Sell a Probate Property

What “probate property” means

A probate property is a home that was owned by someone who has died and that forms part of their estate. Before it can be sold, the person dealing with the estate normally needs legal authority: a Grant of Probate if there is a will, or Letters of Administration if there is not.

Who can sell it

• Executors named in the will, once probate is granted.
• Administrators appointed by the court where there is no will (the rules on who may apply follow the order of inheritance).
• Not a beneficiary acting alone. Beneficiaries receive from the estate, but the executors or administrators sell.

Can you sell before probate is granted?

In most cases a sale cannot complete until the grant has been issued. You can often make preparations in the meantime: valuing the property, deciding who the buyer will be, and agreeing terms so that things move quickly once the grant arrives. Yan independent solicitor will confirm what is possible for your estate.

The steps, from the death to completion

1. Register the death and find the will.
2. Value the estate, including a date-of-death value for the property.
3. Complete the Inheritance Tax forms. Tax may be due even if the estate has no spare cash, so plan for it early.
4. Apply for the grant. The probate application fee is £526 for estates over £5,000 and nothing for smaller estates (GOV.UK).
5. Sell the property by estate agent, auction or direct cash sale.
6. Pay debts and tax, then distribute the estate to the beneficiaries.

For Inheritance Tax, the standard nil-rate threshold is £325,000 and the standard rate is 40% on the value above it; the threshold can rise to £500,000 when a home is left to children or grandchildren (conditions apply). Tax must be paid by the end of the sixth month after the death. See GOV.UK: Inheritance Tax and paying Inheritance Tax.

Costs while the property is empty

Council tax is usually not payable while a property is empty awaiting probate, and this continues for up to six months after the grant is issued. From 1 April 2025 the long-term empty premium does not apply where probate was granted less than 12 months ago. Councils publish the details, for example Waverley Borough Council. Rules and dates can differ between councils, so check with the council that bills the property, which you can find at GOV.UK: find your local council.

Check your buildings insurance too. Cover can be restricted once a property has been empty for a period set by the insurer.

What we need from you

• The property address and postcode, and a rough idea of its condition.
• Whether probate has been granted, is being applied for, or has not been started.
• Whether there is a mortgage, tenants, or other people with an interest in the property.
• Your role: executor, administrator, or beneficiary.

We do not ask for payment to look at your property or to make an offer.

Selling to us

We are a direct cash buyer. We aim to give a no-obligation cash offer within a few hours of your enquiry, and we do not charge estate agent commission, legal fees or survey costs to you. Contracts can be exchanged in as little as 7 days, with completion swiftly or on a timeline that suits you; timing depends on the solicitors and on probate being in place. Our offers are below full market value, which is the trade for speed and certainty. See How It Works and our checklist of what to check before accepting any cash offer.

If you would like independent legal advice, we can introduce you to an independent solicitor (details available on request) for a free initial consultation of up to one hour. No written follow-up advice is included, and any further work is agreed with the solicitor before it starts. We do not receive any referral fee or other payment from the solicitor. You are under no obligation to use them, and you are free to instruct any solicitor of your choice. Our cash offer is not conditional on using them.

Frequently asked questions