Just a few thoughts:
- Never be out of a rising market....ie buy then sell
- In a falling market you can sell then buy.
- Are there lots of houses that might suit you in your chosen market, or very few? ie how long will it take to find your new house? No point in selling up if its going to take a year or more to find the one.
- How quickly will your current house sell...is it very desirable and will go in a flash, or is it one that might take a while?
- Use the time looking to get all ready to put your current house on the market, declutter, pack things you don't use etc, start collecting boxes. Consider renting a storage unit short term to get all the things that aren't essential out of the house. Start making a moving list with all the things you need to do when you move so you are all primed up ahead of time.
- check out your eligibility for a bridging loan, and keep an eye on the loan market. ( my last move the loan market tightened suddenly and I had very few options for a bridging loan which had never happened to me before) Make sure you can service it.
- At the end of the day, moving is disruptive. Don't waste energy feeling guilty. Barring the rent -back situation, you either buy then sell..and have a mad rush at the end/stress re selling house quickly or bridging loans, or sell with a plan to move out and rent/other temp accommodation such as staying with family.
- Any chance of making some extra money with your current property and avoiding the move? eg granny flat, room to AirBNB, or even room-mate. Building a granny flat is popular here...you could either rent the flat, or, live in it and rent the main house.