Selling Inherited Property: Complete Timeline and Process Guide

Complete Timeline: Death to Sale Completion

Understanding the full timeline helps set realistic expectations and plan accordingly. Selling inherited property typically takes 6-12 months from death to sale completion, though circumstances vary significantly.

Phase 1: Before Probate (Weeks 1-16)

Immediate Actions After Death

The first weeks focus on securing property and beginning probate process, not yet actively selling.

Week 1-2: Secure the property

• Notify property insurance company within 7 days of death
• Arrange unoccupied property insurance (standard policies often void after 30 days empty)
• Ensure heating remains on low to prevent burst pipes and damp
• Secure all doors and windows
• Consider timer lights to give appearance of occupancy
• Redirect post to executor's address

Week 2-4: Begin estate administration

• Locate will and register death with probate registry
• Contact all banks, building societies, and financial institutions
• Freeze deceased's accounts and request balance statements
• Identify all assets and liabilities
• Notify mortgage lender if property has mortgage

Property Valuation for Probate

Accurate property valuation is critical—it determines inheritance tax liability and establishes your CGT base cost for future sale.

Three valuation approaches:

1. Professional RICS valuation (recommended): Chartered surveyor provides Red Book valuation defensible to HMRC. Cost: £400-£800. Best when estate exceeds IHT threshold or property value is substantial.

2. Three estate agent valuations: Request written valuations from three local agents, use middle value. Cost: Free (agents hope to win instruction). Acceptable for estates below IHT threshold.

3. Online valuation tools: Zoopla, Rightmove estimates. Cost: Free. Not acceptable as sole evidence for HMRC—use only as sense-check alongside professional valuations.

Valuation timing: Property must be valued as at date of death, not current date. If obtaining valuation months after death, instruct valuer to provide retrospective valuation dated at death. Market movements between death and valuation date are irrelevant for probate purposes.

Applying for Grant of Probate

Once you have property valuation and complete picture of estate assets and liabilities, you can apply for probate.

Documents required:

• Original will (or confirmation of intestacy)
• Death certificate (original)
• Completed IHT forms (IHT400 if tax payable, IHT205 if below threshold)
• Property valuation documentation
• Bank statements and asset valuations
• Details of all liabilities

Processing time: HMRC typically takes 8-16 weeks to review and issue grant of probate. This period cannot be rushed and creates the largest delay in timeline.

Phase 2: Preparing for Sale (During Probate Wait)

The 8-16 week probate waiting period is opportunity to prepare property for sale so you can market immediately upon receiving grant.

Property Clearance

Most inherited properties require clearance of deceased's possessions before sale or even valuation.

Clearance approach options:

1. Family clearance: Beneficiaries and family members clear property themselves over several weekends. Cost: Only disposal fees (skip hire £200-£400, tip fees £50-£150). Suits families with time, nearby location, and vehicles. Emotionally difficult but allows careful sorting of sentimental items.

2. Hybrid approach: Family takes valuable and sentimental items first, then house clearance company removes remainder. Cost: £400-£1,000 depending on property size and remaining items. Most common approach—balances emotional needs with practical efficiency.

3. Full professional clearance: House clearance company removes everything. Cost: £800-£2,000 for 3-bed house, more for large properties or difficult access. Best when family lives far away, time is limited, or property contains little of sentimental value. Some companies offset costs against value of saleable items.

Items requiring special handling:

• Valuables: Jewelry, art, antiques, collections—get professional valuations before selling or distributing
• Important documents: Deeds, share certificates, insurance policies, pensions—preserve for estate administration
• Photos and personal items: Irreplaceable sentimental items—give family first opportunity to claim
• Hazardous materials: Chemicals, asbestos, lead paint—require specialist disposal

Cosmetic Improvements Decision

Use probate waiting period to decide whether cosmetic improvements are worthwhile. Our guide Inherited House Needs Work: Sell As-Is or Renovate First? provides detailed ROI analysis framework.

If pursuing light cosmetic refresh (cleaning, painting, carpets), start work during probate wait so property is market-ready when grant arrives. This doesn't delay overall timeline.

Selecting Estate Agent

Choose estate agent during probate period so instruction is ready when grant issues. You can obtain valuations and quotes before probate completes.

Getting agent valuations:

• Invite 3-4 local agents to value property
• Explain probate situation—agents experienced with inherited property understand timeline
• Request written valuation and marketing proposal
• Discuss fee structure and terms
• Ask about experience selling inherited property

Evaluating agents:

• Local market knowledge: How many properties have they sold in immediate area in last 12 months?
• Realistic pricing: Beware agents quoting significantly above others to win instruction—often leads to price reductions later
• Marketing approach: Quality of photography, portal coverage, social media presence
• Fees: Typical 1-3% + VAT (higher for low-value properties, lower for premium). Negotiate sole vs multi-agency terms
• Communication: How responsive and clear during initial contact? This predicts future service

Phase 3: Marketing Property (After Grant of Probate)

Instructing Estate Agent

Once grant of probate arrives, you can formally instruct agent and begin marketing.

