Selling a probate property in London can be a complex process. At London Estate Agency, we specialise in guiding families, executors, and legal representatives through each step with professionalism, discretion, and efficiency.
Whether the property is a flat in Shoreditch or a detached house in Wimbledon, our experience ensures you get the best value—fast.
What Is a Probate Property?
A probate property is a home owned by someone who has passed away, and the property is now part of the deceased’s estate.
Before it can be sold, the estate must go through probate—a legal process granting authority to the executor or administrator to handle the estate, including selling the home.
Step-by-Step Guide to Selling a Probate Property in London
1. Obtain the Grant of Probate
Before the property can be legally sold, the executor must obtain a Grant of Probate (if there is a will) or Letters of Administration (if there is no will).
The HM Courts and Tribunals Service issues this.
Timeframe: 8–16 weeks
Documents required: Death certificate, original will, inheritance tax forms (IHT205 or IHT400)
2. Accurate Valuation of the Probate Property
A professional RICS-qualified valuation is required to determine the market value at the date of death. This valuation is vital for:
Inheritance Tax (IHT) purposes
Setting a realistic market price
Avoiding disputes among beneficiaries
London Estate Agency’s valuation reports are HMRC-compliant and delivered within 48 hours.
3. Check the Title and Legal Documentation
Ensure that the property’s title is registered with the Land Registry and that all legal documentation is in order. Our in-house legal partners assist with:
Title deeds
Restrictive covenants
Planning permissions
Leasehold/freehold clarification
4. Clear the Property
Probate properties often require clearing personal belongings, handling unwanted items, and arranging deep cleaning or essential repairs. This improves presentation and appeal to buyers.
We offer access to reliable house clearance and refurbishment contractors for quick turnaround.
5. Market the Property for Maximum Exposure
Unlike many estate agents, London Estate Agency deploys a hyper-local and digital-first strategy:
Professional photography and 3D virtual tours
Listings on Rightmove, Zoopla, and OnTheMarket
Google Ads and social media marketing
Access to our database of cash-ready buyers and developers
6. Negotiating Offers and Managing the Sale
We handle negotiations with transparency and skill to ensure beneficiaries receive maximum value. Our probate-trained team understands the sensitivities involved and liaises closely with solicitors to manage:
Offer vetting
Buyer chain checking
Timelines aligned with probate progress
Inheritance Tax and Capital Gains Tax Implications
Probate property sales can have implications for inheritance tax (IHT) and capital gains tax (CGT). Here’s how we assist:
Tax TypeThresholdWhen It’s DueOur Support
IHT £325,000 (or more with RNRB) 6 months after death Work with tax advisors to file IHT205/IHT400
CGT On property value increase post-valuation Upon sale Guide sellers on allowable deductions and reliefs
Why Choose London Estate Agency to Sell Your Probate Property?
Trusted. Transparent. Tailored.
We stand apart from traditional agencies by offering the following:
Probate-specialist agents who understand legal timelines
In-house solicitors and tax consultants
Fast-track valuation and clearance services
There are no upfront fees. Pay only upon sale.
Priority access to off-market cash buyers and investors
Unlike other firms such as Horton and Garton, we specialise solely in the London market, with neighbourhood-level expertise that helps you sell faster and for more.
Timeline for Selling a Probate Property in London
Death Registered
– Timeframe: Within a few days after death (e.g., January 1, 2025)
– Details: You must officially register the death before proceeding with probate.
Probate Application Submitted
– Timeframe: Within 1–2 weeks after registering the death
– Duration: It takes approximately 8–12 weeks for approval
– Details: Executor applies for a Grant of Probate (or Letters of Administration if no will exists).
Grant of Probate Issued
– Timeframe: Around 3 months after application
– Details: Once issued, the executor has legal authority to sell the property.
Valuation & Clearance of the Property
– Start: Can begin while waiting for probate
– Duration: 7–10 days on average
– Details: Includes RICS valuation, house clearance, deep cleaning, and minor repairs.
Marketing the Property
– Start: After valuation and clearance
– Duration: 3–4 weeks
– Details: Listing the property online, advertising, conducting viewings, and attracting offers.
Viewings and Receiving Offers
– Start: During the marketing period
– Duration: 3–5 weeks
– Details: Offers are reviewed and negotiated. Sale can be agreed subject to the grant of probate.
Conveyancing and Sale Completion
– Start: After the grant of probate is received and the offer is accepted
– Duration: 6–8 weeks
– Details: Legal sale process including contracts, searches, and transfer of ownership.
Frequently Asked Questions
Can you sell a house before probate is granted?
No, you can market the property and accept offers but cannot complete the sale until probate is granted.
How long does it take to sell a probate property?
Typical timeframes range from 4 to 6 months, depending on how quickly probate is granted and how well the property is presented and priced.
What happens if there are multiple beneficiaries?
All beneficiaries must agree to the sale terms. We facilitate communication to ensure smooth decision-making and sign-off.
Contact London Estate Agency Today
Whether you’re an executor, family member, or solicitor managing an estate, London Estate Agency offers London’s most comprehensive probate property service.
📧 Email: contact@londonestateagency.co.uk
Read our other Blogs:
What Happens If There Is No Will? Understanding Intestacy Rules In The UK – London Estate Agency
Time Limits For Contesting A Will In England: Don’t Miss The Deadline
