Your buyer has pulled out, and your first instinct might be to keep quiet while you find a replacement. It's understandable. You're afraid your seller will put their home back on the market. But in most cases, telling them early, with a plan, is the best way to keep your purchase.
Why you should tell them
They'll probably find out anyway
Your sale usually shows as "sold STC" on property portals. When it goes back to "for sale", agents notice. Solicitors talk. If your seller hears it from someone else, trust disappears fast.
Silence looks worse than bad news
A seller who senses a delay but gets no explanation assumes the worst. A seller who hears the news alongside a clear plan often decides to wait.
Don't mislead them
You're not usually legally required to volunteer every development before exchange, but you should never mislead your seller about your position, for example by telling them your sale is fine when it isn't. Your seller is making decisions, possibly about their own purchase, based on what you say.
It protects everyone up the chain
Your seller may be buying too. Early news lets them manage their own chain, which reduces the chance of the whole thing collapsing.
When to tell them
Within a day or two, once you know the reason and have a basic plan. Don't wait until you've found a new buyer, but don't call in a panic with no information either.
How to tell them
Go through the agents, not directly, unless you already have a good relationship with your seller. The message should include:
- What happened, briefly and honestly
- That you're still committed to their home
- Your plan to replace your buyer, and roughly how long it will take
- When you'll next update them
A script you can use
"Our buyer has unfortunately withdrawn because of [reason]. We're still fully committed to buying your home. We're already re-marketing and speaking to cash buyers who can move quickly. We expect to have a replacement buyer within [timeframe] and we'll update you by [day]. We'd be grateful if you could bear with us."
What if they won't wait?
Some sellers will put their home back on the market. If that happens:
- Ask if they'd accept you as a back-up if they find another buyer who falls through
- Ask what timeline would work for them, and see if you can meet it
- Consider whether a faster route, such as a cash buyer, would change their mind
- Check your mortgage offer's expiry date, so you know how long you have to buy elsewhere
What if you've already exchanged on your purchase?
Then you're legally committed to buy, and the situation is urgent. Tell your solicitor immediately. You'll need to complete on the agreed date whether or not your own sale goes through, which may mean a bridging loan or other funding. Get advice straight away.
How Ready Set Sold helps
The strongest thing you can tell your seller is that a vetted cash buyer is lined up. We act as your estate agent and introduce cash buyers with proof of funds already checked, which gives your seller a real reason to wait. It's free for you: the buyer pays our sourcing fee on completion.
Frequently asked questions
Do I legally have to tell my seller my buyer pulled out?
There's usually no specific legal duty to volunteer it before exchange, but you shouldn't mislead them, and they'll usually find out. Telling them early is almost always better.
Will my seller pull out if I tell them?
Some will, but many wait if you're honest and have a credible plan. Sellers who find out from someone else are more likely to walk.
Should I tell my seller directly or through the agent?
Usually through the agents, who can deliver the message professionally and handle the follow-up.
How long should I ask my seller to wait?
Be realistic. A few weeks is a common ask. Give them a date for your next update and stick to it.
This guide is general information, not legal advice.