Probate Application Guide
How to apply for a grant of probate
Applying for probate can feel overwhelming, especially when you are already dealing with the loss of someone close. This guide walks you through every step of the process in plain English, so you know exactly what to expect and what you need to do.
Whether you are the named executor in a will or the next of kin applying because there is no will, we cover the forms, the fees, the timelines, and the common mistakes that cause delays. If there is an inherited property to sell, we can also help with that.
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Before You Start
Who can apply for probate?
Not everyone can apply for probate. The person who applies depends on whether the deceased left a valid will and who is named in it. Understanding your role is the first step in the process.
With a Will
Grant of Probate
The executor or executors named in the will apply for a grant of probate. This gives them the legal authority to deal with the estate. Up to four executors can be named on the grant. You apply using the PA1P form or the online probate service.
- Executor named in the will applies
- Use form PA1P (or apply online)
- Up to 4 executors can act jointly
- An executor can renounce if they do not wish to act
Without a Will
Letters of Administration
When there is no will, the next of kin applies for letters of administration. The applicant becomes the "administrator" and has similar duties to an executor. The intestacy rules determine who inherits. You apply using the PA1A form or online.
- Next of kin applies (spouse first, then children)
- Use form PA1A (or apply online)
- Administrator follows intestacy rules
- Two administrators needed if a beneficiary is under 18
Not sure if you need probate?
Probate is usually required when the deceased owned property, had savings above the financial institution's threshold (often around £5,000 to £50,000 depending on the bank), or held investments. If the estate consists only of joint assets that pass automatically to the surviving owner, probate may not be needed.
Preparation
Documents you will need
Before you can submit your probate application, you need to gather a number of documents. Getting everything together in advance will make the application process smoother and reduce the risk of your application being returned.
Death certificate
You will need the original death certificate issued by the register office. Order several certified copies as banks, insurers, and other institutions will each need to see one.
The original will
If there is a will, you must submit the original document (not a copy) with your probate application. If the original cannot be found, you will need to explain the circumstances to the Probate Registry.
Asset and debt valuations
Written confirmations of every asset and debt at the date of death. This includes bank balances, property valuations, investment values, pension details, and any outstanding mortgages, loans, or credit cards.
Inheritance tax forms
Form IHT205 for estates that do not exceed the inheritance tax threshold and qualify as excepted estates. Form IHT400 (with supporting schedules) for larger or more complex estates where tax may be due.
Property valuation evidence
If the estate includes property, you need a reliable valuation at the date of death. This can be from a chartered surveyor (RICS) or written estimates from at least two estate agents. HMRC may challenge the figure later.
Identification documents
The applicant needs to prove their identity. If applying online, this is done through a GOV.UK verification process. If applying by post, you may need to provide copies of your passport or driving licence.
Step by Step
The probate application process in 7 steps
Here is the full process from start to finish. Each step builds on the previous one, so it is important to work through them in order.
Register the death and locate the will
The first step is registering the death with the local register office. In England and Wales, this must be done within five days. You will receive a death certificate, and you should order several copies as you will need them throughout the process. At the same time, locate the original will. Check the deceased's home, their solicitor, any safe deposit box, and the Principal Probate Registry's records. If you cannot find the will but know one existed, a solicitor can help trace it.
Identify who is entitled to apply
If there is a valid will, the executors named in it are entitled to apply for a grant of probate. Up to four executors can be named on the grant. If an executor is unable or unwilling to act, they can renounce their role. If there is no will, the person highest in the intestacy hierarchy (usually the surviving spouse or eldest child) applies for letters of administration instead.
Value the estate and gather financial information
You need to establish the total value of everything the deceased owned at the date of death and all debts owed. This includes property, bank accounts, investments, pensions, vehicles, personal possessions, and any other assets. Write to every financial institution to get date-of-death valuations. For property, obtain a professional valuation from a surveyor or written estimates from estate agents. Keep records of everything as HMRC may query your figures.
Complete the inheritance tax forms
Every probate application requires inheritance tax paperwork, even if no tax is due. For estates below the inheritance tax threshold with straightforward assets, you complete the IHT205 (or use the online excepted estate form). For estates that exceed the threshold or are more complex, you must complete the full IHT400 and any relevant supplementary schedules. If tax is due, you will need to arrange payment before the grant can be issued.
Submit your probate application
You can apply online through the government's probate service at gov.uk or by post using the PA1P form (with a will) or PA1A form (without a will). The online route is generally faster and helps reduce errors. You will need to make a statement of truth confirming the information is correct. Include the original will (if there is one), the death certificate, and the probate registry fee. Double-check everything before submitting.
Wait for the grant to be processed
Once submitted, the Probate Registry reviews your application. The current processing time is typically 8 to 12 weeks, though this can vary. If there are any issues, you will be contacted and asked to provide additional information or make corrections. During this waiting period, you can continue to manage the estate, market any property, and prepare for distribution. Do not simply wait - use this time productively.
