Probate basics
What is probate property?
What probate property means, how an inherited home is handled during estate administration, and who is responsible for it.
The home of inherited property
Ready to sell an inherited property?
For executors and beneficiaries selling inherited property in England and Wales. We can buy it directly, or help you sell it in the way that works best for you.
Subsidence. Damp. Fire damage. Unmortgageable. Missing title deeds. Disputed estates. Tenants who won't leave. Probate not yet granted. We've handled all of it.
We'll call you within 48 hours. No pressure, no obligation.
- Inherited property specialists
- Valuation within 48h
- No fees
What best describes your situation?
- Probate hasn't been granted yet
- I need to sell quickly
- The house is full of belongings
- The property needs work, or no lender will touch it
- I'm not sure whether to sell directly or on the open market
- I need to know how long this will take
- I'm an executor and unsure what I'm responsible for
- I want to know what it will cost
- I don't understand a term I've been given
£0
Fees charged to the estate when we buy
48h
From your first call to a valuation
25+
Regions covered across England and Wales
What do real probate property sales look like?
Every probate property situation is different. These are three estates where the usual routes had failed, what we did, and how long each took.
“The beneficiaries were abroad and needed speed and certainty.”
- 15 days
- Completion
- £0
- Fees charged
A London property empty for ten years, with all beneficiaries in Japan and no practical way to run a UK sale. Augusta completed within weeks, so the beneficiaries received their money without managing a distressed sale from Tokyo.
London estate sold for beneficiaries in Japan: Read the full case study
“After the auction failed and the property was broken into.”
- 7 days
- Completion
- £0
- Fees charged
A Manchester probate property that had failed at auction and then been broken into. Augusta bought it directly and completed the purchase in seven days, ending the executor's mounting security costs.
Manchester probate sale completed in 7 days: Read the full case study
“After fifteen months and three failed sales.”
- 2 weeks
- Completion
- £0
- Fees charged
Fifteen months on the market and three collapsed sales, caused by a right of way dispute with the pub next door. Augusta bought the property in two weeks, resolved the dispute by formal legal easement, and sold it on to an end user.
Lancashire title dispute resolved after 3 failed sales: Read the full case study
Reviews
What do people say about working with Augusta?
I inherited a house I didn't have the time or energy to deal with. It was located in Liverpool and I live far away – in Cornwall. It was also in very poor condition following a burst pipe over winter and would not have passed a survey. Augusta gave me a fair offer, paid the legal fees, and completed within a month. They did everything they said they would and were very easy to deal with!
Augusta is run by a former solicitor, so the process is professional from first contact to completion. They understand probate timelines, can deal with unexpected title issues, and unlike other cash buyers, always complete on time as promised.
We've sold several probate properties to Augusta over the past few months. Krish is straightforward to deal with, and his background in both property and law means he handles complications other buyers can't.
Why does selling an inherited property feel so overwhelming?
Selling an inherited property is nothing like a normal house sale. The legal process is unfamiliar, the property is often unmodernised or has problems, and every month it sits empty it costs the estate money. Most buyers either walk away from the complications or don't understand the probate process well enough to deal with them.
Augusta Probate is built for exactly this. Founded by a former probate lawyer and experienced property buyer, we handle the legal complexity, the property problems, and the time pressure that comes with an inherited property sale.
We start by working out which route suits the estate. That might be a direct sale to us, where we make a cash offer, cover your solicitor fees and clearance costs, and complete on your timeline. Or it might be the open market, where we help you find the right buyer through our network. Either way, you get a clear view of the options before you decide.
Which properties can we help you sell?
Some properties are hard to sell. For each of these, we can buy it from you directly, or help you sell it on the open market.
Dealing with one of these? Tell us about it
Structural problems
Subsidence, heave, cracked walls, movement, failing foundations. Sell to us and we buy as is, without lengthy surveys. Sell with us and we find the buyers who are prepared to take structural work on.
Poor condition
Damp, fire damage, disrepair, properties that have stood empty for years. We can make an offer whatever the condition, or help you reach the open-market buyers who are looking for a property to renovate.
Title defects
Missing title, unregistered land, restrictive covenants, boundary disputes and rights of way. We can buy with the defect in place, and we deal with the legal complexity.
Unmortgageable
Short lease, non-standard construction, no kitchen or bathroom. Most buyers need a mortgage, so these are hard to sell on the open market. We buy with cash, so a lender declining is not an obstacle.
Tenanted or occupied
Sitting tenants, family members still living in the property, or an occupier who will not leave. We can buy with the occupier in place.
