Inherited Property Guide
Selling your parents' house after death
Losing a parent is one of the hardest things you will ever face. When you also have to deal with selling their home, it can feel overwhelming. This guide walks you through each step with care and clarity.
What to do first when a parent passes away
In the immediate days and weeks after losing a parent, the practical matters can feel impossible to think about. There is no rush to make decisions about property, but there are a few things that need to happen in a certain order. Understanding those steps can help you feel more in control during an incredibly difficult time.
Register the death
This must be done within five days in England and Wales (eight days in Scotland). You will receive the death certificate, which is needed for almost every step that follows, including probate, notifying banks and eventually selling the property.
Locate the will
Check your parent's personal papers, their solicitor, or the Probate Registry. The will names the executor - the person responsible for administering the estate, including any property sale. If there is no will, the estate is dealt with under the rules of intestacy and the next of kin can apply to become the administrator.
Apply for probate
The executor (or administrator) applies for a grant of probate through the Probate Registry. This legal document confirms their authority to deal with the deceased's assets. Without it, you cannot complete the sale of a property held in your parent's sole name.
Do you need probate to sell?
Whether you need probate depends on how the property was owned. This is one of the most common questions families ask, and the answer is not always straightforward.
Sole ownership
If your parent owned the property in their name alone, probate is required before the property can be sold. The Land Registry will not transfer ownership without a grant of probate or letters of administration.
Joint tenants
If your parents owned the home as joint tenants and one has passed away, the property automatically passes to the surviving joint tenant through the right of survivorship. In this case, probate is usually not needed for the property itself, though it may still be required for other assets in the estate.
Tenants in common
If the property was held as tenants in common, each owner holds a distinct share. The deceased's share forms part of their estate and probate will be needed to deal with it. This is common in situations where parents have remarried or have different beneficiaries.
Practical steps to selling as executor
As the executor, you have a legal duty to act in the best interests of the beneficiaries. When it comes to selling the family home, this means achieving a reasonable price and managing the process responsibly. Here is what that typically involves.
Get a property valuation
You will need a valuation for probate purposes (to calculate any inheritance tax) and potentially a separate market valuation for the sale. Estate agents will usually provide free market appraisals. For HMRC, the probate valuation should reflect the open market value at the date of death.
Secure and maintain the property
Empty properties are vulnerable to damage, break-ins and deterioration. Make sure the building insurance is up to date and covers an unoccupied property. Keep the heating on at a low temperature in winter to prevent burst pipes, and check the property regularly.
Decide how to sell
You can sell through a traditional estate agent, at auction, or to a cash buyer. Each route has different timescales and costs. An open market sale typically takes 4 to 6 months but may achieve a higher price. A cash sale to a company like HouseBought4Cash can complete in as little as 7 to 28 days, giving you certainty and speed.
Instruct your own solicitor
Regardless of how you sell, you will need to appoint a conveyancing solicitor to handle the legal side of the sale. They will deal with the Land Registry transfer, handle the proceeds and ensure everything is completed properly. You are free to choose whichever solicitor you prefer.
Costs to consider while waiting to sell
One thing that catches many families off guard is how quickly the costs of maintaining an empty property add up. While you are waiting for probate, finding a buyer and completing the sale, the estate continues to bear these expenses.
Council tax
An empty property may qualify for a council tax exemption for a limited period after death (usually up to six months while probate is being obtained, or until the property is sold). After that, full council tax is payable and some councils charge a premium on long-term empty properties.
Building insurance
Standard home insurance often does not cover unoccupied properties. You may need specialist unoccupied property insurance, which is typically more expensive. If the property is left uninsured and something goes wrong, the estate could face a significant loss.
Utility bills and maintenance
Even empty homes need heating in winter, security lighting and regular maintenance. Garden upkeep, clearing post, and dealing with any repairs all cost time and money.
Mortgage payments
If there is an outstanding mortgage on the property, payments continue to be due. The lender should be notified of the death and may offer a temporary arrangement, but the debt does not simply disappear.
How a cash sale simplifies things
For many bereaved families, the priority is not achieving the absolute highest price - it is getting the property dealt with so the estate can be settled and everyone can move on. A cash sale through HouseBought4Cash offers a number of advantages in this situation.
Speed and certainty. We can make a cash offer within 24 hours and complete the purchase in as little as 7 days once probate is in place. There is no chain, no mortgage to arrange, and no risk of a buyer pulling out at the last minute.
No need for repairs or clearing. We buy properties in any condition. If the house is full of your parent's belongings, needs decorating, or has maintenance issues, that is not a problem. We will buy it as it stands.
Simple for all beneficiaries. When there are multiple siblings or beneficiaries involved, a clear cash offer gives everyone a straightforward figure to consider. There are no negotiations, no competing offers and no uncertainty about the final sale price.
Reduce ongoing costs. The faster the sale completes, the less the estate pays in council tax, insurance, utilities and maintenance. A quick cash sale can save the estate hundreds or even thousands of pounds in running costs.
Need to sell your parents' house?
We understand how difficult this time is. Get a no-obligation cash offer today and let us take the stress out of selling the family home.
Frequently asked questions
Common questions about selling a parent's house after death