Probate

Selling a property after a death can feel overwhelming.

Alongside the emotional impact, there are practical decisions to make, often within a legal and tax framework.

I provide calm, experienced advice to help executors and families navigate the process carefully and confidently.

Probate sales are rarely straightforward.

You may be dealing with:

• Multiple beneficiaries
• Differing opinions on value
• Inheritance tax considerations
• A property that has not been updated for many years
• A vacant house
• Tight probate timelines
• Emotional attachments
• Uncertainty about when to sell

This is very different from a standard property sale.

It requires sensitivity, experience and a clear strategy.

The valuation submitted for probate purposes is extremely important.

It may be used:

• For inheritance tax calculations
• By HMRC if the property is later sold
• As a reference point for beneficiaries
• To determine sale strategy

An inaccurate valuation can create complications later.

Too high, and you risk tax implications.

Too low, and it may raise questions when the property is sold.

I provide carefully considered, evidence-based valuations designed to be robust and defensible.

I work directly with executors and families to:

• Provide a probate valuation
• Advise on timing of sale
• Recommend preparation (if needed)
• Advise whether to refurbish or sell as is
• Select the right estate agent
• Set pricing strategy
• Manage the sale process
• Handle negotiations
• Hold the chain together

My role is to guide you through the entire process, ensuring decisions are made calmly and with clarity.

Many probate properties are vacant, sometimes for extended periods.

This raises additional considerations:

• Insurance requirements
• Presentation
• Clearance of contents
• Maintenance
• Security
• Whether to refresh or sell unchanged

I can advise on the most appropriate approach depending on the property, market conditions and family objectives.

I regularly work with:

• Executors
• Trustees
• Solicitors
• Families
• Multiple beneficiaries
• Overseas owners

My role is often to provide an independent, experienced voice that everyone can trust.

Probate sales often require:

• Patience
• Sensitivity
• Clear communication
• Strong negotiation
• Experience managing chains

I handle each situation discreetly and personally, working directly with you from initial valuation through to completion.

If you need advice following a bereavement, I would be happy to help.

I can provide:

• Probate valuation
• Sale strategy advice
• Informal guidance
• Confidential discussion