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Original poster

Move into rented or lose buyer - help!

31 replies

MovingHouse2025 · 12/03/2025 13:43

We're close to exchange on the sale of our house, but have just found out that there's a chance that our onward purchase might fall through due to an issue with the last house in the chain.

Our buyers are first time buyers and have always said they wanted to be in by 31st March because of stamp duty. There's a good chance they might pull out if we don't make that completion date.

In the current market, I really don't want to lose our buyers - I've found the whole process of selling incredibly stressful and the thought of going back to square one and starting again is horrid. Plus I can see the advantage that being chain free would give us when looking at other properties. However, I also don't really love the idea of going into a rental - we're due our second baby in a few months and the temporary nature of a rental feels like we would be in limbo when I'm supposed to be nesting / bonding with a new born.

I know no one will be able to definitely say what's right / wrong, but WWYD in this scenario? Has anyone been in a similar situation? How did it play out?!

Thanks in advance.

OP posts:

InNeedofAdvice1234 · 12/03/2025 13:46

I would put as much of our staff into storage and move into a cheap rental. Just don't tell the estate agent your true plans. Most landlords prefer a long term tenant.

2025willbemytime · 12/03/2025 13:50

I feel for you as I'm trying to move and might lose my buyer due to my vendor not being ready. I'm a bit ashamed to say there has been tears and a big mental health drop.

I think you should take the rental to protect you sale.
🏘️🏘️🏘️🏘️🏘️🏘️🏘️🏘️🏘️
🏡 🏡🏡🏡🏡🏡🏡🏡🏡
How did you feel when you read that? Was it relief or complete panic? I wasn't actually advising you, I wanted to see what your gut feeling was. Sometimes that tells you the right way.

JoyousEagle · 12/03/2025 13:58

There's a good chance they might pull out if we don't make that completion date.

Will they though? Obviously if they don't have the extra money then they don't have it - but it's not like at this point they can find somewhere else that will be complete by the end of the month.

purplesmiler · 12/03/2025 13:59

This happened to us and we ended up renting for a couple of years. We made the decision to rent a small property due to rising rental costs and to try to save to add to our deposit. The positives are that I felt we had time to find the right property as I needed some time after the stressful process. I wanted our daughter to not have the moves so close together. We were in a strong position when offering on property and fingers crossed we are due to complete next week. Also we have a crossover period of a month once we give notice on our rental so dont have to try and move in one day. Of course living in a smaller property has had its challenges and you may be in a position where you can afford a bigger rental. It has never felt like home really, dont get me wrong we have made it cosy but you always know it isnt yours. When we have had issues with the house they have been fixed by the landlord promptly but I know its not the case for everyone in rented property.

The property we are buying is bigger than what we were originally going to buy and I do feel its worked out the best for our family.

TheNoonBell · 12/03/2025 14:13

We did it and our prospective buyers chose us over the other potentials as we were so far along in our sales process (2 weeks before exchange when we made an offer).

I would certainly move to again rented next time as being cash buyers is a huge help. It is a lot of hassle moving twice, with pets and even worse most of our stuff was in storage while we were renting including most of the kitchen equipment (lesson learned there, two plates are not enough....)

Derbee · 12/03/2025 14:18

It’s a very personal decision. Personally, I would never move into rented. I’d assume your
buyers won’t actually pull out as they’ve already invested a lot of money in the process, and they won’t find anywhere to buy which will complete by the end of the month.

What are the stamp duty implications for them? Could you contribute to that rather than waste money renting? How set are you on your purchase?

Crikeyalmighty · 12/03/2025 14:20

I would bang your stuff into storeage and do Airbnb month by month- just in case it doesn't fall through on your buying end

Catlad · 12/03/2025 14:21

I personally wouldn’t as the cost of rent for at least a year would probably outweigh the buyers stamp duty saving; I’d rather stay in line with market rises or falls just in case you find yourself priced out…

stripeeet · 12/03/2025 14:34

I can’t advise properly as we’re first time buyers and didn’t have a house to sell or buyer to loose. We moved into a new rental in the area we’re planning to buy with a 1 month old. I do not recommend it with a young baby! It’s been the most stressful and awful time of my life. I regret moving so much. I really don’t like the house or feel comfortable here, it doesn’t feel like home at all even though it’s a nice newly renovated house. Not something you want to feel with a young baby. And now we’ve been considering houses we don’t really want just to get out of here.

