Tessa Spring

Moving home is one of life’s biggest transitions. It can be exciting, but it can also feel overwhelming. Whether you’re selling, buying, or doing both at once, the process can seem complex and emotionally demanding.

I write from both professional and personal experience – as a coaching-informed home finder and a yoga teacher – bringing together practical guidance and light-touch support with an awareness of how change can affect both mind and body.

This guide takes you through each stage of the journey in England and Wales, so you can feel clearer, more supported, and more in control.

Before you begin

Before making practical plans, pause and reflect. Why do you want to move? What matters most in your next chapter? Would buying or renting suit you better? Do you want to stay local or explore somewhere new?

Taking time to think things through can give you a sense of clarity and direction before you take the first step.

Step 1: Selling your current home

Prepare your home
Declutter, clean, and take care of small repairs. Aim for a welcoming feel that helps potential buyers imagine themselves living there. Home staging can increase your sale price and reduce time on the market.

Choose an agent
Seek recommendations, compare estate agents, and check reviews. Look carefully at their contract terms and how they plan to market your home. The highest valuation isn’t always the best choice.

Set the right price
A realistic price will attract more interest. When an agent suggests a price, ask for the evidence behind it: what have similar properties sold for in the area and when? Researching local sold prices yourself is also a good way to check it’s fair and in line with the market.

Marketing and viewings
Your agent will create online listings and organise viewings. You can choose whether to be present, though many buyers find it easier to picture themselves in the space if the current owner isn’t there. At the same time, think about what feels manageable for you in terms of timing and practical arrangements.

Accepting an offer
You can accept, reject, or negotiate any offer. Your agent should guide you through the process. Remember, the sale only becomes legally binding once contracts are exchanged.

Step 2: Buying a new home

Know your budget
Speak to an independent mortgage advisor or broker before you start viewing properties. A Decision in Principle from a bank can also strengthen your position when you make an offer.

Define your needs
Think carefully about your priorities. Location, size, layout, outdoor space, accessibility, transport links, and community all matter. Focus on what will support you long-term, not just today.

Start your search
Use online platforms, sign up for alerts, and speak with local agents to get a sense of what’s available.

View and reflect
Take your time. Finding the right home can be a gradual process. It often helps to check in with your head, heart, and gut before making a decision.

Making an offer
Offers are made through the estate agent. Be clear, polite, and realistic. You may need to show proof of funds or a mortgage in principle.

Instruct a solicitor
Choose a conveyancer or solicitor to manage the legal work. Ask for a quote, check their experience, and make sure they’ll be communicative and available.

Surveys and checks
Your lender will arrange a basic valuation, but it’s worth investing in a homebuyer or structural survey to flag any hidden issues.

Step 3: The legal process

Conveyancing
Solicitors handle property searches, check title deeds, and draw up contracts. Both sides’ solicitors work together to progress the sale.

Mortgage application
Once your offer is accepted, you’ll complete your mortgage application. Your lender will carry out checks before issuing a formal offer.

Exchange of contracts
When everything is ready, contracts are signed and exchanged. At this point, the sale becomes legally binding and a completion date is set.

Completion
This is moving day. Funds are transferred, keys are released, and if you’re selling, you’ll need to vacate your old home by the agreed time.

Step 4: Moving and settling in

Plan the logistics
Book a removals company in advance. Start packing gradually and label boxes clearly, unless you’ve opted for a packing service (often a wise choice if it’s priced as a set cost rather than hourly). Update your address with key organisations.

Make your new place feel like home
Prioritise comfort and functionality first. It can take time to create a space that reflects you and supports your daily life.

Emotional adjustment
It’s normal to feel unsettled after a move. Give yourself time and space to adapt. Change of this scale can bring up a mix of feelings, so allow for that as part of the process.

Need someone to work with through change?

I bring together professional and personal skills to support you through every stage of moving. I’m a coaching-informed home finder, as well as a yoga teacher – enabling movement in different ways: into a new home, in your mindset, and, if needed, in your body and energy. My approach is light-touch, professional, considered and facilitative.

Get in touch:
🌐 tessaspring.co.uk
📧 tessaspringhome@gmail.com
📞 07745 287 307