What happens if the house buyer pulls out?

Buying or selling a home is rarely straightforward, especially when a buyer decides to walk away before the exchange. Failed sales happen more often than people realise because there are many factors that can delay a sale or cause it to fall apart entirely. According to Today’s Conveyancer, as of 2025, around a quarter to a third of UK property sales fell through before completion.

This guide explains what you can do if your buyer pulls out before contracts are exchanged.

Until contracts are formally exchanged, neither the buyer nor the seller is legally obliged to complete the sale. This means a buyer can withdraw at any time without penalty.

Although this can be frustrating, your first step should be to speak with your estate agent or solicitor to understand why the buyer has withdrawn. Depending on the reason, you may still be able to rescue the sale. This might involve carrying out essential repairs or adjusting the price to reach a compromise that works for both sides.

If the buyer is firm in their decision and unwilling to proceed, the best approach is to relist your property as soon as possible. While it is disappointing, getting your home back on the market quickly keeps your sale moving and may even give you a chance to make improvements that help avoid similar issues in the future.

A buyer can withdraw from a house purchase at any point before contracts are exchanged, and they do not need to give a reason. Until exchange takes place, the agreement is not legally binding.

A buyer can technically pull out after exchange, but doing so comes with serious financial consequences. At exchange, the buyer pays their deposit, which is usually non-refundable. They may also be liable for the seller’s costs, including legal fees or financial losses resulting from the failed sale.

Because of these consequences, most buyers who experience delays after exchange will ask their solicitor to request an extension rather than abandon the purchase.

There are several common reasons why a buyer may decide not to proceed:

• The buyer was unable to secure a mortgage
• The survey revealed issues they were not prepared to deal with
• The buyer attempted to renegotiate the price but could not reach an agreement
• The buyer simply changed their mind
• A property chain collapsed and they were unable to sell their own home

This is why working with an estate agent who truly prioritises service is so important. At Comfort Estates, we are a local team committed to providing personalised support throughout your sale to help you achieve the smoothest experience possible.

If you are thinking of selling your property, feel free to get in touch. We would be delighted to help.