Dealing with probate is already overwhelming. Selling the property shouldn't add to your stress. We purchase inherited properties directly — no estate agents, no delays, no fees. Our specialist solicitor guides you through probate, free of charge.
Takes 60 seconds. No obligation.
Losing a loved one is hard enough. Managing their estate and selling their property should not make it harder.
We buy with our own funds — no mortgage approvals, no chains, no fall-throughs. Cash in your account when you need it most.
Our independent SRA-registered solicitor handles probate, trusts and wills. Free initial consultation whatever stage you're at.
Houses, flats, bungalows, commercial property, land — we buy them all exactly as they are. No need to spend a penny before selling.
Plain-English communication, fair dealing and no pressure tactics — ever.
No estate agent commissions, no legal fees, no surveys. The price we agree is the money you receive.
From offer to completion — all paperwork, legal work and administration. House clearance arranged if needed.
From your first enquiry to money in your account. No stress, no surprises.
Fill in our quick form or call us. Location, condition, and where you are in the probate process.
A no-obligation offer within 24 hours, plus free probate advice and solicitor connection if needed.
Our team manages all legal and administrative work. We keep you updated throughout.
As soon as probate is granted, we complete and transfer funds. As fast as 7 days.
Already have Grant of Probate? We can complete your sale in as little as 7 days.
Contact Us Now to Get Started →Answers to the most common questions from families navigating the probate process.
Fill in the details below and we'll be in touch within 2 hours with a no-obligation cash offer.
| Probate Property Buyers | Estate Agent | Auction House | |
|---|---|---|---|
| Cash offer turnaround | ✓ Within 24 hours | Weeks of viewings | Set auction date |
| Time to complete | ✓ 7–28 days | 6–12+ months | 4–8 weeks post-probate |
| Fees to seller | ✓ Zero — we pay all fees | 1–3% + legal fees | 1–2.5% auctioneer fees |
| Sale guaranteed? | ✓ 100% guaranteed | ✗ Can fall through | Conditional on bids |
| Property condition | ✓ Any condition | ✗ Usually needs work | Any condition |
| Free probate solicitor | ✓ Free initial consultation | ✗ Not included | ✗ Not included |
| Start before probate granted | ✓ Yes — we prepare everything | Yes, but delays occur | ✗ Must have Grant first |
“After losing my mother, the last thing I wanted was to deal with selling her house. The team were incredibly kind and never pressured me. The sale was done in under three weeks once probate came through. Remarkable.”
“We were three siblings with different opinions on what to do with Dad's house. The team handled everything calmly — including the free solicitor consultation which saved us from a huge tax mistake.”
“The property needed total renovation — I thought no one would touch it. These buyers offered a fair price and took it on as-is. Completely stress free. Cash in the account within 10 days of completion.”
Free expert guidance written in plain English to help you understand probate, inherited property and your options.
Most families are surprised by how long probate takes. We explain every stage, current HMCTS waiting times, and how to avoid the most common delays.
Read full article →Many people don't realise CGT may apply when they sell. We explain when it is due, how it's calculated, and why selling quickly can reduce your liability.
Read full article →From getting the Grant of Probate to completing the sale — every step explained in plain English.
Read full article →Thousands die each year without a valid will. We explain who inherits, how to apply for Letters of Administration, and how to sell the property.
Read full article →Inherited a property with tenants? We explain your rights, the tenants' rights, and the fastest route to a clean sale.
Read full article →Understanding the probate timeline is one of the first things families need to do after losing a loved one. Here is everything you need to know.
Probate is the legal process of administering a deceased person's estate. Before any assets can be distributed or a property sold, the executor must apply to the Probate Registry for a Grant of Probate. The process involves gathering financial information, valuing the estate, completing Inheritance Tax forms, submitting a legal application, and waiting for the court to process and issue the grant.
The current average time to receive a Grant of Probate in England and Wales — from the date the application is submitted — is approximately 14 to 20 weeks. Here is a realistic breakdown:
| Registering the death and gathering documents | 1–4 weeks |
| Valuing the estate | 4–8 weeks |
| Completing and submitting Inheritance Tax forms | 2–6 weeks |
| HMRC processing IHT (if applicable) | 4–8 weeks |
| Probate Registry processing | 14–20 weeks |
| Total from date of death to Grant of Probate | 6–12 months (typical) |
The most common causes include: errors on the application form, missing documents, Inheritance Tax complications, contested wills, complex estates, and intestacy (no will). Many of these are avoidable with the right legal advice from the outset.
Inheritance Tax must be paid within 6 months of the date of death — even if probate has not been granted and even if the property has not sold. Missing this deadline results in HMRC charging interest on the unpaid amount. Our specialist solicitor can help you plan your approach from the very beginning.
Yes. You can market the property and receive offers before the Grant of Probate is issued. You simply cannot exchange contracts or complete the sale until the grant is in hand. At Probate Property Buyers, we can begin our assessment and agree a price so we can complete within days of your grant coming through.
Need help navigating probate?
Our independent SRA-registered solicitor offers a free initial consultation. We can also give you a no-obligation cash offer from day one.
