What does sold subject to contract (SSTC) mean?

What does SSTC actually mean?

Sold subject to contract (SSTC) is the label an estate agent puts on a property once the seller has accepted an offer but the legal paperwork has not yet been signed and swapped. In England and Wales, a sale only becomes legally binding at exchange of contracts, which usually happens several weeks after the offer is accepted.

Until that point, SSTC is a statement of intent, not a commitment. The agreed price, and the sale itself, can still change. In Scotland the process differs, as a concluded missive is binding much earlier.

Is a sale legally binding once it is SSTC?

No. A sale marked SSTC is not yet binding on anyone. Exchange of contracts is the moment the deal becomes legally enforceable, and it is also when the buyer's deposit is committed and a completion date is fixed. Everything before exchange, including the survey, the searches and the mortgage offer, is the run-up to that point, not the finish line.

Can a seller accept another offer after SSTC?

Yes. Because nothing is binding before exchange, a seller can legally accept a higher offer from a different buyer even after agreeing a sale. This is known as gazumping. It is lawful but uncommon, and a seller who values a smooth, certain sale will usually stay with the buyer they trust rather than chase a few thousand pounds.

Can I still view or make an offer on an SSTC property?

Often, yes. A property stays SSTC, not sold, precisely because the door is not fully closed. Under the Estate Agents Act 1979, an agent must pass on all offers to the seller promptly until contracts are exchanged, so a serious buyer can still register interest. Most agents, though, will tell you a sale is already agreed, and many sellers will not entertain a second buyer unless the first sale stalls.

Why do so many sales fall through after SSTC?

Because SSTC commits no one, a fair share of agreed sales still collapse. In early 2026, 23.7% of agreed UK sales fell through, down slightly from 24.0%, according to Quick Move Now and TwentyEA data. The most common single cause is a problem found in the survey, followed by a buyer simply changing their mind.

What should I do once my sale is SSTC?

Treat SSTC as the start of the work, not the end. The fastest way to protect an agreed sale is to keep it moving: instruct your solicitor early, return paperwork the same week it lands, and read the buyer's commitment by what they have actually spent, not what they have said.

• A buyer who has instructed and paid a solicitor, booked a survey and applied for their mortgage is financially committed.
• A buyer who has only said the right things, with no money down, is still free to drift.
• Lining up your own solicitor early is cheap and keeps momentum, so do it straight away.
• Hold off on the larger, harder-to-reverse spending until the buyer has put their own money in.

Where ValuQ fits

Choosing the right agent at the start is what makes the run from SSTC to completion calmer. ValuQ gives UK homeowners free, side-by-side property valuations from competing local estate agents, so you compare their valuations, fees and strategy on one screen and pick the one most likely to hold a sale together, before you hand over a single detail.