Receive the grant and administer the estate
When the grant of probate is issued, you receive the official document that gives you legal authority to deal with the estate. You can now close bank accounts, sell property, settle debts, and distribute the estate to the beneficiaries according to the will. If you have already lined up a buyer for the property, you can proceed straight to completion. Keep detailed records of all transactions as you may need to produce estate accounts.
Costs
Current probate registry fees
The probate registry fee is set by the government and applies to all applications, whether you use a solicitor or apply yourself. The fee is paid from the estate, not from your personal funds.
Estates Over £5,000
£273
The standard probate application fee for estates valued at more than £5,000. This is a flat fee regardless of the estate's total value. Additional sealed copies of the grant cost £1.50 each - order several as you will need them to deal with banks and other institutions.
Estates Under £5,000
£0
There is no fee for estates valued at £5,000 or less. In practice, estates this small often do not require probate at all, as most banks will release funds below their own thresholds without a grant. However, if the estate includes property of any value, probate is almost always needed.
Fees as of 2025/2026
The figures above reflect the current probate registry fees as of 2024. The government has previously proposed increasing these fees significantly (at one point suggesting a sliding scale up to £6,000 for larger estates), but those proposals were not implemented. Fees may change in the future, so check the GOV.UK website for the latest information before submitting your application.
Timelines
How long does the probate application take?
The time from submitting your application to receiving the grant of probate is currently 8 to 12 weeks for straightforward cases. However, this is only part of the overall timeline. The preparation stage - gathering documents, obtaining valuations, and completing inheritance tax forms - typically takes 4 to 8 weeks before you are ready to submit.
For the full estate administration, from date of death to final distribution, most families should expect the process to take 6 to 12 months. Complex estates with inheritance tax, foreign assets, or disputes can take considerably longer.
Watch Out
Common mistakes to avoid when applying for probate
Errors in your probate application are one of the most common reasons for delays. The Probate Registry will return incomplete or incorrect applications, and you will have to resubmit. Here are the mistakes we see most often.
Submitting a copy of the will instead of the original
The Probate Registry requires the original will. If you submit a photocopy, your application will be returned. If the original has been lost, you need to submit an affidavit of plight and condition along with the best available copy, and the registry will consider whether to accept it.
Errors on the inheritance tax forms
Incorrect valuations, missing assets, or mathematical errors on the IHT205 or IHT400 are a frequent cause of delays. Take extra care with property valuations, as HMRC is known to check these carefully. If in doubt, get a professional valuation rather than estimating.
Not ordering enough copies of the grant
Once probate is granted, you will need to send sealed copies to multiple banks, building societies, and other institutions. Ordering extra copies when you apply costs just £1.50 each. Ordering them after the grant is issued takes longer and is more expensive.
Forgetting to include all assets
It is easy to overlook smaller assets such as premium bonds, forgotten bank accounts, or life insurance policies. Use a tracing service or check old correspondence to make sure nothing is missed. If assets are discovered after the grant is issued, you may need to file a corrective account with HMRC.
Delaying the application
Some families put off starting the probate process because they find it daunting or because they are grieving. While this is entirely understandable, delay only makes the process take longer overall. The sooner you submit, the sooner the grant will arrive. Start gathering documents early, even if you do not feel ready to submit straight away.
Not paying inheritance tax on time
If inheritance tax is due, it must generally be paid within six months of the date of death to avoid interest charges. The grant cannot be issued until at least some of the tax has been paid. Use the direct payment scheme to pay from the deceased's bank accounts if necessary, as you do not need to fund this from your own pocket.
Use the Waiting Time
What to do while waiting for probate
The weeks spent waiting for the grant do not have to be wasted. There is plenty you can do to move things forward so that the estate can be wrapped up as quickly as possible once probate arrives.
If the estate includes a property that needs to be sold, this waiting period is the perfect time to get a cash offer in place. A buyer like HouseBought4Cash can assess the property, provide a firm cash offer, and have all the legal paperwork ready to go. That way, you can complete the sale within days of receiving the grant.
Get a cash offer on the property
You do not need probate to market a property or accept offers. Getting a firm cash offer now means everything is ready for completion the moment the grant is issued. No chain, no mortgage delays, no risk of the sale falling through.
Secure and insure the property
As executor, you have a duty to protect the estate's assets. Make sure the property is secure, the heating is on in winter to prevent frozen pipes, and adequate insurance is in place. Standard home insurance may not cover an empty property.
Notify creditors and place statutory notices
Placing a notice under section 27 of the Trustee Act 1925 in The Gazette and a local newspaper protects you from personal liability for debts you did not know about. Creditors have two months to respond.
Begin organising the house clearance
Sorting through personal belongings takes time and can be emotionally difficult. Starting this process during the waiting period means you are ready to sell as soon as probate arrives. Cash buyers like us purchase properties in any condition, so a full clearance is not always necessary.
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Frequently Asked Questions
Common questions about applying for probate
We have helped many families navigate the probate process while selling inherited properties. Here are the questions we hear most often about probate applications.
We Understand This Is a Difficult Time
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