Selling a House After the Death of a Parent

Yes, you can sell a house after the death of a parent, but you cannot complete the sale until the executor has legal authority to sell, which in practice means a grant of probate (or letters of administration if there was no will). A Grant usually takes around 16 weeks from a complete application, and the whole job of selling an inherited home typically runs 4 to 9 months on the open market or 7 to 28 days with a genuine cash buyer once the paperwork is in place. You can start valuing, clearing and even marketing the property before the grant arrives. Taking a few weeks to breathe is almost always fine.

First, the part nobody puts in a checklist: you don't have to decide this month

Most guides open with a to-do list. I'd rather start with this: the single most expensive mistake families make after a parent dies is deciding in a rush. Grief and a house you can't bear to walk into are a bad combination for a six-figure decision.

There is, thankfully, very little that has to happen in the first few weeks. Register the death, find the will, tell the bank, secure the house, notify the insurer. Everything else, including the question of whether to sell at all, can wait until you've caught your breath.

That said, there is a real clock running in the background, and it is worth knowing where it ticks. Inheritance Tax (if any is due) must be paid within six months of the end of the month of death before HMRC starts charging interest. Council tax exemptions run out. The insurance on an empty house gets awkward after 30 to 60 days. None of this means panic. It means you should build a rough plan inside the first month, even if the decision itself comes later.

Who actually has the power to sell?

The person who can sell is the personal representative. If your parent left a will naming executors, that is them. If there was no will, the law (the intestacy rules) decides who can apply to administer the estate, normally in this order: spouse or civil partner, then children, then grandchildren, parents, siblings and so on. That person applies for letters of administration rather than probate, and the process is slower because there is no named executor to rely on.

Three situations catch people out.

• Several executors. If the will names three of you, all three generally have to agree and sign. One sibling dragging their feet can hold up the lot.
• Executors who don't want the job. You can step aside formally (renounce) or let a solicitor act, but you can't half-do it. Pick before you start taking decisions.
• A house held as joint tenants. If your parents owned the house jointly with the right of survivorship, it passed automatically to the survivor and probate is not needed for the house itself. If your parent owned it as tenants in common, or alone, their share goes through the estate.

Check how the property is held before you do anything else. The Land Registry will tell you for a few pounds, and it settles half the family arguments before they start.

Probate: what it is, how long it takes, what it costs

Probate is the court's confirmation that the will is valid and the executor can deal with the estate. Without it, the buyer's solicitor won't exchange contracts and the Land Registry won't register the transfer.

On timing, HMCTS has recently quoted around 16 weeks from a complete application to the grant being issued in England and Wales, though digital applications tend to be quicker than paper ones, and an application that is stopped for a query takes much longer. A decade ago, four to eight weeks was normal. It hasn't gone back to that, and I'd plan around three to four months rather than the best-case scenario.

The court fee is currently £300 for estates over £5,000, with an optional charge for extra copies of the grant. Check the current figure on GOV.UK before you apply because fees have changed more than once.

What slows applications down is boringly predictable:

• A missing or unsigned Inheritance Tax form (the IHT400, or the IHT205 for small estates) or the wrong reference number.
• The original will not being sent in. A photocopy is not enough.
• A question over how the will was witnessed, or a later codicil.
• Executors who disagree on who is applying.

Get these right first time and you've done more to speed up the sale than any estate agent could.

Can you sell before probate is granted?

Partly. You can instruct an agent, accept an offer and instruct conveyancers in parallel. Many buyers are perfectly happy to wait if they understand the position. What you can't do is exchange contracts or complete. Be upfront about this with every viewer, because a buyer who finds out late that completion is three months away will either walk or squeeze the price.

A word of warning on this: it is tempting to agree a quick cash sale before probate so the money is "sorted". The sale still can't complete until the grant arrives, so a promised completion in 14 days before probate is either a misunderstanding or a sales line. Be sceptical.

Valuing the house: the number that follows you around

You need a value for the date of death. HMRC calls it the probate value, and it has two jobs.

1. It goes on the Inheritance Tax forms, even for estates where no tax is due.
2. It is the base cost if the house is later sold for more. Capital Gains Tax is calculated on the rise from the probate value to the sale price, not from whatever your parent paid in 1987.

You are not legally required to use a RICS surveyor. HMRC will accept a reasoned written valuation from a local agent, and many executors use one. But for a higher-value house, an unusual property, or an estate close to the Inheritance Tax threshold, a RICS Red Book valuation is cheap insurance. A few hundred pounds buys you something HMRC rarely argues with, and a low valuation that gets challenged later can cost thousands.

