For executors and families
Probate & executor sales
There is no hurry on our side. Most of these sales take longer than a normal one and they should.
First things first
The valuation for the estate
HMRC needs an open-market valuation of the property at the date of death for the inheritance-tax account. We provide that in writing, with the comparable evidence attached, for £250 including VAT — refunded in full if the property is later sold through us.
It is a formal valuation, not a market appraisal dressed up as one. Solicitors here accept it without query and we send it directly to yours if that is easier than posting it to four executors.
If the property might be worth arguing about — an unusual house, development potential, a large plot — say so and we will tell you whether a RICS red-book valuation would serve you better. Sometimes it will, and we will say so rather than take the £250.
How it goes
What we handle, so you do not have to drive over
- Clearance — we hold the details of two house-clearance firms who will itemise anything of value before it goes
- Utilities and council tax — we can read the meters, notify the suppliers and arrange the Class F exemption while probate is pending
- Insurance — an empty property usually needs unoccupied cover after 30 days; we will remind you before, not after
- Keys and access — held securely in the office, with every visit logged
- Basic maintenance — we will cut the grass and check the property monthly while it is empty, at no charge, for our own instructions
- Timing — nothing is marketed before the grant unless the executors want it. Marketing early is possible; completing before the grant is not
- Multiple executors — we copy every update to all of you, and we do not act on one person's instruction where four are appointed
- The sale itself — the standard 1.2% + VAT, with the £250 valuation credited back
Questions executors ask
Can we market before probate is granted?
Yes. You can market, receive offers and agree a sale subject to the grant. You cannot exchange or complete until the grant is issued. Buyers who understand that are fine with it, and we make sure they understand it before they offer.
How long does the grant take?
Currently a few months in most straightforward estates, longer where inheritance tax is payable or the application needs correcting. Your solicitor will have the current position; we plan the marketing around whatever they tell us.
Should we clear the house first?
Usually yes, before photography. An empty room photographs better than a half-full one, and it spares the family seeing their parents’ belongings on Rightmove. But it is your call and there is no rush from us.
What about a house that needs a lot of work?
Price it for what it is and let the market do the rest. Renovation projects have been the most competitive part of our market this year — the Great Casterton bungalow had three offers in nine days, two of them from people planning to extend.
Do you charge for the monthly checks?
Not on our own instructions. If you would like us to keep an eye on a property we are not selling, we will quote, but it is usually cheaper to ask a neighbour.
Need a valuation for an estate?
Ring the Stamford office and ask for Anna. If it is easier, we can deal with your solicitor directly and leave the family out of the paperwork.