We only moved to secure my 4 year old a school place as we are 100% set on the area and the only local school is very small and impossible to get into on a waiting list. But I still regret moving daily. And with the market appearing very slow at the moment you have no idea how long you’ll be stuck there.

Sourisblanche · 12/03/2025 14:38

I could have written @purplesmiler post above. It was actually a relief to move into rental especially as the market was crazy in our area two years ago but is extremely slow now. We put house equity cash into high interest accounts and it’s my job to check rates and move it around as required. This more than covers our rent.

We have just bought a house as cash buyers and got more than 10% off the asking price. Once we found the one it was really quick. Moving into rental is not for everyone but worked for us.

FanSpamTastic · 12/03/2025 14:59

Been there, done that! Had been trying to sell for around 8 months when we finally got a buyer. By then I was 5 months pregnant. We completed within 4 weeks as condition of sale (this was a number of years ago) them moved to a rental in the new area. We exchanged on a house when I was nearing my due date and completed the week after he was born! Fortunately as we had the rental there was time to do work, decorate and move into the new place in a more leisurely planned way! I would say go for it - but plan on using packers!

Northernlass99 · 12/03/2025 15:11

Everyone warned us not to do this but we did it and it worked out really well for us. Our buyer had waited a year so we just had to get on with it. The money from the sale is in high interest accounts so the rent doesn’t cost us anything. It was easier and less stressful to move as we had an overlap so took about 2 weeks to do it. We have put a lot in storage which isn’t that expensive and a good opportunity to get rid of all the rubbish! The rental we chose is beautiful and very different. The market prices are still falling here so we are taking our time to look for something else.

So basically don’t dismiss it, there are a lot of plus points and it can actually be less stressful.

WhereYouLeftIt · 12/03/2025 15:24

Decades ago now, but DH and I did exactly that. Rented for 6 months whilst the sale chugged through and then with our feet clear, were able to be chain-free buyers. Buying took longer than anticipated so we rented (a different house) for another six months, which actually allowed us to have a couple of months sorting out our new house (it really needed work!).

Admittedly we did this without children.

"However, I also don't really love the idea of going into a rental - we're due our second baby in a few months and the temporary nature of a rental feels like we would be in limbo when I'm supposed to be nesting / bonding with a new born."
It never felt like limbo to me, I actually kind of enjoyed it. Both our rentals were very different from what we sold and what we bought, and I liked the 'trying on for size without committing' experience. I felt very at home in both of them, despite always knowing I'd only be there for 6 months.

Twiglets1 · 12/03/2025 15:28

Could you offer to pay them the extra amount they would have to pay in stamp duty if you complete later in the year? It might not be that much.

Bluevelvetsofa · 12/03/2025 15:34

I’ve done it and it certainly puts you in a good position for the onward purchase. It takes away quite a lot of the stress of house buying and selling and, inconvenient though it maybe in your situation, it gives you a breathing space to look again should you need to.

Original poster

MovingHouse2025 · 12/03/2025 22:45

Thanks so much for all your replies - such helpful points and lots of good for thought. Sounds like it's not too much of a ridiculous idea!

OP posts:

Original poster

MovingHouse2025 · 12/03/2025 22:47

JoyousEagle · 12/03/2025 13:58

There's a good chance they might pull out if we don't make that completion date.

Will they though? Obviously if they don't have the extra money then they don't have it - but it's not like at this point they can find somewhere else that will be complete by the end of the month.

A very good point - it's hard to know for sure without broaching it with them. I can see them telling us where to go, bearing in mind how much they've pushed for this completion date... but you're right, what are their alternatives? It's such a hard one!

OP posts:

RidingMyBike · 12/03/2025 22:56

We did go into rental. Not to save a chain, but long distance relocation that had to be done by a certain date because of a job starting.