Probate not yet granted
You can plan the sale and agree terms before the grant is issued, whichever route you take. We will tell you honestly what can and cannot be done before it arrives.
Full of belongings
A lifetime of possessions still in the house. If we buy it, we clear it at our own cost and you do not need to empty it first.
When we buy directly, we cover your solicitor fees and property clearance costs.
Understand
Before deciding anything about the property, it helps to know where the estate stands: whether probate has been granted, who needs to agree, and what the property costs to hold. Our guides and resources cover each of these.
We are also always happy to talk it through on a call.
Value
Our team reviews the property and gives you a clear valuation within 48h, based on market signals and the property's actual condition, so you know what it is worth before you choose anything.
Choose how to sell
You can sell to Augusta directly, with a written offer, no chain and no viewings. Or you can sell with Augusta on the open market, where we help you find the right buyer through our network.
Get it sold
If you sell to us, we cover your solicitor fees and clearance costs and complete on your timeline.
How do you sell an inherited property in the UK?
To sell an inherited property in the UK, the executor or administrator must first obtain a Grant of Probate or Letters of Administration. Once granted, the property can be sold on the open market, through an estate agent or at auction, or directly to a specialist buyer. Augusta Probate does both: we can buy the property ourselves, in any condition and on the estate's timeline, or help you sell it on the open market through our network. A direct sale suits an estate under time pressure, a property with complications, or holding costs mounting on an empty house. The open market suits an estate that can wait for the best price.
Tell us about your property and your situation
Let us know about you and what situation you are in: property location, condition, problems you are facing and what stage you are at with probate. You can fill in the form online or give us a call. No paperwork needed, no obligation.
Get a detailed and clear valuation within 48h
Our team assesses the property and provides a fair cash offer based on current market data and the condition of the property. You will know exactly where you stand.
Choose your selling route
Sell to us and we complete in 14 to 28 days from the grant, or on a timeline that works for your estate. No fees, no chain, no uncertainty. If your property is better suited to another route, we connect you with the right people from our network to get it done.
Who we help
Augusta Probate works with anyone responsible for, or affected by, the sale of an inherited property. Whether you're managing the estate, waiting on your inheritance, or advising a client, we're built for your situation.
Next of kin
You are the closest relative and the property has become your responsibility, often before you have had a chance to grieve. We explain what has to happen and in what order, and we do not push you to decide before you are ready.
Family members
You're a beneficiary waiting for the estate to be settled, and the property is holding everything up. We buy quickly so the estate can move forward.
Executors
You're legally responsible for the estate and the property needs to be sold properly. We understand probate inside out and make the sale straightforward.
Solicitors
Your client has an inherited property that's difficult to sell through normal channels. We buy directly, complete on your timeline, and make your job easier.
Charities
You've been named as a beneficiary and need the property converted to funds efficiently. We purchase in any condition, handle the complications, and complete without delay.
Resources for executors and beneficiaries
Clear, practical guides on probate, inherited property, and every decision that comes with it.
Common questions about probate property
Can you sell a house before probate is granted?
You can market a property before probate is granted, but you cannot complete the sale. Ownership cannot legally transfer without the grant. You can prepare the property, agree terms and accept an offer while you wait. GOV.UK advises against putting a property on the market until the grant is issued, so treat any agreed terms as provisional.
Do executors have to sell inherited property?
No. Executors are responsible for acting in the best interest of the estate and its beneficiaries, not for selling by default. Depending on the circumstances that may mean selling the property, transferring ownership directly to beneficiaries, or retaining it. The right answer depends on the will, the beneficiaries' wishes and what the estate owes.
How long does probate take in the UK?
Probate usually takes 6 to 12 months for a typical estate, and longer where there is a property to sell. Getting the grant itself is only part of it: the estate still has to be valued, tax settled and assets distributed afterwards. A property that needs repair, has a title defect or sits in a chain will extend that timeline further.
Why families choose Augusta Probate
Two ways to sell: directly to us, or on the open market
Inherited property specialists, not generic cash buyers
Support with difficult properties, in any condition
Clear valuations, based on real market data
No fees when you sell to us directly
Across the whole of England and Wales
“Most people don't realise how much is involved in selling an inherited property until they are actually in that position. IHT deadlines, beneficiaries who may disagree, and often a property in poor condition that is costing money every month it sits empty.
“That's why we built Augusta Probate. We understand the probate process inside out, we buy properties in any condition, and we complete at a time to suit you.”