A Grant of Probate is the official legal document issued by the Probate Registry that gives executors the legal authority to administer a deceased person’s estate, including accessing bank accounts, selling property, and distributing assets to beneficiaries according to the will.
Recent data from the Probate Registry shows that in 2023, there were 681,014 deaths requiring probate applications, with 292,184 grants actually issued – representing a 96% success rate for applications. However, processing delays mean many families wait considerably longer than the standard 12-week timeframe, with some cases taking over six months to complete.
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What does a Grant of Probate mean?
A Grant of Probate is a legal document that gives executors the authority to manage and distribute a deceased person’s estate. If you’re dealing with a loved one’s affairs after they’ve passed away, you might be wondering “What is a Grant of Probate?” and why it’s needed.
Why Do You Need a Grant of Probate?
Many families assume that having a will is sufficient to handle someone’s affairs after death. Unfortunately, this isn’t the case. Financial institutions, the Land Registry, and other organisations require proof that you have legal authority to act on behalf of the deceased. The Grant of Probate serves as this proof.
Without this document, you cannot:
Access the deceased’s bank accounts
Sell or transfer property ownership
Close investment accounts
Claim life insurance policies
Distribute assets to beneficiaries
Jane from Harrogate discovered this when her father passed away, leaving her as executor of his will. “I thought having the will meant I could sort everything out straight away,” she explains. “But the bank wouldn’t let me access his accounts, and the estate agent said I couldn’t exchange contracts on his house sale without probate. It was incredibly stressful during an already difficult time.”
When is a Grant of Probate Required?
You’ll likely need a Grant of Probate if:
The estate is worth more than £5,000
The deceased owned property in their sole name
There are certain types of assets, like stocks or shares
However, if the estate is small (typically under £5,000) or everything was jointly owned, you might not need one.
When Do You Need to Apply for a Grant of Probate?
You’ll need to apply for probate in most situations where someone has died leaving a will and appointed you as executor. However, there are some exceptions:
You may NOT need probate if:
The estate is worth less than £5,000
All assets were held jointly and pass automatically to the surviving owner
The deceased only had small amounts in bank accounts (each institution has different thresholds, but many accept up to £50,000 without probate)
You WILL need probate if:
There’s property or land in the estate
There are significant bank balances or investments
The deceased held assets in their sole name
Financial institutions specifically request it
What does a Grant of Probate look like?
This is what a Grant of Probate looks like:
Credit: Dovastonlaw.co.uk
How Much Does a Grant of Probate Cost?
The current fees for applying for probate are straightforward:
| Estate Value | Application Fee | Additional Copies |
|---|---|---|
| Under £5,000 | Free | £1.50 each |
| Over £5,000 | £215 | £1.50 each |
Most people order multiple copies of the Grant of Probate as this allows you to send them to different organisations simultaneously, speeding up the process of settling the estate.
How Long Does the Probate Process Take?
The official timeframe is up to 12 weeks from when your application is received. However, real-world experiences often differ significantly. Reddit users frequently report longer delays, particularly since COVID-19 impacted court processing times.
One Property Saviour client shared: “We were told 12 weeks, but it actually took nearly six months. During that time, we couldn’t exchange contracts on mum’s house, and the buyer almost pulled out. The uncertainty was awful.”
This is where Property Saviour’s guaranteed sale service becomes invaluable. We understand that families dealing with probate delays need certainty and speed. Unlike traditional buyers who might withdraw during lengthy probate processes, we provide a guaranteed purchase, allowing you to exchange contracts immediately once probate is granted.
For this you just fill in the PA1 form or you can call the Probate and Inheritance Tax helpline.
You will need to establish what the estate is worth. Then based on the value of estate, you may need to pay inheritance tax. But even if there is no tax to pay you will still need to fill out an inheritance tax form.
- And finally posting your completed application
Once all forms are completed, you must send your application to the probate registry office, ideally as a recorded delivery. Your documents will need to include:
- Probate application form PA1
- Inheritance Tax form
- The death certificate
- The original Will and its three copies – and any amendments to it
- The application fee of £215 – there is no fee if the estate is worth less than £5,000
- Swear an Oath
You will be sent an Oath by the Probate Office. This Oath can only be witnessed by either a commissioner for Oaths such as a solicitor, or your local Probate Office. There is a charge for this.
This Oath is a legally binding document, and you will promise that all the information you have provided is the absolute truth.
What happens after a Grant of Probate?
Once you have received a Grant of Probate as an Executor, you can now:
- Sell your inherited property
- Pay any taxes due
- Pay for probate related estate expenses such as utility bills, funeral bill and home insurance.
- Distribute remaining proceeds amongst beneficiaries
What’s the Difference Between Grant of Probate and Letters of Administration?
This confusion often arises, and it’s important to understand the distinction:
Grant of Probate: Used when there’s a valid will naming executors
Letters of Administration: Used when someone dies without a will (intestate) or when the will doesn’t name executors
The application process is similar for both, but the legal authority and distribution of assets differs significantly.
How long after Grant of Probate is money released?
It is the legal duty of the Executor to ensure that estate bills are settled before the inheritance can be distributed. Estate bills can include:
- Professional Executor fees
- Legal fees
- Funeral or burial fees
- Taxes due to HMRC
- Empty property insurance
- Clearance of property
- Mortgage payments and settling mortgage balance, if there is any.
