Selling an inherited property runs through seven phases: protect the property, confirm legal authority, establish the tax position, align the beneficiaries, manage condition and risk, choose a sale route, then exchange and distribute. Roughly 120 individual actions, in the order they come up, with the documents each phase needs.
A working document rather than an explainer. Work through the phases in order, or skip to the one matching where you are now, and tick things off as you go.
You do not need to tackle everything at once. Work through the phases in order, or skip to the section matching where you are right now.
Download the PDFEdition 2026 v1.0.
How to use this
How should you work through it?
- Make one estate folder
Paper or digital, it does not matter. Photos, bills, passwords and key documents in a single place. It is the biggest favour you can do future-you, and it saves hours later.
- There is no perfect time
Take the time to get clarity on anything uncertain. Nothing here has to be done today, and deciding badly quickly is worse than deciding slowly.
- Watch for the edge cases
Tenanted, out of region, or held in a trust? Read the notes inside each phase carefully — those are the situations where the general answer stops applying.
The seven phases
What are the seven phases?
Each phase below carries its own timing, the documents it needs, and a line telling you when you can move on. Ticks are remembered in this browser, so you can close the page and come back to it.
How long each selling route takes is set out once, in the comparison of the three ways to sell, rather than repeated inside phase 06.
Protecting the property
Secure the asset, confirm insurance, and stop value leaking out before anyone has time to argue about it.
Documents to gather
Secure and document
Insurance and finance
Done whenThe property is secure, insured for vacancy, and the estate's basic finances are protected.
Legal authority and ownership
Confirm who can sign, and what HM Land Registry will need before a sale can complete.
Documents to gather
Establish authority
Confirm title
Done whenAuthority is confirmed, the title is clear or there is a plan to clear it, and the sealed grants are in hand.
Tax and financial foundation
Get the numbers right early. It changes everything about pricing, timing, and whether to repair at all.
Documents to gather
Value and inheritance tax
Capital gains and net proceeds
Done whenA defensible probate value, a clear inheritance tax and CGT picture, and a realistic net-proceeds figure on paper.
Family and beneficiary alignment
When everyone is on the same page the process moves fast. When they are not, it stalls and the estate bleeds.
Align on strategy
Run the rhythm
Done whenEveryone knows how decisions get made, who speaks to the outside world, and what the plan is.
Condition and risk management
Protect the asset, fix what is worth fixing, and leave alone what isn't.
Documents to gather
Protect the asset
Repairs and disclosures
Done whenThe property is protected, the leasehold paperwork is in order, and only the worthwhile repairs are done.
Sale strategy and execution
The right route, and the right partner, change everything. Speed, price or certainty — pick what matters.
Choose the route
If choosing an agent, vet for
Run the offer process
Done whenA clear sale strategy, the right partner, prepared disclosures and a vetted buyer.
Exchange, completion and distribution
Funds to the right people, at the right time, with the right paperwork. Most expensive mistakes happen in the final stretch — fraud, missed CGT deadlines, premature distribution. Slow down and verify everything.
Before exchange
Between exchange and completion
Completion and after
Done whenThe property is sold, the tax is filed, and the proceeds are in the right hands on the agreed schedule, with the paperwork to back every decision.
Your team
Which professionals will you need, and when?
Selling an inherited property takes the right team. We will happily introduce trusted independent specialists from this list, or work alongside professionals you have already chosen. There is no obligation and no cost to you for the introduction.
| Who | What they do | When |
|---|---|---|
| AugustaDirect buyer and process manager | A written offer within 48 hours, on a property in any condition. No agent fees, no chain, no viewings. | Phase 01+ |
| Unoccupied-property insurerAviva, Aon, NFU Mutual, Towergate | Confirm cover is in the estate's name and includes vacancy. Standard cover usually voids after 30 to 60 days empty. | Phase 01 |
| Probate solicitorSTEP-qualified | Apply for the Grant of Representation, advise on intestacy, handle inheritance tax and any disputed-estate issues. | Phase 02 |
| Conveyancing solicitorHigh-volume probate firm | Title work, AML, the TR1 transfer deed, exchange, completion and Land Registry filing. Choose a firm that does these every week. | Phases 02 and 07 |
| Chartered accountantProbate and CGT specialism | Probate valuation review, inheritance tax calculation and filing, CGT planning, and the 60-day UK Property Disposal Return. | Phase 03 |
| RICS surveyorRed Book valuation | Red Book probate valuation for HMRC, and a Homebuyer Report or Building Survey if condition is a question. | Phases 03 and 05 |
| Estate agent or auctioneerIf going open-market | Marketing, viewings and offer negotiation. Pick one with a track record of completing, not just listing. | Phase 06 |
| MediatorSTEP-qualified | Resolve family disputes before they end up in court under TOLATA. Engage the moment disagreement starts to slow things down. | Phase 04 |
| House-clearance company£500 to £3,000 typical | Empty the property of contents quickly — resale of contents can offset the fee. Useful before marketing. | Phase 05 |
| Independent financial adviserFor proceeds planning | Plan what to do with the proceeds once distributed: CGT, future inheritance tax, ISA and pension allowances. | Phase 07 |
Read next
Where does this fit with the rest?
The probate property process is the same journey as a narrative rather than a list, and what an executor is responsible for covers the duty itself. What an inherited property costs to hold prices phase one, and the inheritance tax calculator does the phase three arithmetic for you.
No obligation
Would you rather talk it through?
Tell us about the property, even if probate has not been granted yet. We will come back within 48 hours with a written offer, the reasoning behind it, and honest guidance on whether selling to us is the right call for your family.
This checklist is information only. It is not legal, tax, financial or property advice.
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