Two mortgages? No thanks. For downsizers in London, Exeter and surrounding small towns, the fear of carrying two homes—or selling first and scrambling for the next—halts more moves than any headline. The solution is a risk-smart sequence, not a gamble.

Why “Sequence Anxiety” Stops Moves

Selling first feels safe until listings move fast and supply is thin. Buying first looks secure until carrying costs double. Headlines shift weekly; timing should rely on measurable data, financing options and lifestyle priorities.

Step 1 — Check Market Velocity

Median Days on Market tells the truth. Under thirty days? Buying first avoids homelessness. Over ninety? Selling first protects equity. Anything in between calls for Steps 2-4.

Step 2 — Secure a Financing Backstop

Bridge financing or an open mortgage converts overlap fear into a calculated cost. Have a signed approval in hand before you shop.

Step 3 — Define Non-Negotiables Early

Main-floor suite, walkable lot, school catchment for grandkids—tight criteria demand purchase certainty before you list. Flexible wish lists allow the reverse.

Step 4 — Build a Timing Buffer

Rent-back agreements and delayed closings mean you move once, not twice. We regularly negotiate sixty-day buffers so clients unpack only in the new home.

The Pay-Off: Plan First, Execute Later

Downsizers who follow this playbook align purchase conditions with listing timelines, unlock equity on schedule and sleep soundly—no scramble, no double payments.