Bank accounts can normally be closed within five to ten working days. If you have an inherited property to sell, this can take months or years to sell particularly if the property requires updating or the buyer requires a mortgage.
This is not an issue for Property Saviour. We can buy your inherited property within 10 days or quicker, and you can have the funds released via your solicitors.
Can You Sell a House Before Probate is Granted?
This is one of the most common questions executors ask, particularly when dealing with inherited property. The answer is nuanced:
You can market the property before probate
You can accept an offer before probate
You CANNOT exchange contracts without probate
You CANNOT complete the sale without probate
This creates a challenging situation for both sellers and buyers. James from Leicester faced exactly this dilemma: “We put dad’s house on the market while waiting for probate, found a buyer quickly, but then had to wait another four months before we could exchange. The buyer got fed up and pulled out, leaving us back at square one.”
Property Saviour understands these challenges intimately. As a specialist property buying company, we work with families throughout the probate process, offering guaranteed sales that provide peace of mind during uncertain times. We’ll wait for your probate to be granted and won’t pull out like many traditional buyers do.
How many copies of a Grant of Probate do I need?
It is best to order at least 3 copies for a relatively straightforward deceased estate for £1.50 each. More copies are required if you have a complex estate where multiple parties require original sealed copies of the Grant of Probate.
What Documents Do You Need for Probate Application?
The probate application requires several key documents:
Essential documents:
Original will (plus three copies)
Death certificate
Completed inheritance tax form (IHT205 or IHT400)
Probate application form (PA1P)
Supporting financial documentation
For online applications, you’ll also need:
Digital copies of all documents
Bank statements and asset valuations
Details of debts and liabilities
How to Apply for Probate: Step-by-Step Process
1. Register the Death
This must be done within five days of death occurring. You’ll receive a death certificate, which you’ll need for all subsequent applications.
2. Value the Estate
Calculate the total value of all assets, including property, bank accounts, investments, and personal belongings. This determines whether inheritance tax is due.
3. Complete Inheritance Tax Forms
Most estates will use form IHT205, but larger estates may require the more complex IHT400.
4. Submit Probate Application
This can be done online or by post using form PA1P. Online applications are becoming increasingly popular due to their convenience.
5. Pay the Fees
The £215 fee (for estates over £5,000) must be paid when submitting your application.
6. Wait for the Grant
Once issued, you’ll have legal authority to begin administering the estate.
Can Someone Else Apply for Probate Instead of the Named Executor?
Sometimes, the person named as executor cannot or doesn’t want to take on the responsibility. In these situations, several options exist:
The named executor can renounce their right to probate
They can have “power reserved” (step aside temporarily)
In cases of dispute or inaction, alternative administrators can be appointed
Reddit discussions reveal this happens more often than people realise, particularly in cases involving family disputes or when executors live far from the deceased’s location.
What Happens If You Don’t Apply for Probate?
Failing to apply for probate when it’s required can create significant problems:
Assets remain frozen indefinitely
Beneficiaries cannot receive their inheritance
Property cannot be sold
Debts remain unpaid
Interest and penalties may accrue
One Reddit user shared their experience: “My grandmother died in 2022, and my sister was supposed to apply for probate. She kept putting it off, and now it’s 2025 and we still can’t access anything. The house is just sitting empty, and the bills keep mounting up.”
Common Probate Delays and How to Avoid Them
Based on real experiences shared online and our work with families, common delays include:
Missing or incorrect documentation: Ensure all forms are completed accurately and all supporting documents are provided.
Inheritance tax complications: Complex estates may require professional advice to value assets correctly.
Family disputes: These can significantly delay the process and often require legal intervention.
Property valuation issues: Getting accurate property valuations is essential, particularly for inheritance tax purposes.
At Property Saviour, we’ve helped many families avoid property-related delays by providing professional valuations and guaranteed purchase agreements that give families confidence in their property’s value and sale prospects.
Probate Costs Beyond Application Fees
While the £215 application fee is fixed, other costs can mount up:
Solicitor fees (often several thousand pounds)
Property valuations
Accountant fees for complex estates
Court fees for disputed cases
Estate agent fees if selling property
Many families are surprised by these additional costs, which is why Property Saviour’s transparent, fee-free property buying service is particularly valuable when you need to sell inherited house quickly and without additional complications.
No Chains, No Delays: Just Fast Cash for Your Property
Imagine a world where selling your property doesn’t involve endless phone calls, tiresome negotiations, or the constant worry of deals falling through. That’s the reality when you choose Property Saviour over traditional estate agents or auctions. Estate agents might promise the moon, but they often deliver months of uncertainty, price reductions, and a parade of strangers traipsing through your home. Auctions, while seemingly quick, can leave you short-changed and burdened with hefty fees.
At Property Saviour, we’ve reimagined the selling process. We’re not just buying your property; we’re buying you peace of mind. No more sleepless nights wondering if your buyer’s mortgage will come through. No more disappointing calls about another lost sale. We step in with a straightforward, no-nonsense approach that puts cash in your pocket and a smile on your face. Our team moves at your pace, whether that’s a swift 10-day turnaround or a more relaxed timeline that suits your needs.
Ready to break free from the property-selling treadmill? Pick up the phone and chat with our team. We’re not here to pressure you; we’re here to present a genuine alternative that respects your time and your property’s value. Let’s turn the page on your property chapter together, with a solution that’s as refreshing as it is reliable. Ring us now – it’s time to savour a stress-free sale with Property Saviour.
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.