Two practical points. First, a valuation that is too low might save Inheritance Tax today but raises the Capital Gains Tax bill if you sell for more later. The two taxes pull in opposite directions, which is why honest valuation beats clever valuation. Second, if you want a free starting point to judge what the house might fetch, our house valuation guide explains what drives value and how to cross-check an agent's number.

Inheritance Tax: the bit that actually moves the numbers

Most estates owe nothing. That is worth saying plainly because the tax gets the headlines. But with property prices where they are, many ordinary families with a single parent and a paid-off house find themselves on the wrong side of the line.

The basic rules for 2026/27:

• The nil-rate band is £325,000 per person.
• The residence nil-rate band is up to £175,000 more, but only if a home (or proceeds from selling it) goes to direct descendants: children, stepchildren, grandchildren. It starts tapering away for estates above £2 million.
• Anything above the available allowances is taxed at 40%.
• Unused allowance from a deceased spouse or civil partner can usually be claimed by the survivor, so a widowed parent may have up to £1 million of combined allowances.
• These thresholds have been frozen for some years and are not currently scheduled to rise soon, which is why more estates are dragged in.

A worked example

Say your widowed mother leaves an estate of £650,000: a house worth £400,000 and £250,000 in savings and investments, all passing to two children.

Item	Amount
Total estate	£650,000
Nil-rate band (her own)	£325,000
Residence nil-rate band (house goes to children)	£175,000
Taxable estate if nothing is transferred from a late spouse	£150,000
Inheritance Tax at 40%	£60,000
Same estate, with a late father's full unused allowances transferred	£0

That last line is the one people miss. If your father died first and left everything to your mother, his unused allowances can often be claimed on the second death, but only if the executors claim them on the forms. It doesn't happen automatically. Dig out his paperwork.

When does the tax get paid?

Inheritance Tax is due six months after the end of the month in which the person died. Interest starts after that. Here is the awkward bit: HMRC normally wants payment before the grant is issued, but the estate's money is often frozen until the grant arrives. Banks can release funds directly to HMRC for this purpose, and there is also the option of paying tax on a house in instalments over ten years with interest, which can help if the house is the main asset and you intend to keep it. If the house is going to be sold anyway, selling it and paying the bill in one go is usually cleaner.

Capital Gains Tax: smaller but easy to forget

There is no CGT on death itself. The house is revalued to its probate value and the gain clock resets. If the executors then sell for more than that value (after costs of sale), the personal representatives pay CGT on the difference.

The key numbers: personal representatives have an annual exempt amount (£3,000 at present) for the tax year of death and the following two tax years, and residential property gains are charged at 24% in the estate's hands. Where UK residential property is sold and there is a gain, the return and payment are due within 60 days of completion. People miss that deadline all the time.

A second worked example

The house has a probate value of £280,000. Eight months later it sells for £295,000. Selling costs (agent, legal) come to £5,000.

• Sale price £295,000 less probate value £280,000 = £15,000 gain.
• Less £5,000 allowable selling costs = £10,000.
• Less the £3,000 annual exempt amount = £7,000 taxable.
• At 24% that's about £1,680 of CGT.

Not life-changing, but it's real money and a penalty-and-interest letter if you forget to report it. If the house sells at or below probate value, there's no gain and nothing to pay. This is the practical argument for pricing realistically rather than waiting for a mythical better offer: every month the market moves against you can wipe out the benefit.

Looking after an empty house

Empty homes deteriorate quickly and they attract trouble. This is the section I'd tell a friend to read twice.

• Insurance. Standard home policies typically restrict cover once a property has been unoccupied for 30 to 60 days. Phone the insurer now, say the owner has died, and ask what they need. You may need specialist unoccupied cover, and it is much cheaper than discovering the gap after a burst pipe.
• Heating and water. In winter, keep the heating on low or drain the system. A frozen and burst pipe in an empty house can run unnoticed for weeks.
• Visits. Someone should check weekly, move the post, open a few curtains, and take photos for the file. Insurers often require evidence of regular inspections.
• Council tax. In England, a property left empty by a death is generally exempt from council tax until six months after probate is granted, after which a charge (and sometimes an empty-homes premium) can apply. Tell the council promptly.
• Utilities. Don't cancel everything. Switch to the executor's name and keep the basics running. Take meter readings on the date of death.
• Mail. Redirect it. Unopened post is a signal to burglars, and also where important letters from HMRC and lenders land.

