Most executors have never sold a house that isn't their own, and the probate process adds a layer of paperwork on top. Here is the sequence that works.
1. Secure and insure the property
Tell the insurer the owner has died and the house is empty. Most policies restrict cover after 30 or 60 days of unoccupancy; you may need a specific empty-property policy. Drain the heating in winter or leave it on low, and check the house weekly.
2. Get a probate valuation
You need the open-market value at the date of death for the inheritance tax forms. Ask two or three estate agents for a written valuation, or instruct a RICS surveyor for a formal one if the estate is near the IHT threshold. This figure also becomes the base cost for any capital gains tax later.
3. Apply for the grant
Inheritance tax has to be paid (or arranged) before the grant is issued. HMCTS's service standard is 16 weeks; straightforward online applications are often quicker. Nothing can complete until the grant arrives, but everything else can be prepared.
4. Council tax and utilities
An empty property awaiting probate is normally exempt from council tax (Class F) until the grant and for six months afterwards. Tell Cheshire West & Chester or Cheshire East, and put utilities into the estate's name so bills don't bounce.
5. Decide how to sell
An estate agent will usually achieve a higher headline price if the house is in good order and the beneficiaries can wait four to six months. A direct cash buyer like us pays less than a perfect retail sale but completes in weeks, buys as-seen with contents in place, and charges no fees. Houses in poor condition often net the estate a similar figure either way once empty-house costs and the chain risk are counted.
6. Clearing the house
If you sell to us, skip this step. Otherwise budget £800 to £2,500 for a clearance firm, and check for anything of value first: paperwork, jewellery, and in older houses, items that need specialist disposal.
7. Exchange and completion
With the grant in hand, a cash sale exchanges and completes within three to four weeks. The estate's solicitor distributes the proceeds once the completion statement is agreed.
If you'd like a written offer for an inherited property anywhere in Cheshire, we'll view within 48 hours.