A residential property sale in South Africa follows a predictable sequence when a property practitioner is involved. You prepare the home, agree on pricing, sign the mandate, list the property, review offers, and proceed through transfer until registration at the Deeds Office.
Key documents supplied from the seller’s side include the original title deed, the municipal rates clearance certificate, and the relevant compliance certificates for installations present on the property. These sit alongside the deed of transfer, transfer duty receipt, bond cancellation documents (where applicable), and statutory identity/FICA documents prepared or obtained by the conveyancer.
Transfers are registered at regional Deeds Offices under the Deeds Registries Act. A standard transfer takes about eight to twelve weeks after the Offer to Purchase is signed, although delays at banks, municipalities, or SARS are common and can extend this.
Confirm your financial position. If the property is bonded, your bank will issue a settlement figure showing what must be cleared on transfer. Banks generally require written notice before bond cancellation and may charge early settlement fees if notice is not provided.
If you plan to purchase another property, consider whether your intended move-out date aligns with a typical transfer timeline. Suspensive conditions such as bond approval or the buyer selling their current property can affect timing.
Identify repairs you already know about. Attending to visible maintenance reduces issues later in the process.
Address practical issues that influence presentation. Repair leaks, faulty switches, loose fittings, broken locks, and visibly worn areas. Clean and declutter to assist with photographs and viewings.
If the property has electrical, gas, or electric fence installations, manage obvious safety concerns early and start preparing to obtain certificates of compliance where relevant. It is best practice to obtain a Beetle Certificate to confirm no active wood infestation in regions where this is common. Plumbing certificates apply only in certain municipalities, such as the City of Cape Town. Completing early repairs prevents delays once an offer is accepted.
A property practitioner must hold a valid Fidelity Fund Certificate under the Property Practitioners Act. This confirms regulatory compliance and lawful handling of the marketing and sale of your property.
The practitioner analyses recent sales, current stock, and local buyer activity to guide pricing. They also screen enquiries, verify buyer readiness, and coordinate viewings.
Pricing relies on comparable sales, market stock, and property condition. Correct alignment with data increases the number of qualified enquiries.
Once the mandatory disclosure form is completed and a price is agreed, you sign the mandate authorising marketing. The mandate outlines commission, duration, and scope of work. The signed disclosure form must be attached to the Offer to Purchase.
Strong listings depend on accurate details and clear photographs. The listing is uploaded to major property portals and circulated to potential buyers.
The practitioner screens enquiries, schedules viewings, and provides updates on buyer activity and feedback.
Read: How to Sell Your Property Faster and for More
A written offer sets out price, deposit, occupation, and conditions. Once accepted, it becomes binding subject to suspensive conditions such as bond approval or the buyer selling another property.
Occupational rent applies where occupation and transfer occur on different dates. Once the agreement is in effect, the conveyancer begins the transfer process.
The transfer attorney requests cancellation figures from the bank. The bank appoints a bond cancellation attorney to prepare cancellation documents. Cancellation fees and settlement figures are paid from the seller’s proceeds on registration.
The seller arranges inspections for systems present on the property:
Safety failures identified during inspections must be corrected before certificates are issued. Sellers typically pay these costs unless the Offer to Purchase states otherwise.
The transfer attorney requests municipal clearance figures. These include arrears plus a future billing period required by the municipality. Sellers must settle these for the rates clearance certificate to be issued.
The transfer attorney prepares documents for signature by both parties. Transfer costs and relevant municipal charges are generally payable on signature.
The first timeline is from listing to receiving an acceptable offer. Correct pricing shortens this stage.
The second timeline begins after signing the Offer to Purchase. A typical transfer takes eight to twelve weeks, influenced by bond approval, municipal processing, inspections, and document signing.
Seller-side costs include:
The seller appoints the transfer attorney, but the buyer pays the attorney’s fees, transfer duty, Deeds Office charges, and levy certificate fees where applicable.
If the property is bonded, the seller pays the cancellation attorney’s fees and any bank penalties. Compliance contractors charge separately for required repairs.
Sellers may owe Capital Gains Tax (CGT). The first R2 million of gain on a primary residence is excluded. Where the property was a primary residence only for part of the ownership period, the exclusion is apportioned.
Sellers also receive a yearly R40 000 CGT exclusion. Investment or holiday properties do not qualify for the primary residence exclusion.
Once lodged, Deeds Office examiners check compliance with legislation and supporting documents. If no changes are required, the matter progresses to prep and then registration.
On registration, ownership passes to the buyer. The conveyancer pays commission, bond cancellation fees, certificate costs (where undertakings were issued), and then releases the balance to the seller.
After payout, sellers may still have CGT obligations or defect-related claims in limited cases.
CHA Properties supports sellers with preparation, pricing guidance, listing strategy, offer handling, and coordination with conveyancers throughout the transfer process.
If you are looking to sell your property, contact us to find out how we can assist you with the process.
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