Clearing the house without regret

Clearing a parent's home takes longer than anyone budgets for, and it is often the thing that quietly delays a sale by months. My advice is to do it in three passes.

1. Documents and valuables first. Passports, bank statements, policies, deeds, jewellery, cash. Take the originals and photograph the rest. Look in the unlikely places: books, coat pockets, the freezer.
2. Things people want. Agree a list among the family before anything moves. A simple spreadsheet with "who wants what" avoids more sibling disputes than any lawyer.
3. Everything else. Charity shops, house clearance firms, the tip. Get two or three quotes for a clearance and be wary of anyone quoting a flat price without looking, because contents sometimes have real value.

One thing to watch: assets in the house legally belong to the estate until the executor distributes them. Don't let anyone start taking furniture before the will has been read and the estate is in order, or you can have a very awkward conversation later with a sibling who was promised the dining table.

Many buyers, particularly cash buyers and investors, will take a house as it stands, contents and all. If clearing is the thing that's stopping you, that is a legitimate reason to consider that route, but you'll pay for the convenience through the price.

Your real options for selling

This is where I'll be direct about trade-offs, because most pages on this subject have a product to sell you and bury the downsides.

Route	Typical timeline (after probate)	Typical price vs market value	Best for	Main downside
High-street estate agent	12 to 24 weeks to completion	95 to 100% (before fees)	A well-presented, mainstream home with no rush	Chains, fall-throughs (around 1 in 4 sales collapse), commission of roughly 1 to 1.5% plus VAT
Online or fixed-fee agent	Similar to above	95 to 100% (before fees)	Executors willing to do viewings and chase	Less hand-holding; fee is often paid upfront
Auction	4 to 8 weeks	Varies widely, often 85 to 100%	Unusual or run-down properties	Fees, reserve risk, a fixed 28-day completion rule
Cash buyer or house-buying company	7 to 28 days	Typically 75 to 85%	Poor condition, family needing a clean break, tight deadlines	You will leave money on the table
Sibling buy-out or keep and rent	Weeks to months	Independent valuation	One beneficiary wants to keep the home	Needs agreement, funding and good legal advice

A worked comparison

Suppose the house is valued at £280,000 and needs a new kitchen and some damp work.

• Open market: a needy house realistically agrees at around 94%, so about £263,000. Take off roughly £4,300 in agent fees including VAT, £1,500 in legal costs and about £1,250 for five months of insurance and upkeep, and you net roughly £256,000 after around five months.
• Cash buyer at 80%: £224,000, with the buyer typically covering their own legal costs and no agent fee. Net around £224,000, in three to four weeks.

The gap is roughly £30,000 in this example, and wider if the house sells closer to full value. Whether that's worth paying is a personal call. If three siblings live in different parts of the country and nobody can face another six months of keys, council tax and clearance runs, some families decide it is. Fair enough. But do the sum first, with real numbers, not a feeling.

Who a fast cash sale suits, and who it does not

It tends to suit:

• Executors who live far away and cannot manage the property.
• Houses in poor condition, with structural problems, short leases, or hoarded contents, where the open market will be slow or the mortgage lenders will baulk.
• Estates under real time pressure, such as an Inheritance Tax deadline with no other source of cash, or beneficiaries who need the money.
• Families who simply want it over.

It tends not to suit:

• A tidy, mortgageable house in a decent area. The open market will almost always pay noticeably more.
• Estates with plenty of time and no deadline.
• Anyone who hasn't had a proper valuation, because you can't judge a discount against a number you don't have.
• Executors who feel pressured. If a buyer is leaning on you to sign this week, that is a reason to slow down.

If you go down the cash route, the honest range is 75 to 85% of market value. Offers above roughly 82% deserve some scrutiny, not because they're bad but because they sometimes come with a catch, such as a later price chip. Get at least three offers, insist on the offer in writing, and read our guide to cash house buyers and the comparison of house-buying companies before you talk to anyone. If you want the quick version of how the process works, start at sell house fast.

How to check a buyer is genuine

Executors have a duty to get a proper price for the estate and to avoid being caught out. A bad buyer is not just disappointing; it can expose you personally. Run through this before you sign anything.

1. Membership of a recognised scheme. The National Association of Property Buyers (NAPB) and The Property Ombudsman (TPO) both run schemes with codes of conduct and complaints routes. Membership isn't a guarantee, but not being a member should make you ask why.
2. Company check. Look the business up on Companies House. How long has it existed? Who are the directors? Are accounts filed on time?
3. Proof of funds. A real cash buyer can show cleared funds or a solicitor's letter. "We have funds available" is not proof.
4. No upfront fees. You should never pay to receive an offer. Be wary of anyone requesting a fee for a "legal pack", "valuation" or "admin".
5. No lock-in or exclusivity trap. Some contracts bind you to one buyer or charge you a penalty for withdrawing. Read it with a solicitor.
6. Your own solicitor. Use an independent one. Not the buyer's recommended firm.
7. Read independent reviews. Trustpilot is a start, but look at the one- and two-star reviews and how the company replied.

