Under Offer vs Sold STC: What's the Difference?

Under Offer vs Sold STC: What’s the Difference?

Quick answer “Under offer” and “sold STC” (sold subject to contract) both mean a seller has accepted an offer but the sale is not yet legally binding — and in England and Wales, neither is, until contracts are exchanged. Many estate agents use the two terms to mean the same thing. Where a distinction is drawn, it is about how far along the sale is: under offer usually signals an offer has just been accepted, while sold STC signals the legal (conveyancing) process is underway. Until exchange, either party can still walk away, and another buyer can still make an offer.

If you are buying or selling, you will see properties marked Under Offer or Sold Subject to Contract (STC) — often shortened to SSTC, and sometimes shown as Sale Agreed. They look similar, and that is no accident: they describe the same basic situation at slightly different points. This guide explains what each means, how they differ, whether you can still make an offer, and when a sale actually becomes final.

Under offer vs sold STC: at a glance

	Under offer	Sold subject to contract (STC)
Offer accepted?	Yes	Yes
Conveyancing (legal work) started?	Usually not yet	Yes, underway
Typically still marketed?	Often still on the market	Usually taken off the market
Buyer’s level of commitment	Lower	Higher
Chance of falling through	Higher	Lower — but still possible
Legally binding?	No	No

The single most important row is the last one: neither status is legally binding. In England and Wales a sale only becomes binding at exchange of contracts.

What does “under offer” mean?

A property is under offer when a buyer has made an offer and the seller has accepted it in principle. At this early point:

little or no legal work has started;
nothing is binding on either side;
the property is often still being marketed, and the seller can still consider other offers.

In plain terms, the deal is on the table but not yet moving through the legal process.

What does “sold subject to contract (STC)” mean?

Sold subject to contract — STC or SSTC — means the seller has accepted an offer and the sale is now being progressed through the legal process. At this stage:

a conveyancer or solicitor is instructed and the legal work has begun;
searches, the survey and mortgage arrangements are under way;
both sides are working towards exchange of contracts.

The property is usually marked “sold” and taken off the market — but the “subject to contract” caveat matters: it is not sold in law until contracts are exchanged.

So what is the actual difference?

Two things are true at once, which is why the terms cause confusion:

Legally, there is no difference. Under offer and sold STC are both non-binding. In England and Wales nothing is fixed until exchange of contracts.
In practice, they signal different stages. Where agents distinguish between them, “under offer” tends to mean an offer has just been accepted, and “sold STC” tends to mean the conveyancing is under way — a bit closer to the finish line.

Many agents simply use whichever term they prefer, and some use them interchangeably. The Property Ombudsman has previously suggested “under offer” is the clearer description, because “sold” can wrongly imply the deal is done. You may also see “Sale Agreed”, which describes the same thing again: an accepted offer that is not yet legally binding.

Where do these stages sit in the process?

A typical England and Wales sale runs in this order:

The property is listed for sale.
A buyer makes an offer.
The offer is accepted — the property goes under offer.
Conveyancing begins — the property is marked sold STC.
Exchange of contracts — the sale becomes legally binding.
Completion — keys handed over and ownership transfers.

So sold STC is usually the next step on from under offer, and exchange of contracts is the moment everything becomes final.

Can you still make an offer on a property that is under offer or sold STC?

Yes — on both, until contracts are exchanged.

Under offer: the seller can still accept a different offer, and estate agents are legally obliged to pass on all offers they receive. A higher or stronger offer at this stage has a realistic chance.
Sold STC: you can still offer, but success is less likely, because the seller is usually committed and legal work is under way. A stronger offer accepted at this stage is how gazumping happens.

Can the sale still fall through?

Yes. Because neither status is binding, a sale can still collapse right up to exchange. Common reasons include:

a survey uncovering problems, or a down-valuation by the mortgage lender;
a mortgage offer being declined or withdrawn;
a break in the chain, where a linked sale or purchase falls apart;
gazumping — the seller accepting a higher offer from another buyer;
gazundering — the buyer reducing their offer shortly before exchange;
either party simply changing their mind.

How long do “under offer” and “sold STC” last?

There is no fixed period. A property may move from under offer to sold STC within days once conveyancers are instructed. Getting from sold STC to exchange, however, commonly takes several weeks to a few months, depending on searches, the survey, mortgage timing, the length of the chain and how responsive everyone is. Timescales vary widely, so treat any average as a guide rather than a promise.

What happens after sold STC?

Once a property is sold STC, the conveyancing process drives the sale towards exchange:

the conveyancer raises and answers legal enquiries and reviews the contract pack;
property searches are carried out;
the buyer’s survey is completed;
the mortgage offer is finalised;
when everyone is satisfied, contracts are exchanged (the binding point), and a completion date is set.

This is the stage where having a proactive conveyancer makes the biggest difference to how smoothly — and how quickly — your move goes.

Is it different in Scotland and Northern Ireland?

Yes. This guide covers England and Wales. In Scotland the process differs significantly: offers are usually submitted through solicitors, and once the “missives” are concluded the deal becomes legally binding much earlier than in England — so the English idea of a long non-binding “sold STC” period does not apply in the same way. Northern Ireland also has its own conventions. If you are buying or selling there, take local advice.

What this means for you

If you are buying:

A property under offer is still worth an approach — a strong offer can succeed.
A property sold STC is a long shot; treat it as a backup at best and keep looking.
Avoid major financial commitments until you have exchanged, because nothing is guaranteed before then.

If you are selling:

Under offer: you can still weigh up other offers, though keeping faith with your buyer usually helps the sale progress.
Sold STC: the priority shifts to pushing the sale through to exchange quickly, since delays are where deals are most likely to fall apart.

Frequently asked questions

What is the difference between sold STC and under offer?
Both mean the seller has accepted an offer that is not yet legally binding. Where agents draw a distinction, “under offer” usually means the offer has just been accepted, while “sold STC” means the legal process is under way. In England and Wales neither is binding until contracts are exchanged.

Does “sold STC” mean the house is sold?
No. “Subject to contract” means the sale is not final. It only becomes legally binding at exchange of contracts, and it can still fall through before then.

Can a house sale fall through after it is marked sold STC?
Yes. Until contracts are exchanged, either party can withdraw, and issues such as survey problems, a failed mortgage or a broken chain can end the sale.

Can you put in an offer on a house that is under offer or sold STC?
Yes to both, until exchange. An offer on an under-offer property has a realistic chance; an offer on a sold STC property is less likely to succeed but is still allowed, and estate agents must pass all offers to the seller.

What is the difference between sold STC and sale agreed?
Very little — “sale agreed” is another way of describing an accepted offer that is not yet legally binding, much like under offer and sold STC.

How long does “under offer” or “sold STC” last?
It varies. Under offer can turn into sold STC within days, while sold STC to exchange commonly takes several weeks to a few months depending on searches, the survey, the mortgage and the chain.

Is “under offer” legally binding? No. In England and Wales nothing is legally binding until exchange of contracts.

Key takeaways

Both terms mean an offer has been accepted, but the sale is not yet legally binding.
Legally they are the same; in practice, sold STC usually signals the sale is a stage further on than under offer.
Another buyer can still make an offer, and either party can still withdraw, until exchange.
Exchange of contracts is the point at which everything becomes final.

This article is general information about buying and selling property in England and Wales as at July 2026 and is not legal advice. If you are moving, a qualified conveyancer can guide you through each stage.

Ready to move? Whether your property is under offer or sold STC, the legal work is what keeps your move on track. My Conveyancing Specialist offers fixed-fee conveyancing with clear, proactive communication. Get your free conveyancing quote today.

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Updated 29/07/2026