Around 250,000 properties are sold as part of the probate process each year in the UK. For buyers, probate sales can offer below-market prices and less competition. For sellers (executors), the process is laden with responsibilities and potential pitfalls.\n\nWhat Is Probate — When someone dies, their estate (including property) must be administered according to their will or intestacy rules. The executor (named in the will) or administrator (appointed by the court if there is no will) applies for a Grant of Probate, which gives them legal authority to deal with the deceased's assets. The property cannot be sold until the Grant is issued.\n\nTimeline — Applying for probate currently takes 8 to 16 weeks through the Probate Registry (timescales vary). Only after the Grant is received can the executor market and sell the property. The total time from death to completion of a property sale is typically 6 to 12 months. Buyers should be prepared for delays.\n\nFor Buyers — Probate properties often sell below market value because executors are motivated to settle the estate, properties may have been occupied by elderly owners with deferred maintenance, executors may lack local market knowledge, and the property is usually vacant. However, expect longer timescales, limited information about the property's history and condition, and sellers who cannot negotiate on emotional grounds because they are fulfilling a legal duty.\n\nSurvey Considerations — Always commission a full building survey on a probate property. Elderly owners may not have maintained the property for years. Common issues include outdated electrics, old heating systems, damp from poor ventilation in unoccupied homes, and deferred roof maintenance. These issues affect the price but also your ability to get a mortgage if the property is not habitable.\n\nFor Executors — You have a legal duty to obtain the best reasonable price. Get at least three estate agent valuations and consider a professional RICS valuation for inheritance tax purposes. HMRC can challenge the probate value if they believe the property was undervalued. Keep records of all decisions and the reasoning behind accepting offers.\n\nInheritance Tax — If the estate exceeds the nil-rate band (325,000 per person, plus 175,000 residence nil-rate band if the property passes to direct descendants), IHT at 40% may be payable. IHT must be paid within 6 months of death, but a payment plan can be arranged for property if the property has not yet been sold. The sale price determines the final IHT liability if different from the probate valuation.\n\nMortgaging a Probate Property — Most lenders will mortgage a probate property normally once the Grant of Probate has been issued. The main challenges arise if the property is in poor condition, has been vacant for an extended period, or lacks essential services. Vacant property insurance should be in place from the date of death.