When someone dies and leaves a will, you’ll need to register the death, locate the will, identify executors, apply for probate if required, value the estate, pay outstanding debts and taxes, distribute assets according to the will’s instructions, and finalise the deceased’s affairs. This process can feel overwhelming while you’re grieving, but breaking it down into manageable steps makes handling everything much easier.
Recent statistics reveal that only 44% of UK adults have a will, leaving millions of families vulnerable to intestacy laws. In 2023, there were 302,413 applications made for grants of representation (up 3% from 2022), with probate grants making up 79% of all grants issued. The average waiting time for probate applications was 9.6 weeks as of late 2024, though paper applications took significantly longer at 22.5 weeks compared to just 7.8 weeks for digital applications that weren’t stopped for queries.
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What To Do When Someone Dies With A Will?
When faced with the loss of a loved one who left a will, taking prompt action on several fronts is essential:
Contact the GP or hospital to obtain a medical certificate showing the cause of death
Register the death at your local registry office within 5 days (8 days in Scotland)
Obtain multiple copies of the death certificate (at least 5-10)
Locate the original will and identify the named executor(s)
Notify government departments through the Tell Us Once service
Inform banks, utility companies, and other organisations of the death
Secure the deceased’s property and valuables
Begin funeral arrangements according to any wishes expressed in the will
Sarah from Edmonton found herself overwhelmed after her father passed away suddenly. “Dad had kept his will in his desk drawer, but I had no idea where to start with everything else,” she told us. “The most helpful thing was making a checklist and tackling one task at a time.” Sarah later faced challenges selling her father’s property, which needed significant repairs. Property Saviour offered her a guaranteed sale without the stress of managing renovations from afar.
Understanding The Role Of An Executor
The executor named in the will has specific legal responsibilities and powers. If you’ve been named as executor, you’ll be responsible for administering the entire estate and ensuring the deceased’s wishes are carried out correctly.
An executor’s duties include:
Applying for probate (if required)
Creating an inventory of all assets and liabilities
Valuing the estate for probate and inheritance tax purposes
Paying any outstanding debts and taxes
Selling or transferring property and other assets
Distributing the remaining estate to beneficiaries
Keeping accurate records of all transactions
Preparing final estate accounts
Being an executor is a significant responsibility. Jay from Harlow discovered this when he was named executor of his uncle’s estate. “I didn’t realise how much work was involved or that I could be personally liable if I made mistakes,” he explained. The property had fallen into disrepair and faced repossession due to mortgage arrears. “Property Saviour’s quick purchase option was a lifesaver – it removed the risk of legal complications and helped me fulfil my duties as executor properly.”
What Is Probate And When Is It Required?
Probate is the legal authority that allows executors to access and distribute the deceased’s assets. Not every estate requires probate, but most do, especially those involving property or substantial assets.
You might not need probate if:
The estate is small (typically under £10,000)
Assets were jointly owned and pass automatically to the surviving owner
Certain financial institutions have policies allowing release of funds without probate
For most estates, however, applying for probate is necessary. You can apply online through GOV.UK if you’re the executor, have the original will and death certificate, and have already reported the estate value to HMRC. Digital applications are processed faster – averaging 7.8 weeks compared to 22.5 weeks for paper applications.
Valuing & Managing The Estate
Before applying for probate, you’ll need to calculate the total value of the estate. This includes all assets (property, investments, bank accounts, possessions) minus any debts (mortgages, loans, credit cards, utility bills).
Valuing a property accurately is crucial. Emma from Brighton inherited her grandmother’s bungalow along with her siblings, but they disagreed on its value. “We had three different estate agents give valuations, but they varied by over £50,000,” Emma told us. “The disagreement was causing family tension at an already difficult time.” Property Saviour provided a fair, guaranteed offer that all siblings agreed on, allowing them to settle the estate without further conflict.
Property Options After A Death
Property is often the largest asset in an estate and can present unique challenges for executors. The table below outlines the main options for handling property in an estate:
| Option | Advantages | Disadvantages | Timeframe | Suitable when |
|---|---|---|---|---|
| Traditional sale | Maximum market value | Viewings, negotiations, uncertainty | 2-6 months | Estate has time, property in good condition |
| Auction | Quick, transparent | Lower price, fees | 6-8 weeks | Property needs work, quick sale needed |
| Property buying company | Guaranteed sale, no viewings or chains | Below market value | 1-4 weeks | Need certainty, speed, or property has issues |
| Rent out | Provides income | Ongoing management, tax complications | Indefinite | Beneficiaries want long-term investment |
| Transfer to beneficiary | Keeps property in family | Potential tax implications | 3-6 months | Beneficiary wants to live in or keep property |
It’s worth noting that you cannot sell a property until probate has been granted. However, you can begin preparations, such as clearing possessions, getting valuations, and even marketing the property with completion subject to probate.
Many executors find that using a property buying company offers the simplest solution, particularly when the property needs work or quick completion is important. With Property Saviour’s we buy any property service, you can secure a guaranteed sale without the uncertainty of the open market, allowing you to fulfil your executor duties efficiently.
Who Do I Contact When Someone Dies?
