Whether you're planning ahead or already managing an estate, this guide maps every stage of the process — with clear actions, expert articles, and direct access to our services at each step.
This is an incredibly difficult time. While the focus should be on your loved one, having a plan for the property can remove a significant burden later. Understanding what will need to happen — and who can help — means you won't be making critical decisions under pressure when the time comes.
There is no rush to make decisions about the property. But there are a few practical things that should happen quickly to protect the estate. The property needs to be secured, insurers need to be notified, and utility providers should be informed. Everything else can wait.
We can visit the property and provide an initial assessment at no cost, so you know exactly what you're dealing with.
The Will names the executor — the person legally responsible for managing the estate. If there is no Will, the rules of intestacy determine who can apply to administer the estate. Either way, a solicitor can guide you through the application process.
Before you can apply for the Grant of Probate, HMRC requires a formal valuation of the property at the date of death. This must be a RICS Red Book valuation carried out by a qualified surveyor. It establishes the value for Inheritance Tax purposes and is one of the first steps in the legal process.
We provide RICS Red Book probate valuations from £249 — fully refunded when you instruct us to sell. Delivered within 5–10 working days across all London boroughs.
The Grant of Probate gives the executor the legal authority to deal with the deceased's assets — including selling the property. Your solicitor will prepare and submit the application to the Probate Registry. This typically takes 8–16 weeks, but we can begin preparing the property for sale during this period.
We can begin marketing the property before probate is granted — so you're ready to accept offers as soon as the Grant arrives.
The condition of the property determines who can buy it, what they'll pay, and how long it takes to sell. A property that needs work will attract cash buyers and developers at a discount. A property that's been prepared for the open market will attract families and first-time buyers at full value.
Our Tier 2 Value Creation service funds the refurbishment — typically £10k–£25k — and manages the works end-to-end. The capital is recovered from the sale. The estate keeps the gain.
How a probate property is marketed determines who sees it, what they offer, and whether the sale completes. We create immersive listings with professional photography, 3D virtual tours, and detailed write-ups. We list on Rightmove and Zoopla. We negotiate every offer with the estate's interests as the only priority.
Three service tiers designed for different situations. Open Market (2% + VAT), Value Creation (4% + VAT), or Developer Channel (1.5% + VAT). All fees are IHT deductible.
A probate sale is more fragile than a standard transaction. Buyers can get nervous. Solicitors can be slow. Chains can form. We manage the entire progression process — chasing solicitors, managing expectations, and controlling the psychology of the transaction so nothing falls through unnecessarily.
We manage the entire sale progression. Our 92% instruction-to-sale ratio means the sale you agree is the sale that completes.
Once the sale completes, the proceeds are held by the solicitor and distributed to beneficiaries according to the Will (or the rules of intestacy). The executor must ensure all debts, taxes, and costs are paid before distribution. We provide a full written account of the sale for the estate records.
We provide a full written account of the sale — including marketing activity, offers received, and the rationale for the accepted offer — for the estate file.
We work with a panel of trusted probate solicitors across London. Tell us about your situation and we'll connect you with a solicitor who can provide a free, no-obligation quote within 24 hours.