Selling an inherited property
You can sell an inherited house once probate has been granted. SmoothSale buys inherited properties for cash, with no estate agent fees, no viewings, and completion in as little as 7 days from the point of grant. We cover all legal costs. Our offer is given in writing and does not change.
Inheriting a property is rarely straightforward
You are dealing with grief, administration, and practical decisions all at the same time. If you have inherited a house and need to sell it, you will already know that the process is more complicated than a standard sale. Probate takes time. Inheritance tax has a six-month deadline that does not wait for a sale to complete. The property still has costs running against it while you decide what to do.
We work with executors and beneficiaries across England and Wales every week. We understand what is involved, and we can move at your pace. There is no pressure to decide quickly. But if you want a fast, certain sale once probate is in hand, we can complete in as little as 7 days.
What is probate and when can you sell?
Probate is the legal process that gives you the authority to deal with a deceased person’s estate, including selling their property. In most cases, you cannot complete a sale until the Grant of Probate has been issued. You can market the property and agree a sale in principle beforehand, but completion must wait for the grant. Straightforward probate applications typically take around 12 weeks. More complex estates, or those with inheritance tax obligations, can take longer.
The cost of holding an inherited property
One of the most common things executors underestimate is the ongoing cost of a vacant property. Until the sale completes, those costs continue.
Council Tax: £150-£250 per month (estimated)
Buildings Insurance (unoccupied): £50-£80 (estimated)
Utilities and maintenance: £100-£200 (estimated)
Mortgage payments (if applicable): £600-£1000 (estimated)
Estate agent fees (traditional sale): 1%-3% on completion
Legal and conveyancing fees: £1,000 to £2,000 on completion
A traditional estate agency sale on an inherited property takes between 5 and 9 months from listing to completion. Holding costs alone can reach £8,000 to £14,000 before a penny is received.
How SmoothSale works for inherited properties
Three steps to a successful sale. There are no estate agent commissions, no admin charges, and no valuation fees. Our offer is given in writing and does not change unless a significant structural or legal issue is discovered during survey that was not previously disclosed. We will never reduce an offer at the last minute.
Step 1
Contact us with the property details. We will confirm what we need and give you a written cash offer within 24 hours.
Step 2
We instruct solicitors on your behalf and cover all legal fees. You can appoint your own solicitor if you prefer — we cover those costs too.
Step 3
We complete on a date that works for you. As little as 7 days from the point of grant, or longer if you need more time.
What you actually receive: the comparison
A cash offer from SmoothSale will be below the full open market value. Once you account for the costs of a traditional sale, the difference in what you actually receive is often smaller than people expect.
No gazundering. Ever.
SmoothSale does not reduce offers at the last minute. Once your written offer is issued, it stands. The only exception is where a significant structural or legal issue is identified during survey that was not previously disclosed. We set this out in writing before you commit to anything.
Rob Harrison, Director — SmoothSale
“Probate sales are some of the most time-sensitive transactions we handle. Executors are often managing tax deadlines, family expectations, and a property they cannot maintain, all at the same time. Our job is to remove the uncertainty. A written offer, a fixed completion date, and no fees to worry about means one less thing on an already long list. We have completed on inherited properties in under two weeks when the situation required it.”
Can I sell an inherited property before probate is granted?
You can agree a sale in principle before probate is granted and we can have an offer ready and waiting. We cannot legally complete the purchase until the Grant of Probate has been issued, but that means there is no delay once it comes through. Everything is in place to move immediately.
Does it matter if the property needs work?
No. SmoothSale buys inherited properties in any condition. We do not require repairs, clearance, or redecoration before we complete. We buy the property as it stands.
What if there are multiple beneficiaries?
We deal with this regularly. All named parties will need to agree to the sale and sign the relevant paperwork, but this is standard practice and our solicitors will guide everyone through the process.
Will I pay Capital Gains Tax on an inherited property?
You may be liable for Capital Gains Tax on the increase in value between the date of death and the date of sale. This depends on your individual circumstances and we would always recommend speaking to a solicitor or accountant. We can point you toward probate specialists if you need a recommendation.
How does SmoothSale help with the inheritance tax deadline?
Inheritance tax is due within six months of the date of death, regardless of whether the property has sold. If that deadline is approaching, completing quickly with SmoothSale gives you access to the funds needed to settle the bill. We have handled situations where a fast completion was the difference between paying on time and accruing interest.
Is SmoothSale a genuine cash buyer?
Yes. SmoothSale is registered with the National Association of Property Buyers (NAPB) and The Property Ombudsman (TPO). We use our own funds for every purchase. We are not a broker and we do not pass your details to third-party investors. Solicitor-certified proof of funds is available on request.
