Few things are more frustrating than a home that sits on the market. Viewings slow down. Offers do not come through. The longer it drags on, the weaker your negotiating position becomes.
Most delayed sales come down to three things. Price. Presentation. Process. When one of these is off, the transaction slows or falls apart.
Below is a clear, practical guide to keeping your sale on track and avoiding the most common delays sellers face in South Africa.
How long a home sale usually takes
Selling property is not instant, even in a healthy market.
If the buyer needs a home loan, registration typically takes around three months from the date the offer is accepted. This includes bond approval, compliance certificates, rates clearance, and Deeds Office registration.
Cash purchases can be faster. Two months is common. Sometimes less, if everything is in order.
Most delays are avoidable. Preparation matters.
Get your paperwork ready before you list
Approved building plans must match the property
Buyers and banks often request approved building plans and occupancy certificates. These come from the local municipality.
If additions or alterations were made without approval, the buyer’s bond can be declined. This alone can collapse a deal.
Check that:
- All structures are approved
- Plans reflect what is actually built
- Certificates are easy to access
Fixing this late in the process costs time and money.
Find your title deed early
Losing the original title deed delays transfer and can cost around R5,000 to replace.
Provide a copy to the conveyancer early. This helps identify any conditions or restrictions that could slow things down later.
Be transparent from the start
Disclose defects honestly
Cracks, damp, leaks, or structural issues should be disclosed upfront. Hiding defects often leads to disputes after the offer is signed.
If repairs are needed, get professional advice early. It is usually cheaper and faster than renegotiating later.
Be clear about what is included
List all fixtures and fittings clearly in the agreement. If you plan to remove items such as light fittings, curtain rails, or appliances, say so in writing.
Ambiguity creates conflict. Conflict causes delays.
Reduce finance-related risks
Check the buyer’s finance status
If the buyer needs a bond, confirm they are pre-qualified. This does not guarantee approval, but it reduces risk.
Many sellers also include a 72-hour clause. This allows you to keep marketing the property while waiting for bond approval and accept a better offer if one comes in.
Keep timelines tight and specific
Avoid vague wording in the sale agreement. Dates should be clear and realistic.
Any changes must be recorded in writing. Verbal agreements lead to misunderstandings and stalled transfers.
Sort out municipal and compliance requirements early
Make sure rates are paid
All municipal rates and service charges must be settled before transfer. Any disputes should be resolved early so the rates clearance certificate can be issued without delay.
This certificate is mandatory for registration.
Arrange compliance certificates in advance
Depending on the property, you may need:
- Electrical Certificate of Compliance
- Water Compliance Certificate
- Gas Certificate
- Beetle Certificate
- Electric Fencing Certificate
Do not wait until transfer is underway. Book inspections early and fix issues quickly.
Register solar panels and boreholes
If the property has solar panels, inverters, batteries, or a borehole or wellpoint, have all installation and municipal registration documents ready.
Unregistered systems can delay bond approval and transfer.
Extra checks for trusts and companies
If the property is owned by a trust, close corporation, or company, additional documents are required.
Make sure:
- The entity is in good standing
- All resolutions are correctly signed
- FICA documents are complete
- The latest bond statements are available
- Tax affairs are up to date
These checks often slow things down if left too late.
Appoint your own conveyancer
Sellers have the right to choose the transferring attorney. Doing so helps you stay in control of the process.
Leaving this decision to the buyer can create delays if communication or urgency differs.
Final word
Homes that sell smoothly are usually not luck. They are prepared properly.
Price realistically. Present the property well. Get the admin done early. That combination shortens timelines and protects your sale.
If you want to see how your home compares to active stock in your area, browsing live listings on ImmoAfrica can help set realistic expectations.