Standard instruction terms:

• Sole agency: One agent, lower fees (1-2% + VAT), agent more motivated but limited market reach
• Multi-agency: Multiple agents, higher fees (2.5-3.5% + VAT each), wider exposure but agents less invested
• Sole selling rights: Cheapest fees but you owe commission even if you find buyer privately—generally avoid

Most inherited property sales use sole agency with 8-12 week initial period, reverting to multi-agency if no sale secured.

Pricing Strategy for Inherited Property

Pricing inherited property differs from standard sales in several ways:

Factors supporting higher asking price:

• No onward chain—inherited property sales typically proceed faster
• Empty property allows flexible viewing times and earlier completion
• Motivated sellers (beneficiaries want distribution) may attract serious buyers

Factors suggesting conservative pricing:

• Poor condition or dated decor if not renovated
• Prolonged emptiness shows on property (damp, cold, unlived feel)
• Beneficiaries want quick sale to receive inheritance
• Some buyers perceive inherited property as distressed sale

Recommended pricing approach:

Set asking price at realistic market value based on comparable sales of similar property in similar condition. Inherited property rarely justifies premium pricing unless in exceptional condition and location. Factor in property's true condition—buyers will see through optimistic pricing during viewings.

If property has been empty for 6+ months, expect buyers to negotiate more aggressively sensing urgency to sell.

Marketing and Viewings

Presentation for viewings:

• Property must be clean and clutter-free—empty is better than partially cleared
• All lights working, curtains/blinds open to maximise light
• Heating on before viewings even in empty property (cold houses sell poorly)
• Minor repairs completed (dripping taps, broken handles, cracked tiles)
• Garden tidy and presentable—overgrown gardens reduce offers by £5,000-£15,000
• Remove any remaining personal items (photos, personal documents)

Typical marketing period:

• Strong market, good condition: 4-8 weeks to agreed sale
• Average market, average condition: 8-16 weeks to agreed sale
• Slow market or poor condition: 16-26 weeks to agreed sale

Phase 4: From Offer to Exchange

Evaluating Offers

Consider more than just offer price when choosing buyer.

Key factors in evaluating offers:

• Buyer position: Cash buyers or mortgage pre-approved buyers complete faster and more reliably
• Chain length: Longer chains mean more failure points. Chain-free buyers are gold standard
• Timing requirements: Can buyer's timeline match yours? Some may want immediate completion, others need months
• Survey contingencies: Some buyers make offer "subject to survey"—these offers often renegotiate

A cash buyer offering £5,000 less than chained buyer often represents better value—higher probability of completion, faster timeline, less stress.

Accepting Offer and Conveyancing

Once offer is accepted, conveyancing process begins.

Instructing solicitor:

Executor typically instructs solicitor on behalf of estate. Costs: £1,200-£2,000 for sale conveyancing. Consider using same solicitor who handled probate—they already understand estate and hold relevant documentation.

Information to provide solicitor:

• Grant of probate (proving executor's authority to sell)
• Title deeds (often held electronically with Land Registry)
• TA10 fittings and contents form (usually none in empty inherited property)
• TA6 property information form (answer questions about property)
• Energy Performance Certificate (EPC)—required by law, valid 10 years, costs £60-£120 for new one
• Building regulations certificates for any works done (often unavailable in inherited property)
• Proof of identity and anti-money laundering checks for executor

Buyer's Survey and Renegotiation

Buyer's survey often identifies issues, particularly in inherited properties with deferred maintenance.

Common survey findings in inherited property:

• Damp issues requiring investigation (£500-£2,000 renegotiation typical)
• Aging boiler or heating system (£2,000-£4,000 reduction requests common)
• Roof repairs needed (£3,000-£8,000 typical reduction request)
• Electrical rewiring recommended (£3,000-£5,000 reduction request)
• Subsidence concerns (can kill sale or trigger £10,000+ reduction)

Responding to renegotiation:

• Request copy of survey to understand specific concerns
• Obtain quotes for identified work to verify buyer's cost claims
• Consider which issues are legitimate vs buyer opportunism
• Negotiate partial reduction rather than full cost of repairs (buyers often accept 50-70% of repair cost)
• If already priced property to reflect condition, resist reduction requests firmly

Phase 5: Exchange to Completion

Exchange of Contracts

Once all queries are resolved and searches complete, contracts exchange. This legally binds both parties to transaction.

At exchange: Buyer pays deposit (typically 10% of purchase price) held by buyer's solicitor. Completion date is set, usually 1-4 weeks after exchange.

If either party withdraws after exchange: Buyer loses 10% deposit. Seller can be sued for buyer's costs and losses. Exchange makes transaction legally binding.

Pre-Completion Preparations

• Ensure all utilities have final meter readings arranged for completion date
• Cancel buildings insurance from completion date (buyer's insurance takes over)
• Arrange final property clean if not already empty and clean
• Ensure all keys are available for buyer (including meter cupboards, garage, outbuildings)
• Complete redemption statement if mortgage exists (amount to pay off mortgage at completion)

Completion Day

Completion typically occurs mid-morning to early afternoon.

