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In 2026, HMCTS’s own target is 8 weeks to process a complete, straightforward online probate application, but many executors are actually waiting 14 to 20 weeks. Most of that extra time sits with HMRC, which is currently taking 8-12+ weeks to process the Inheritance Tax return (the IHT400) that has to clear before the probate application can even be submitted. If you’re trying to work out what that means for selling a property, see our guide on how long it takes to sell a house in probate.
HMCTS’s published target applies to a complete, straightforward online application, one with no missing information, no queries raised, and no dependency on another process finishing first. In 2026, the gap between that target and what executors are actually experiencing (14 to 20 weeks) comes largely from what has to happen before the application can even be submitted, not from HMCTS’s own processing once it has a complete file.
For any estate that isn’t “excepted” from full Inheritance Tax reporting, an IHT400 return has to be submitted to and processed by HMRC before the probate application goes to HMCTS. In 2026, HMRC is taking 8-12+ weeks, or more, to process these returns.. This single step accounts for a large share of the gap between the 8-week HMCTS target and the 14-20 week reality most executors are seeing, the clock effectively doesn’t start on the HMCTS side until HMRC has finished.
You don't have to wait for the Grant to start selling, get a written cash offer within 24 hours while the application is still with HMRC or HMCTS.
Sell Probate PropertyThe Grant of Probate is only one stage. Once it’s issued, there’s still the property sale (if there is one), settling debts, and distributing the estate to beneficiaries. Taken together, full estate administration realistically takes 6-9 months at minimum, and 9-18 months is common. Executors are generally given a 12-month “executor’s year”, an informal allowance before beneficiaries can reasonably expect the estate to be fully wound up, which gives a sense of how long this is expected to take even in straightforward cases.
You can’t speed up HMRC or HMCTS directly, but you can avoid adding time on top of their processing. That means getting the estate’s paperwork and valuations together promptly so the IHT400 isn’t delayed by missing information on your end, submitting a complete probate application first time to avoid queries being raised, and, critically, starting the property sale process in parallel rather than waiting for the Grant before instructing an agent or getting a cash offer.
For the full breakdown of how the probate timeline and the sale timeline interact, see our guide, How long does it take to sell a house in probate?
Larger or more complex estates, multiple properties, business assets, trusts, or disputes between beneficiaries, generally take longer, both because the IHT400 is more involved and because HMCTS may raise more queries on the application. A single residential property with a straightforward will and no Inheritance Tax complications is closer to the shorter end of the 14-20 week range; anything with additional complexity should be planned for towards the longer end, or beyond.
If information is missing or inconsistent, HMCTS will pause the application and write to the executor or their solicitor to ask for it, rather than rejecting the application outright. Each round of queries adds further weeks, on top of the 14-20 week range already common in 2026, because the file effectively goes back into the queue once a response is received. This is another reason a solicitor experienced in probate applications is worth using for anything beyond the most straightforward estate: they know what HMCTS typically asks for, and can head off the most common queries before the application is even submitted.
HMCTS’s stated target is 8 weeks for a complete, straightforward online application.
Many executors are waiting 14 to 20 weeks for the Grant of Probate to be issued, largely due to delays earlier in the process with HMRC.
Before the probate application can be submitted, the estate’s Inheritance Tax position generally has to be resolved with HMRC, including an IHT400 return where the estate isn’t “excepted.” HMRC is currently taking 8-12+ weeks to process these returns.
Realistically 6-9 months at minimum, and 9-18 months is common, covering the probate application, any property sale, and final distribution to beneficiaries (Willsafe, 9 June 2026).
It’s a generally accepted 12-month allowance for executors to fully administer and distribute an estate, used as an informal benchmark rather than a strict legal deadline.
You can’t speed up HMRC or HMCTS, but you can avoid adding delay on top of their processing, by submitting complete paperwork first time, and by starting the property sale in parallel with the probate application rather than afterwards.
Simply enter your details below to get a no-obligation cash offer for your house.
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