Get a Free Cash Offer →This article is for general information only and does not constitute legal advice. Please seek independent professional advice for your specific circumstances.
CGT on inherited property is one of the most misunderstood areas of estate administration. Here is a plain-English guide.
No — you do not pay CGT simply because you have inherited a property. CGT only becomes relevant when you sell, and only if the property has increased in value between the date you inherited it (the probate value) and the date you sell it.
The taxable gain is: Sale Price minus Probate Value minus Allowable Costs minus Annual CGT Allowance (£3,000 in 2025/26). The current CGT rates on residential property are 18% for basic rate taxpayers and 24% for higher rate taxpayers.
Selling through an estate agent takes 6–12 months. Every month the property sits on the market is a month during which its value may increase. By selling to us, you can complete within 7–28 days of probate being granted — minimising the window for any gain to accumulate.
Get a free tax consultation
Our independent SRA-registered solicitor can advise on your CGT position as part of a free initial consultation.
Book Free Solicitor Consultation →This article is for general information only. Tax rules are subject to change. Please seek independent professional advice.
Selling an inherited property involves more steps than a standard sale. We walk you through every stage in plain English.
Register the death within 5 days and order multiple copies of the death certificate. Locate the original will — check with the deceased's solicitor, bank, or the national Will Register.
The entire estate must be valued before applying for probate. For the property, you need a formal probate valuation from a qualified surveyor. This establishes the market value at the date of death for IHT and CGT purposes.
Even if no IHT is due, HMRC requires the estate to be reported. IHT must be paid within 6 months of the date of death. If the estate cannot pay immediately, our solicitor can advise on payment arrangements.
Once the IHT position is resolved, the executor applies for the Grant of Probate through the HMCTS probate portal or via a solicitor. Current processing times are 14–20 weeks from the date of application.
You have three main options: estate agent (6–12 months, 1–3% fees), auction (faster but not guaranteed), or cash buyer (7–28 days, zero fees, guaranteed sale). We are a direct cash buyer with zero fees to you.
Once the property is sold, proceeds go into the estate account. The executor pays outstanding debts and taxes before distributing the remainder to beneficiaries according to the will or intestacy rules.
We make this process simple
We buy probate properties directly for cash — any condition, any location. Free solicitor consultation available at any stage.
Get a Free No-Obligation Cash Offer →This article is for general information only and does not constitute legal advice.
Over half of adults in England and Wales have no will. If you have inherited a property through intestacy, this guide explains exactly what happens next.
A person dies intestate when they pass away without leaving a valid will. The intestacy rules — set out in the Administration of Estates Act 1925 — determine who inherits. These rules follow a strict hierarchy of family relationships and do not take into account verbal promises or the needs of unmarried partners.
| Married spouse or civil partner | All personal possessions, first £322,000, then half of the remainder |
| Children (including adopted) | Half of the remainder above £322,000, shared equally |
| Parents | Entire estate if no spouse or children |
| Siblings (full blood) | If no spouse, children or parents survive |
| Unmarried partners | Nothing — regardless of how long the relationship lasted |
When someone dies without a will, the person with the right to administer the estate must apply to the Probate Registry for Letters of Administration — the intestacy equivalent of a Grant of Probate. The right to apply follows the same hierarchy as the intestacy rules.
Yes — but only once Letters of Administration have been granted. We can begin our process and agree a purchase price before the grant is issued, meaning we can complete within days of it coming through.
As the administrator, you have a legal duty to act in the best interests of all beneficiaries. You do not need unanimous agreement to sell, but disputes can complicate matters. Our solicitor has extensive experience navigating contested intestacy situations sensitively and professionally.
Dealing with an intestacy situation?
Our independent SRA-registered solicitor can advise you on Letters of Administration and your rights as administrator. Free initial consultation.
Book Free Solicitor Consultation →This article is for general information only and does not constitute legal advice.
Inherited a property with tenants living in it? Selling a tenanted probate property carries specific legal obligations. Here is what you need to know.
When a landlord dies, their tenancy agreements do not automatically end. The rights and obligations of the landlord pass to the estate and ultimately to whoever inherits the property. As executor or beneficiary, you immediately take on the legal responsibilities of a landlord.
Yes — absolutely. You do not have to evict tenants before selling. Selling with tenants in situ is often faster and simpler, particularly when dealing with a probate estate where time and legal costs matter.
1. Sell with tenants in place. The buyer takes over as the new landlord. This is the quickest route — no notice period required, no court proceedings. The sale price may be slightly lower but the saving in time and costs often compensates.
2. Obtain vacant possession first. You serve the appropriate notice, wait for the period to expire, and apply to court if the tenant does not leave. This takes 3–6 months minimum and carries legal costs, but may achieve a higher sale price on the open market.
We purchase tenanted probate properties regularly and are entirely comfortable with sitting tenants of any type. We buy with tenants in place, handle all legal due diligence, complete within 7–28 days of probate being granted, and charge zero fees to the seller.
Inherited a tenanted property? We buy it as-is.
We purchase tenanted probate properties directly — no eviction required, no fees. Free solicitor consultation available.
Get a Free Cash Offer →This article is for general information only. Landlord and tenant law is complex. Please seek independent professional advice.