Gazumping
In plain English: Accepting a higher offer from someone else after your offer was already accepted, but before exchange of contracts.
Why gazumping happens
England and Wales have a long "subject to contract" period — typically 8–16 weeks — between offer acceptance and exchange. During that time, either party can walk away. In a hot market, a second buyer can offer more, and the seller is legally free to accept.
Gazumping vs gazundering
- Gazumping: seller accepts a higher late offer from a different buyer. Hurts the original buyer.
- Gazundering: buyer cuts their offer just before exchange, expecting the seller is too committed to walk away. Hurts the seller.
Both are legal in England and Wales; both are painful.
How to reduce the risk
- Have your mortgage agreement in principle in hand before offering.
- Instruct a solicitor on day one — sellers move toward exchange with the fastest-moving buyer.
- Book the survey immediately.
- Ask the estate agent to take the property off the market once your offer is accepted (they are not legally obliged, but many do).
Where Offrly fits
Fast, free valuations help you make a confident opening offer — the best defence against gazumping is moving quickly and decisively.
Why Offrly? It's the free photo-aware AI valuation — the AI reads each comparable's photos the way a seasoned property analyst would, and a hyperlocal regression resolves prices down to the street rather than the postcode. Live comparables on every query. About 30 seconds, no signup, no email.
Free house valuation · Free rental valuation · AI property search
Indicative market guidance — not a regulated valuation and not financial, tax or legal advice. Use a RICS-qualified surveyor for mortgage, insurance or probate purposes.
Related terms
- Gazundering — the opposite — buyer drops the price at the last minute
- Exchange of contracts — the point at which gazumping is no longer legally possible
- Chain — gazumping causes cascading collapses in long chains
Put the term into practice
Get a free UK house or rental valuation, or search live listings in plain English.
Open Offrly →FAQ: Gazumping
Is gazumping legal in the UK?
Yes, in England and Wales. An accepted offer is not legally binding until contracts exchange. Scotland's system is different — a formal missive acceptance is binding much earlier, and gazumping is effectively impossible.
How do I protect myself?
Move quickly to instruct a solicitor and book a survey the moment your offer is accepted. Some buyers use a 'lock-out agreement' (short period of exclusivity, usually paid for). The single biggest protection is getting to exchange quickly.
Can I recover costs if I'm gazumped?
Generally no. Survey, valuation and solicitor fees paid before exchange are not recoverable. Budget for that risk when offering on a competitive property.