, it can happen. Reservation agreements can help reduce the risk.

When Does SSTC End?

The SSTC period ends at completion, which can take:

• Up to 5 months from offer to exchange of contracts
• 5–20 additional working days for completion

Timelines depend on conveyancer capacity, market conditions, and seasonal demand.

Once the contract is signed and the deposit is paid, the sale is legally binding and withdrawing at this point would incur serious financial penalties.

Final Thoughts

SSTC is an important milestone, but it’s just the beginning of the legal journey toward owning or selling a home. With the right legal support, proactive preparation, and clear communication, you can reduce delays, avoid surprises, and stay on course toward completion.

The information in this post is valid to the best of our knowledge on the date of posting. It is advised that you seek independent advice based on your individual circumstances.

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