What does gazumped mean?

Gazumped means a property seller accepts a higher offer from another buyer after already accepting your offer. It's legal in England and Wales because sales aren't binding until contracts are exchanged. If gazumped, you lose money spent on surveys, legal fees, and searches. Around 1 in 30 transactions are affected.

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What does gazumped mean?

Gazumped means a seller accepts a higher offer from another buyer after already accepting your offer. It's legal in England and Wales because the sale isn't binding until contracts are exchanged. You lose any money spent on surveys, legal fees, and searches.

Is gazumping legal in the UK?

Yes, gazumping is legal in England and Wales. Property sales only become legally binding when contracts are exchanged. Until that point, either party can withdraw. Scotland has different rules where sales become binding earlier.

How common is gazumping?

Gazumping affects around 1 in 30 property transactions. It's more common in rising markets where demand exceeds supply. In competitive areas like London, rates can be higher. Most gazumping happens in the first 2-4 weeks after offer acceptance.

Can I sue if I've been gazumped?

Generally no. Until contracts are exchanged, there's no legally binding agreement. However, if the seller made specific written promises or you have a lock-out agreement, you may have grounds for a claim. Consult a solicitor if you believe you have a case.

How can I prevent being gazumped?

Get a mortgage agreed in principle, instruct a solicitor immediately, request an exclusivity/lock-out agreement, move quickly on surveys and searches, stay in regular contact with the seller, and consider offering slightly above asking price.

What is a lock-out agreement?

A lock-out agreement is a legal contract where the seller agrees not to negotiate with other buyers for a set period (usually 2-4 weeks). It costs £200-£500 in legal fees. While it doesn't guarantee the sale, it gives you exclusive time to progress.

Quick Answer

What Is Gazumping and How Can I Avoid It?

Last reviewed: December 2025

Reviewed by Jay Sabine – CeMAP Qualified – 29 years experience

Gazumping is when a seller accepts a higher offer after accepting yours. It's legal until contracts exchange. Prevent it with lock-out agreements, fast surveys, mortgage in principle, and staying in close contact with the seller.

In England and Wales, property sales aren't legally binding until contracts are exchanged. This means sellers can accept a higher offer at any point before exchange, leaving you out of pocket for surveys and legal fees. While frustrating, there are strategies to reduce your risk.

Key Points

1Legal in England and Wales
2Affects ~3% of transactions
3Only binding at contract exchange
4Lock-out agreements offer protection
5Scotland has different rules
6Average lost costs: £1,000-£3,000

Eligibility Criteria

Mortgage in principle obtained
Solicitor instructed promptly
Funds verified and available
Chain-free or short chain preferred

Typical Timeframe

Most gazumping occurs in the 2-6 weeks between offer acceptance and exchange. The average time from offer to exchange is 8-12 weeks. Reducing this window is key to protection.

Next Steps

1Get mortgage agreed in principle
2Instruct solicitor immediately on offer
3Request lock-out agreement
4Book surveys within days of acceptance
5Pay for priority searches

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What Is Gazumping and How Can I Avoid It?

Key Points

Eligibility Criteria

Typical Timeframe

Next Steps

Related Questions

How to Prevent Being Gazumped

Get mortgage agreed in principle first

Instruct solicitor immediately

Request exclusivity agreement

Consider lock-out agreement

Move quickly on searches

Stay in regular contact

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