When a loved one passes away and leaves behind a property, executors and heirs are often tasked with navigating complex legal processes while dealing with the emotional toll of bereavement.
At London Estate Agency, we specialise in helping executors and beneficiaries manage the sale of inherited and probate properties efficiently, legally, and profitably.
Below, we present a comprehensive guide for executors and heirs looking to sell a property left in an estate, ensuring they remain compliant, informed, and supported every step of the way.
Understanding the Role of Executors and Heirs
Executors are named in a will to carry out the deceased’s instructions.
At the same time, heirs or beneficiaries are entitled to inherit under a will or intestacy laws.
If you’re an executor, your responsibilities include:
Applying for Grant of Probate
Securing the estate’s assets
Paying off debts and liabilities
Distributing the estate to beneficiaries
Selling the property, if needed, to divide assets or pay taxes
We help by handling the entire property sales process, from valuation to completion, ensuring you’re legally protected and financially optimised.
Do You Need Probate to Sell a Property?
Yes. A Grant of Probate is required to sell the property if the deceased was the sole owner. Without it, the legal title can’t be transferred.
However, suppose the property was held as joint tenants. In that case, it automatically passes to the surviving owner without probate.
Our legal partners can assist you in fast-tracking the probate application to avoid unnecessary delays.
Step-by-Step Guide to Selling a Probate Property
Secure and Maintain the Property
Upon death, the executor must secure the property:
Change locks if necessary
Ensure it’s insured (standard home insurance is void when unoccupied)
Monitor for damage, leaks, or squatters
We offer vacant property management to protect your assets during the probate process.
Get a Probate Valuation
You’ll need a probate valuation of the property to submit to HMRC. This is used to calculate Inheritance Tax (IHT).
We provide RICS-compliant valuations and market appraisals that meet HMRC requirements.
Apply for a Grant of Probate
This legal document gives the executor authority to sell the property.
The process typically takes 8-12 weeks. We can recommend specialist probate solicitors to handle the paperwork efficiently.
Prepare the Property for Sale
Once probate is granted, we recommend:
Basic refurbishment if the property is run-down
Garden tidy-up and interior clean
Removal of personal effects
We coordinate clearance, cleaning, and minor refurbishments to maximise market appeal.
Marketing the Property
We list the property across Rightmove, Zoopla, OnTheMarket, and other leading portals, targeting serious buyers including:
Homeowners
Buy-to-let investors
Cash-ready developers
Our in-house photography, 3D tours, and expert copywriting ensure standout listings that attract offers quickly.
Handling Offers and Negotiation
Our experienced negotiators work to get the best market value while keeping buyers informed of probate timelines, helping prevent fall-throughs due to delays.
We also vet buyers thoroughly to avoid timewasters and chain complications.
Sales Progression and Completion
Once an offer is accepted:
We liaise with solicitors to push for smooth exchange
Regular updates keep all parties aligned
Completion typically follows shortly after probate is granted
We are experts at keeping sales on track even during legal complexities, such as shared ownerships, trusts, or missing titles.
Tax Considerations for Executors and Heirs
Inheritance Tax (IHT)
If the estate exceeds £325,000, IHT may apply at 40%. However, allowances and reliefs are available.
Our probate solicitors can:
- Ensure accurate reporting to HMRC
- Help reduce IHT liability through strategic estate planning
Capital Gains Tax (CGT)
CGT may apply for beneficiaries if the property value increases between death and sale.
Selling quickly after probate often reduces this exposure.
Common Challenges Executors Face (and How We Solve Them)
ChallengeOur Solution
Delayed probate grant Fast-track support via our probate legal network
Unoccupied property deterioration Vacant property inspections and management
Emotional difficulty : Compassionate, discreet and professional service
Property in poor condition Refurb and clearance services to boost sale value
Legal and tax confusion Trusted advice from qualified partners and specialists
Why Choose London Estate Agency for Probate Property Sales?
✅ Expertise in Probate Sales – We understand the legal and emotional sensitivities.
✅ End-to-end Service – From valuation to refurbishment, viewings to completion.
✅ Discreet & Compassionate – We treat every client with empathy and professionalism.
✅ Rent Protection While Selling – If you are letting while waiting for probate, our tenant screening and rent protection services cover you.
✅ Free EPCs for Probate Sales – We handle Energy Performance Certificates in-house to keep your sales compliant.
FAQs About Selling a Probate Property
How long does it take to sell a probate property?
The average timeline is 3-6 months, depending on probate grant timing, property condition, and buyer situation.
Can we rent out the property before probate is granted?
Yes, but it isn’t very easy. You must ensure the tenancy is legal and the estate handles rent.
We provide compliant tenancy agreements and rent management for probate cases.
Who pays the bills while the property is in probate?
The estate is responsible. Executors must use estate funds to cover utilities, insurance, and council tax.
We help arrange council tax exemptions and manage utilities.
What happens if multiple heirs disagree about selling?
Disputes among beneficiaries can delay sales. Legal mediation is often required.
We work with experienced probate mediators to resolve disagreements quickly.
Contact Us to Sell Your Inherited Property
We are the trusted specialists in probate and inherited property sales at London Estate Agency.
Whether you’re an executor or a beneficiary, we’re here to make this process as stress-free, profitable, and swift as possible.
📞 Call us today for a free probate valuation
📧 Email us to book a confidential consultation