It removed a lot of the stress. Yes, moving twice is stressful, and more expensive, but we didn't have to move on a completion date as had overlap. This made it easier to plan.

Hated the rental house and it never felt like home but it did give us the opportunity to try out a different type of house which has then informed our eventual purchase. We got a year's tenancy thinking we might ask to leave it early (it didn't have a break clause, check as some have a six month break clause which gives a bit more flexibility) but it then took six months to find somewhere to buy, almost four to complete the purchase and then another nine to plan and complete a renovation.

It gave us far more options when buying - chain free made us great candidates for potential sellers, we could fit with their chain. We got to know the new area better and eventually bought in an area we wouldn't have thought of. It gave us the opportunity to buy a wreck and make it our own as we lived in the rental during that - expensive paying rent and mortgage at same time but it had been so worth it.

It would be easier with a baby than with an older child. They're more portable, less interest in surroundings, won't miss friends or be upset about moving.

Labraradabrador · 12/03/2025 22:56

JoyousEagle · 12/03/2025 13:58

There's a good chance they might pull out if we don't make that completion date.

Will they though? Obviously if they don't have the extra money then they don't have it - but it's not like at this point they can find somewhere else that will be complete by the end of the month.

Very much this. If you are extra nervous offer them a bit off agreed price- probably saving you money in the long run with extra removals and rental fees.

first time buyers can be fickle, though - all the added anxiety of not knowing what you are doing and feeling extra pressure not to screw up a major life decision.

Catlad · 13/03/2025 18:32

what is the extra amount they’d be paying on stamps duty if it doesn’t complete before the cut off?

IHateMozzies · 13/03/2025 23:14

If they pull out then they will have to pay more stamp duty when they start the process again, so they’re no better off pulling out?!

Nic834 · 14/03/2025 08:01

With a baby on the way I would not consider renting and the upheaval especially if there’s a chance a I might not be able to buy the house I want because the top of the chain collapses. I would hold in there, if it all goes through it goes through if it doesn’t you get to stay in your house with the new baby.

Whyherewego · 14/03/2025 08:08

I was in a similar position with DS1, I moved at 8 months pg into rental as we'd secured a buyer for our flat but the new build we were buying was delayed. We had literally no choice because our flat was so hard to sell and we figured just rent. It ended up being around 6 months I think in the end.
Pros, we just focused on having the minimum in the rental. So we moved our furniture as it was unfurnished, another drama lol. But we didn't unpack anything other than essential boxes. So we just had a living room stacked with cardboard boxes. Clearly baby didn't care at all and actually that part was fine! I also didn't really care about the rental so we had no housey chores or things to do so actually weirdly I had more time with DS not less as i was doing as much cleaning or trying to paint rooms or anything like that.
We were able to get a flexible rental pay paying 3 months rent up front and then option to pay another 3. This was easy because we'd got cash in the bank from the sale.

Gloschick · 14/03/2025 08:32

How long is the chain? Is it definitely you that would need to go into rental? If your onward purchase is not the end of the chain, they will be going though the same as you. They may well still want to sell to you and go into rental themselves.

Roselilly36 · 14/03/2025 08:38

Lots to consider, moving and having a new baby, two of the most stressful things we do in life and your doing them together OP.

I would say, I know people won’t like this, but don’t think about your buyer, property sales are transactional, you buyer could decide to pull out tomorrow, you couldn’t do a thing if contracts have not exchanged. Did your property sell easily? Is it in a desirable area? If so no reason why it wouldn’t sell easily again.

You need to do what’s right for you.

The rental option, rents are high currently and lack of availability, also LL will pick and chose from the best option of tenants, so if you have kids, pets etc (wrong I know) it may be harder to find something suitable. Storage is very expensive too. Plus you will be moving twice, so two lots of removal fees etc. the plus’ are cash buyer etc so that gives you more options, inc buying at auction.

offer to pay half of SDLT if you aren’t ready until after the deadline

Wishing you all the best with whatever you decide.

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