Yes, you can definitely sell a house left to you in a will, but first, you’ll need to get probate sorted and be legally recognised as the owner before the sale can go ahead.
A lot of people in the UK are relying on inheriting property to help with their finances. In fact, recent figures show that 43% of Brits expect to inherit property, with the average value being around £195,687, mostly from property. Most solicitors agree that selling inherited property is often the best option, with only a small number choosing to keep it as their main home.
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Can I Sell a House Left to Me in a Will?
Selling an inherited property isn’t straightforward and involves a few important steps. The executor named in the will is responsible for managing this process and making sure everything is done properly before the sale can go through.
First, you’ll need to find the will and confirm your role as executor or beneficiary. Then, you’ll apply for a Grant of Probate, which legally allows you to handle the deceased’s assets. You can start marketing the property before probate is granted, but the sale can’t be completed until you have the grant.
Do I Need Probate to Sell an Inherited House?
Yes, in most cases you do. Probate is necessary unless the property was owned jointly and automatically passes to the surviving owner. The Grant of Probate proves you have the legal right to sell and transfer ownership.
At the moment, probate applications take about 16 weeks to process, but it can take longer for more complicated estates. You can put the property on the market while waiting, but no sale can legally finish without the grant.
Without probate, you won’t be able to sign contracts, transfer deeds, or receive the sale money. Estate agents and solicitors will want to see the Grant of Probate before moving forward.
What Taxes Do I Pay When I Sell Inherited Property?
There are two main taxes to be aware of: Inheritance Tax and Capital Gains Tax. Knowing about these helps you plan when to sell and what to expect financially.
Inheritance Tax kicks in if the estate is worth more than £325,000, charged at 40% on anything above that. There’s an extra allowance if the property goes to direct descendants, which can raise the threshold to £500,000.
Capital Gains Tax applies if the property’s value goes up between the time you inherit it and when you sell. The value at the date of death is your starting point for calculating this. Rates are 18% for basic taxpayers and 28% for higher-rate taxpayers on residential property.
How Long Does It Take to Sell an Inherited Property?
How long it takes depends mostly on how quickly probate is granted and the current market. Usually, sales wrap up within 6-12 months from the date of death, if there aren’t any hiccups.
Here’s a rough timeline:
- Probate application: at least 16 weeks
- Property valuation: 1-2 weeks
- Marketing: 4-12 weeks
- Legal completion: 6-8 weeks after finding a buyer
- Land Registry transfer: 2-6 weeks
Inheritance Tax needs paying within 6 months of death, so some executors opt for specialist buyers to guarantee a quicker sale.
Can I Live in a House Left to Me Before Probate?
If you’re the sole beneficiary and executor, you can move in straight away, but remember, the legal ownership won’t be official until probate is done. You’ll also be responsible for all the bills like council tax, insurance, and utilities.
Living in the property before probate can make selling trickier, especially if there are other beneficiaries. Many choose to keep the property empty until everything’s sorted to avoid any disagreements.
What Happens If Multiple People Inherit the Same Property?
When a property is inherited by several people, everyone needs to agree on what to do with it, unless the will says otherwise. This can cause problems if family members don’t see eye to eye on selling or timing.
Options include:
- Selling the property and splitting the money
- One person buying out the others
- Renting it out and sharing the income
- Going to court to force a sale if no agreement is reached
Often, mediation helps families sort things out before it gets to court.
Inherited Property Sale Costs and Expenses
Knowing these costs helps you budget and avoid surprises. Some bills like insurance and council tax keep coming until the sale is done.
| Cost Type | Amount | When Payable |
|---|---|---|
| Probate Application | £155-£273 | Before grant issued |
| Property Valuation | £300-£600 | During probate process |
| Estate Agent Fees | 1-3% of sale price | On completion |
| Solicitor Costs | £1,500-£3,000 | On completion |
| Energy Performance Certificate | £60-£120 | Before marketing |
| Ongoing Property Maintenance | Variable | Throughout process |
Should I Renovate Before Selling an Inherited Property?
Most experts say it’s best not to do major renovations if you want to sell quickly. Many people have shared stories where the cost of fixing up the property didn’t pay off in the sale price.
One investor said, “People often lose money trying to renovate. It’s better to sell as is and invest the money elsewhere.” It’s easy to get emotionally attached, but sometimes simple cleaning and tidying up is all that’s needed.
If the property needs a lot of work, selling to specialists who handle renovations might be a better bet.
Sell Inherited Property: When Speed Matters More Than Price
Sometimes you need to sell fast, whether it’s because of bills piling up, urgent care costs, or family disagreements. In these cases, a guaranteed sale can be a real lifesaver.
At Property Saviour, we understand how tough this can be. We offer guaranteed purchases that take the stress out of selling, giving you a fair price and a quick completion so you can move on with your life.
Common Challenges When Selling Property Through Probate
There are a few things that can slow down or complicate selling inherited property. Family disagreements are the biggest hurdle, especially when people want different things.
Other issues include:
- Unregistered land titles
Mortgage problems - Structural issues found by buyers
- Planning permission troubles
- Tenants who need to be evicted
What If the Property Has a Mortgage When Someone Dies?
Having a mortgage doesn’t stop you selling the property, but it does need careful handling. The executor should tell the lender about the death and sort out payments.
Some mortgages have life insurance that pays off the debt automatically. If not, the estate has to keep up payments until the sale. Some lenders are understanding and offer grace periods, but others might start possession proceedings if payments stop.
The sale money usually pays off the mortgage first, and any leftover goes to the beneficiaries. If there’s a shortfall, it becomes a debt on the estate.
Escape the Uncertainty of Estate Agent Promises With Our Guaranteed Sale
We understand how exhausting it feels when estate agents make grand promises about achieving top prices, only to leave you waiting months without any certainty your sale will actually complete. You’ve probably heard the horror stories – properties sitting on the market for over a year, multiple sales falling through at the last minute, and families left counting the mounting costs whilst their lives remain on hold. Estate agents work on commission whether your sale completes or not, so they have little incentive to ensure deals actually reach the finish line.
Property Saviour operates completely differently because we only succeed when you do. Our guaranteed cash purchase means exactly that – we provide written confirmation of funds, a fixed completion date, and absolute certainty that your sale will go through as promised. No more sleepless nights wondering if this month’s “interested buyer” will actually follow through, no more explaining to family why another sale has collapsed, and no more watching your plans crumble because of yet another chain breakdown.
If you’re tired of empty promises and need the peace of mind that comes with guaranteed completion, please call us today. We’d love to show you how different a truly committed house buying service can be.
Sell with certainty & speed
Property Saviour Price Promise
- The price we’ll offer is the price that you will receive with no hidden deductions.
- Be careful with ‘cash buyers’ who require a valuation needed for a mortgage or bridging loan.
- These valuations or surveys result in delays and price reductions later on.
- We are cash buyers. There are no surveys.
- We always provide proof of funds with every formal offer issued.
We'll Pay £1,500 Towards Your Legal Fees
- No long exclusivity agreement to sign because we are the buyers.
- You are welcome to use your own solicitor.
- If you don’t have one, we can ask our solicitors for recommendations.
- We share our solicitor’s details and issue a Memorandum of Sale.
Sell With Certainty & Speed
- Our approach is transparent and ethical, which is why sellers trust us.
- 100% Discretion guaranteed.
- If you have another buyer, you can put us in a contracts race to see who completes first.
- Complete in 10 days or at a timescale that works for you. You are in control.