Completion process:

• Buyer's solicitor transfers funds to seller's solicitor (10am-2pm typically)
• Seller's solicitor confirms receipt and notifies estate agent
• Agent releases keys to buyer
• Property ownership transfers to buyer
• Seller's solicitor pays off any mortgage and settles bills from proceeds
• Remaining proceeds transferred to estate account or distributed to beneficiaries

Within 1-3 working days after completion, proceeds (minus solicitor fees, estate agent fees, and any outstanding mortgage) are transferred to estate account.

Selling Before Probate: Is It Possible?

Legally, property cannot be sold until grant of probate is issued—executors lack authority before this. However, you can market property and accept offers "subject to grant of probate."

Marketing Before Probate Grant

Advantages of early marketing:

• Parallel processing—probate and buyer search happen simultaneously
• Can complete sale shortly after receiving grant rather than waiting additional 3-4 months
• Reduces overall timeline by 8-12 weeks
• Empty property costs (insurance, council tax, utilities) minimised

Challenges of early marketing:

• Must explain to buyers that completion cannot occur until probate grant received
• Uncertain timeline—cannot promise completion date with confidence
• Some buyers unwilling to commit without definite completion timeline
• Risk buyer withdraws if probate delays exceed expectations

Transparent Communication with Buyers

If marketing before probate, ensure estate agent clearly communicates situation:

• Property sale subject to grant of probate being issued
• Estimated probate timeline (be realistic—8-16 weeks from application)
• Update buyers regularly on probate progress
• Set expectations that completion date depends on probate grant timing

Buyers who proceed despite probate uncertainty are typically investors, cash buyers, or those with flexible timelines. Family buyers in chains often cannot accept uncertain completion dates.

Tax Reporting Requirements After Sale

Capital Gains Tax Reporting

You must report property sale to HMRC within 60 days of completion, even if no CGT is payable due to small gain or annual exemption.

How to report: Use HMRC's online Capital Gains Tax on UK Property Account service. You'll need:

• Probate valuation (your base cost)
• Sale price
• All allowable costs (agent fees, legal fees, improvement costs)
• Details of all beneficiaries if jointly owned

Payment deadline: Any CGT due must be paid within 60 days of completion. Penalties apply for late reporting or payment.

See our comprehensive Inherited Property Tax Guide for detailed CGT calculation examples.

Estate Accounts

Executor must prepare estate accounts showing all estate assets, liabilities, income, expenses, and distributions. Sale proceeds form major part of these accounts.

Document retention: Keep all sale-related documents for minimum 6 years:

• Sale contract and completion statement
• Estate agent and solicitor invoices
• Probate valuation documentation
• Any improvement or repair invoices
• CGT reporting confirmation

Distributing Sale Proceeds

Order of Payment from Sale Proceeds

Sale proceeds are distributed in strict order:

1. Mortgage redemption: Pay off any outstanding mortgage or secured loans first
2. Estate agent fees: Typically 1-3% + VAT of sale price
3. Solicitor fees: Conveyancing costs (£1,200-£2,000)
4. Outstanding estate debts: Funeral costs, probate costs, any bills not yet settled
5. Tax liabilities: Any CGT due on sale
6. Distribution to beneficiaries: Remainder distributed per will or intestacy rules

Timing of Distribution

Executors should wait 6 months after grant of probate before final distribution to beneficiaries. This protects against:

• Unknown creditors emerging (6-month claim period)
• Unexpected tax bills or adjustments
• Will challenges or family disputes
• Need to retain funds for estate administration completion

Executors can make interim distributions if estate is clearly solvent and no disputes exist, but should retain reasonable reserve (10-15% of estate) until all matters finalised.

Common Mistakes When Selling Inherited Property

Mistake 1: Overpricing Based on Emotional Value

Family homes carry emotional significance, but market value is objective. Overpricing because "it's worth more to us" results in prolonged marketing, eventual price reductions, and lower final price than realistic initial pricing would have achieved.

Mistake 2: Accepting First Low Offer Out of Urgency

Investors know beneficiaries often want quick sale and make opportunistic low offers. Unless genuine urgency exists, market property properly and wait for realistic offers. The extra 4-8 weeks often generates £10,000-£20,000 additional proceeds.

Mistake 3: Neglecting Property Presentation

Selling property full of deceased's possessions, dirty, cold, and unwelcoming dramatically reduces offers. Investment of £1,000-£2,000 in clearance, cleaning, and presentation typically generates £5,000-£15,000 higher sale price.

Mistake 4: Choosing Agent Based Solely on Highest Valuation

Agents sometimes inflate valuations to win instruction, then pressure for price reduction after few weeks marketing. Choose agent based on realistic pricing, marketing strength, local track record, and communication quality—not just highest valuation.

Mistake 5: Failing to Declare Property Issues

Legally required to disclose known defects. Non-disclosure discovered after completion can lead to buyer compensation claims and legal action against estate. Be honest about property condition—buyers appreciate transparency.

Frequently Asked Questions