And be wary of the price chip: an offer that quietly reduces after survey, "because of issues". It is the most common complaint in this part of the industry, and it is why you want the offer, conditions, and exchange date fixed in writing.

When families disagree

The legal position is plain: if there are several executors or beneficiaries and nobody can agree, the estate cannot be sold without the executors acting together. Beneficiaries who aren't executors can't force a sale directly but can apply to the court if the executors are stuck. A court application costs money and goodwill, and it is nearly always slower than a conversation.

If you're heading for a row:

• Get one independent valuation that everyone accepts. Arguments about price end quickly when the number isn't yours.
• Put the options on one page: sell on the market, sell fast, one sibling buys out the others, or let it for a time. Beneficiaries often disagree about the route, not the goal.
• Consider mediation. A few hundred pounds and a half-day beats a year of silence.
• Agree who pays for the upkeep in the meantime. Costs of insuring and heating an empty house come out of the estate, but only if you keep receipts.

Common mistakes I'd steer you away from

• Accepting the first cash offer. It is almost always the lowest you will see.
• Letting the house sit empty for months with no insurance review. One uninsured burst pipe wipes out any saving.
• Using a "probate valuation" from someone with a sales interest. If the person valuing the house is also hoping to buy it, you have a conflict.
• Splitting the money before Inheritance Tax and debts are settled. Executors can be personally liable for tax if they distribute too early. Wait for the clearance.
• Forgetting the 60-day Capital Gains Tax return. Put the date in the diary on the day of completion.
• Doing it alone when it is complicated. A solicitor or probate specialist costs money, but a missed deadline or an unreported gain costs more.

A sensible order of play

1. Locate the will, confirm who the executors are, and check how the house is owned.
2. Tell the insurer and secure the property.
3. Get a written valuation, RICS if the estate is large or close to a threshold.
4. Apply for probate. Use the online service if you can.
5. Meanwhile, agree among the family what happens to the contents and what route you prefer.
6. Market the house or collect cash offers, and be honest with every buyer that probate is pending.
7. Instruct a conveyancer, and make sure they know it is an estate sale.
8. Pay any Inheritance Tax and, after completion, report and pay any Capital Gains Tax within 60 days.
9. Pay debts, then distribute. Keep clear records for at least a few years.

If you want help weighing the options without a hard sell, Ready Steady Sell was founded by Lisa Hayes to give homeowners straight comparisons of the fast-sale market, including when a cash sale is the wrong answer. Our industry data page shows how typical offers and timelines stack up, and the property jargon guide decodes the legal terms you'll hit along the way.

Frequently asked questions

Can I sell my late parent's house before probate comes through?

You can market it and accept an offer, but you cannot exchange contracts or complete until the executor holds the grant. Tell buyers early so they can decide whether to wait.

Who pays Inheritance Tax when a house is sold?

The estate pays it, from estate funds, before beneficiaries receive their shares. The buyer pays nothing towards it. If the estate has no cash, the proceeds of the sale usually settle the bill, or you can pay on a house in instalments if you are keeping it.

Do I pay Capital Gains Tax on an inherited house?

Only on any rise between the probate value and the eventual sale price, after allowable costs. The estate has its own annual exempt amount, and a report is due within 60 days of completion if there is a gain on UK residential property.

How long does it take to sell a house after a parent dies?

Allow about four months for probate, then roughly 12 to 24 weeks on the open market, or 7 to 28 days with a cash buyer. Overlap the steps wherever you can so the total is closer to six months than twelve.

What if my siblings and I disagree about selling?

Agree on one independent valuation, set out the options in writing, and try mediation before court. A court can order a sale, but it is slow and expensive and rarely worth it.

Is a quick cash sale a good idea for an inherited property?

Sometimes. It makes sense if the house is in poor shape, you live far away, or you need certainty. If the house is in good order and there's no deadline, you will probably lose tens of thousands against the open market. Compare several offers, check the buyer, and decide with the numbers in front of you.

This guide is general information, not legal or tax advice. Rules and thresholds change, so confirm current figures on GOV.UK and speak to a solicitor or tax adviser about your own estate.