Beyond immediate family and friends, numerous organisations need to be notified of a death:
Government departments can be notified through the Tell Us Once service, which informs:
HM Revenue & Customs (HMRC)
Department for Work and Pensions (DWP)
Passport Office
Driver and Vehicle Licensing Agency (DVLA)
Local council services
Financial institutions requiring notification include:
Banks and building societies
Mortgage providers
Pension companies
Credit card providers
Investment platforms
Service providers to contact:
Utility companies
Mobile phone and broadband providers
Subscription services
Clubs and memberships
Landlords or tenants
“One thing I recommend to all our clients dealing with bereavements is to get at least 10 copies of the death certificate,” advises Ramnik, our property specialist at Property Saviour. “Every organisation wants an original, and while some return them, others don’t. Having multiple copies saves tremendous time and stress.”
What To Do With The ‘Stuff’ When Someone Dies?
Sorting through a loved one’s belongings is often emotionally challenging. From our experience helping bereaved families sell properties, we’ve observed that personal possessions often cause more emotional strain than financial matters.
A client in St. Albans shared with us: “I thought selling Mum’s house would be the hardest part, but it was going through her possessions that really tested me. Every item held memories.” Based on helping numerous families through this process, we recommend:
Take your time if possible; rushing can lead to regrets
Identify items with sentimental value before monetary value
Consider photographing collections you can’t keep but want to remember
Invite family members to select meaningful items before disposal
Use a three-pile system: keep, donate/sell, dispose
If you’re selling the property, remember that Property Saviour can purchase it even with contents inside, giving you more time to sort through possessions without delaying the estate settlement.
Can A Will Be Changed After A Person Dies?
A will cannot be changed after death. As our solicitor explains, “Once someone dies, their will becomes a legally binding document that must be followed as written.” However, there are a few circumstances where the outcome might differ from the exact wording:
Beneficiaries can agree to vary the distribution (through a Deed of Variation)
Someone might challenge the will’s validity (though successful challenges are rare)
A family member might make a claim under the Inheritance (Provision for Family and Dependants) Act 1975
From our experience at Property Saviour, we’ve seen family disputes arise when expectations don’t align with the will’s contents. “Clear communication during your lifetime is the best prevention for post-death disputes,” notes Saddat, our property specialist. “We’ve worked with numerous executors who were relieved to have our guaranteed property purchase service because it removed one potential source of family disagreement.”
How Long Does A Probate Property Sale Take?
Selling a property through probate involves additional steps compared to a standard property sale. The process cannot be completed until probate has been granted, which currently takes an average of 9.6 weeks. Once probate is granted:
A traditional market sale typically takes an additional 2-3 months
Auction sales can complete in 4-6 weeks from the auction date
Property buying companies like Property Saviour can complete in as little as 7-28 days
One Potters Bar executor told us: “After waiting nearly three months for probate, I couldn’t face another lengthy sale process. Property Saviour purchased my late father’s house within three weeks of probate being granted, which meant I could distribute the estate and close this difficult chapter much sooner.”
What An Executor Can And Cannot Do?
Executors have significant powers but also important limitations:
Executors can:
Apply for probate
Pay debts and funeral expenses from estate funds
Sell property and assets to settle debts or distribute proceeds
Decide when to sell property (though beneficiaries can apply to court if unreasonably delayed)
Recover debts owed to the deceased
Defend the estate against claims
Executors cannot:
Change the will’s terms
Favour one beneficiary over others
Unnecessarily delay estate distribution
Mix estate money with their personal funds
Make a profit from their position (beyond any fee specified in the will)
Ignore valid claims against the estate
At Property Saviour, we’ve worked with many executors who appreciate our straightforward approach. “When you’re managing someone else’s money and property, the responsibility can be immense,” says a client from Wood Green. “Having a guaranteed property sale removed a huge uncertainty and helped me fulfil my duties confidently.”
Dealing With Property After A Death In England & Wales
The process for handling property after a death in England and Wales follows specific legal requirements:
The executor must obtain probate before selling the property (unless it was jointly owned as “joint tenants” and passes automatically to the surviving owner)
The property must be valued professionally for probate and tax purposes
The executor must decide whether to sell or transfer the property according to the will
If selling, the executor must ensure they achieve a reasonable price
The sale proceeds become part of the estate for distribution
If you’re struggling with an inherited house that needs work or quick sale, remember that Property Saviour offers a compassionate, guaranteed purchase service that provides certainty during an uncertain time. Our process is designed to be simple and stress-free, giving executors one less thing to worry about.
Handling someone’s estate after they die is both an administrative challenge and an emotional journey. Breaking the process into manageable steps and seeking support where needed can make a significant difference.
If you’re dealing with property as part of an estate and need certainty rather than the open market’s uncertainties, Property Saviour’s “we buy any property” service offers a guaranteed sale with no viewings, no chains, and minimal stress. Whether the property is in Chichester, Winchester, Brighton or anywhere else in the UK, we understand this isn’t just a transaction-it’s part of saying goodbye and fulfilling your responsibilities to someone who trusted you.
We’ve helped countless executors and beneficiaries navigate the property aspects of estate administration with empathy and efficiency. Get in touch with Property Saviour if you need certainty and speed during this challenging time-we’re here to make at least one part of the process straightforward when you need it most.
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