Gazumping occurs when a seller accepts a higher offer from another buyer after already having accepted an earlier offer from you. Because no legal commitment exists until exchange of contracts, this is entirely legal in England and Wales.
How common is it
Gazumping is most common in seller's markets — when demand exceeds supply and prices are rising. In a competitive area like South Manchester (M20, M21) during a busy spring market, gazumping is a real risk on desirable properties.
Why it happens
Between offer acceptance and exchange, either party can withdraw without legal penalty. A seller who receives a higher offer from another buyer, or who decides they want a faster buyer, is free to accept it. The original buyer has no legal recourse.
How to reduce your risk
Move fast: The best protection against gazumping is exchanging contracts quickly. The longer the gap between offer and exchange, the greater the window for a gazump. Instruct your solicitor immediately, submit your mortgage application the same day, and chase progress weekly.
Make yourself the best buyer: Sellers often prefer certainty over a marginally higher price. Being chain-free, having a mortgage in principle confirmed, having appointed a solicitor, and demonstrating readiness to exchange quickly makes gazumping less likely — a bird in the hand.
Lock-out agreement: You can ask the seller to sign a lock-out (exclusivity) agreement — committing them not to accept other offers for a fixed period (say, 4 weeks). This is uncommon in residential property and sellers are under no obligation to agree, but it's worth asking in situations where you're nervous.
Be realistic: Some level of uncertainty is simply part of buying property in England and Wales. The system is being reviewed by the government, but as of 2026, buyers remain unprotected before exchange.
This glossary entry is for general information. Dom does not provide legal advice. Always consult your solicitor for advice specific to your transaction.