In short
The law gives executors a year to settle an estate, but inheritance tax interest can start after six months and a typical home sale takes around seven months from listing to completion. If the house is the main asset, start planning the sale early.
If you have been named as an executor, you have probably been told there is no rush. That is partly true. The law gives you a full year from the date of death before you are obliged to distribute the estate. But a property does not sit quietly in the background during that year, and selling one on the open market can take a lot longer than families expect.
How long does an ordinary sale really take?
ValuQ's September 2026 market update, based on current listing data, found that a typical UK home takes 64 days to find a buyer and then a further 150 days to complete. In other words, a home listed on 21 September 2026 would on average find a buyer on 24 November and complete on 23 April 2027. That is around seven months, and it assumes the sale actually goes through. Nationally, only 61% of listed homes find a buyer at all, and the number of homes for sale is at a 12-year high for the time of year.
Now add probate. Ministry of Justice figures for January to March 2026 put the average wait for a grant at about five weeks, with clean online applications taking around two weeks, but applications that get "stopped" taking around 14 weeks. A sale cannot complete without the grant, so any hold-up runs alongside the sale rather than before it.
The three clocks every executor is running
1. Six months: inheritance tax
Inheritance tax is generally due by the end of the sixth month after the month of death. If tax is still unpaid after that, HMRC charges interest, and the rate is linked to Bank Rate. Where the house is the main asset, executors often need the sale proceeds, or a loan against the estate, to pay the bill.
2. Six months from the grant: claims against the estate
Certain claims under the Inheritance (Provision for Family and Dependants) Act 1975 generally have to be brought within six months of the grant of representation. Many executors prefer not to distribute before that window closes.
3. Twelve months: the executor's year
Section 44 of the Administration of Estates Act 1925 means you are not bound to distribute before the first anniversary of death. After that, beneficiaries can press for progress, and cash legacies commonly attract interest from that date. If a slow sale is the reason the estate is not ready to close, you may be asked to explain it.
What waiting costs the estate
While an inherited house waits to sell, the estate carries the bills: insurance that often needs to be specialist because the property is unoccupied, utilities, security, maintenance, and council tax once any exemption or discount ends. Any fall in the market value over those months also comes out of what beneficiaries eventually receive. If the property is a heavy burden, whether because of its condition, a mortgage or a disagreement between beneficiaries, the case for a quicker route strengthens.
Your options if you need to sell quickly
Open-market sale with an estate agent remains the right choice for a well-presented home in a strong area, provided you price it realistically from day one. Auction can be quicker but comes with its own fees and uncertainty. A sale to a specialist cash buyer removes the chain and the risk of a buyer's mortgage falling through, and lets you agree a completion date that fits your probate timetable. It is worth comparing all three against the real cost of waiting, not only the headline price.
If you are still waiting for the grant, ask yan independent solicitor whether the property can be marketed or an offer agreed now, with completion following once probate arrives. Starting early can save months.
Need to sell an inherited property on your timetable?
Whether you are a few weeks into the process or approaching the six-month mark, we can give you a clear view of your options with no pressure. Request your no-obligation cash offer here, or call us on 020 3633 9458 to talk it through, and we can introduce you to an independent solicitor for a free initial consultation if you need one.
Frequently asked questions
What is the executor’s year?
Under section 44 of the Administration of Estates Act 1925, executors are not bound to distribute the estate until one year has passed since the date of death. It gives you breathing space, but it is not a reason to stand still. Beneficiaries can ask for an explanation of any delay once the year is up, and cash legacies commonly carry interest from that point.
When does inheritance tax have to be paid?
Inheritance tax is generally due by the end of the sixth month after the month of death. If any tax remains unpaid after that date, HMRC charges interest on it. The rate is linked to Bank Rate and changes over time, so check the current figure on GOV.UK.
Can I sell an inherited property before I have the grant of probate?
You can usually prepare the property and agree a sale with a buyer, but the sale cannot complete until you hold the grant of probate. Speak to your probate solicitor about timing.
Am I personally liable if the sale takes too long?
Executors owe a duty to act with reasonable care and without unnecessary delay. If avoidable delay costs the estate money, beneficiaries can raise it with you, and in serious cases can bring a claim. Keeping a clear record of the steps you took and why is the best protection. This is general information, not legal advice.