What Is Gazundering? A Home Seller’s Guide

You might’ve come across the term gazundering, or maybe it’s brand new to you, but what is gazundering? How does it work, and is there anything you can do to stop it from affecting your sale?

That’s exactly what we’re diving into in this guide. Explaining how gazundering works and why buyers do it. And most importantly, learn how to protect yourself from pressure to accept a lower offer on your house.

Whether you’re in the early stages or near to exchange contracts, this is everything you need to know to stay one step ahead.

Understanding how gazundering works

Imagine this: you’ve accepted a buyer’s offer, sorted the terms, and things are ticking along. You’re ready to exchange contracts and then, out of the blue, the buyer drops their offer. Sometimes by a little. Sometimes by a lot.

This is gazundering. It’s when a buyer lowers their previously agreed offer just before the sale becomes legally binding. And while it’s legal in England and Wales, it’s considered by many to be underhanded.

Sellers are often left with a tough decision: accept the lower price or risk the whole deal falling through.

What’s the difference between gazundering and gazumping?

By now, you know gazundering is when a buyer lowers their offer at the last minute, right before the sale becomes legally binding. It puts sellers in a tough position, often forcing a difficult choice under pressure.

Gazumping, on the other hand, is when a seller accepts a higher offer from a new buyer, even after already agreeing to sell to someone else.

So, while gazundering is a buyer’s tactic, gazumping is the seller’s move. Both are legal in England and Wales, and both can derail a sale at the final hurdle.

Neither is ideal, and both are worth preparing for.

Is gazundering legal?

Yes, it is. In England and Wales, a sale isn’t legally binding until the exchange of contracts. Up until that point, either party can walk away or renegotiate the deal.

In Scotland, gazundering and gazumping tactics are much less common. That’s because things work a bit differently there. Once a seller accepts an offer, both sides usually reach a legally binding agreement fairly quickly. This means buyers can’t lower their offer last minute, and sellers can’t accept a higher one from someone else.

Why do people gazunder?

There are a few key reasons buyers choose to gazunder, some might seem genuine, and others a little more calculated. Key gazunder moments are:

1. After a survey

Buyers often gazunder after the property survey, particularly if it highlights issues with the property. This could involve anything from damp to structural damage, and the seller uses the cost of fixing these problems to justify a lower offer.

2. Issues in the property chain

If a buyer’s own sale is delayed or falls through, they might turn to you and lower their offer in order to keep their move alive. Imagine you’re selling your own house. Your buyer is relying on the money from their property sale to purchase yours. If their buyer pulls out or lowers their price, your buyer may no longer have the funds they originally promised you.

This is where gazundering can creep in. To cover the shortfall, your buyer might reduce their offer on your home. Sometimes at the very last minute.

It’s not always a deliberate tactic to take advantage of you. In many cases, it’s a chain reaction from problems further down the line. So, if you’ve ever wondered, “Why are my buyers delaying exchange?”  this could well be the reason.

3. Market uncertainty

If property values drop mid-sale, buyers can sometimes get cold feet. Imagine you’ve agreed a price for your home, but a few weeks later, new properties on the same street are listed for less, or the news headlines are full of talk about falling house prices. Suddenly, your buyer feels they’ve agreed to pay over the odds.

In this situation, some buyers may panic and decide to lower their offer to bring it more in line with what they believe the “new” market value is. Gazundering becomes their way of correcting the deal, but unfortunately, it’s at your expense.

For you, this can be especially frustrating. You entered into the agreement in good faith, but uncertainty in the housing market beyond your control can give buyers the confidence to try and push the price down.

4. Buyer pressure tactics

Some buyers will see a window of opportunity and use it to their advantage. If your home has been sitting on the market for a while without much interest, they may assume you’re struggling to sell and are desperate to move.

Or, if they know you’re working to a tight deadline. Perhaps you’ve already bought your next home or you’re relocating for work; they might sense the pressure and come in with a lower offer right before contracts are due to be exchanged.

This type of gazundering isn’t always about market conditions or survey results; it’s about leverage. The buyer is banking on the fact that you don’t want to start the whole process again.

How to stop gazundering

You might not be able to prevent gazundering completely, but you can definitely make it less likely to happen.

Know your property’s value

If you’re confident in your asking price, you’re in a better position to reject last-minute offers. Get a professional valuation and compare it with similar homes in your area to make sure your price is realistic.

It also helps to get hold of a property report. These can reveal previous sold prices for your home and others nearby, showing how values have changed over time. Having this evidence ready gives you peace of mind. It also helps you respond if a buyer claims your property isn’t worth the agreed price.

When you know the numbers, it is easier to stay firm. You can avoid being pressured to lower your price.

Set a realistic asking price

Overpricing opens the door to haggling. Price fairly from the outset to avoid having to defend it later.

Choose the right estate agent

Choosing the right estate agent can help you accept an offer from the right buyer, not just the highest bidder. They’ll also spot red flags and time-wasters early on.

Go for chain-free buyers if possible

First-time buyers and cash buyers are less likely to cause chain-related problems. And while they may offer at times a bit less, the stability is often worth more.

Avoid delays

The longer the sale process takes, the more likely a buyer is to renegotiate an accepted offer. Keep things moving. Make sure your conveyancing solicitor stays on top of timelines and communicates clearly.

Use a property exchange system

While you can’t set this up yourself, some solicitors now use digital property exchange systems to speed up the moving process. These platforms allow contracts to be exchanged, and funds to be transferred electronically, cutting out a lot of the old-fashioned paperwork and banking delays that can slow things down.

For sellers, this means the process is smoother, faster, and more secure. It won’t remove every risk, but it does reduce the chance of frustrating hold-ups. Giving buyers less time to change their minds or lower their offer.

If you’re concerned about gazundering, ask your conveyancing solicitor whether they use a digital exchange system. It’s a simple question that could save you time and stress.

Imply other interest

Without making empty threats, let your buyer know there’s continued interest in your home if there is. If they think they’re your only option, they may take advantage.

What to do if you’re gazundered

Even if you’ve done everything right, it can still happen. Here’s how to handle it:

Stand firm

If the offer feels unreasonable, call their bluff. The buyer may be testing your resolve. If they’ve already spent money on surveys and legal fees, they might stick with the original figure.

Renegotiate sensibly

If there are genuine reasons, like survey findings, consider renegotiating the property price and meeting in the middle. Or offering to fix the issue, rather than dropping the price.

Speak to your solicitor

A good conveyancing solicitor will advise on your best course of action and help you weigh up the risks. They’ve likely dealt with gazundering solicitors on the other side before.

FAQs in brief

• Can house price change after exchange? No. Once contracts are exchanged, the sale is legally binding at the agreed price.
• Can you sue someone for pulling out of a sale? In England and Wales, usually not. In Scotland, the rules are tighter.
• What is the best way to respond to gazumping or gazundering? Stay calm, stay informed, and speak to your solicitor.

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Last Updated: September 4th, 2025