Simply enter your details below to get a no-obligation cash offer for your house.
SmoothSale is a trading name of PLH Capital Limited. Company number: 13115021 Registered Address: First Floor, Limewood House, 2 Limewood Way, Leeds LS14 1AB
We buy directly with cash, so executors and beneficiaries can settle the estate without the wait for an estate agent, without clearing the house first, and without months of uncertainty. Completion in as little as 7 days, whenever you're ready.
Administering an estate is difficult enough without an empty property sitting on top of it. Council tax, insurance, and the risk of an empty house all add up while probate is finalised, and coordinating a sale between beneficiaries and an estate agent can drag the process out for months. We remove that.
Three steps. No clearance, no agents, no waiting.
Call us or submit the property postcode below. We assess the property and come back with a genuine cash offer, typically within 24 hours, whether or not grant of probate has been issued yet.
We appoint and pay for a solicitor to act on our behalf, and work directly with the estate's solicitor or executor throughout, including around probate timelines.
Completion happens once grant of probate is in place and you're ready. Funds are paid directly to the estate, in as little as 7 days from that point.
When there's an empty property to manage and an estate to settle, the traditional route adds delay you don't need.
| Estate agent | SmoothSale | |
|---|---|---|
| Time to sell | 6 to 9 months on average | ✓ As little as 7 days |
| Sale certainty | Offers can fall through at any point | ✓ Guaranteed once agreed |
| Clearing the property | Usually required before marketing | ✓ Sold as seen, contents and all |
| Empty property risk | Insurance and council tax continue to accrue | ✓ Reduced by a faster sale |
| Estate agent fees | 1% to 3% of sale price | ✓ No fees whatsoever |
| Solicitor liaison | Executors manage all communication | ✓ We liaise directly with the estate's solicitor |
| Completion date | Buyer dictates the timeline | ✓ You choose the date |
| Multiple beneficiaries | Estate agent has no role in resolving disagreement | ✓ We deal with the appointed executor throughout |
"My brother and I were executors for our mother's estate, and neither of us lived nearby. The house had sat empty for months and we just wanted it dealt with. SmoothSale bought it as it stood, contents included, and we didn't have to organise a single clearance."
Everything about the way we work is designed to make settling an estate simpler for executors and beneficiaries.
You do not need to clear the property, arrange a house clearance company, or remove furniture and belongings before selling. We buy the property exactly as it stands.
Once we agree a price, the sale is guaranteed. No chains, no mortgage rejections, no buyer pulling out once probate is granted.
No estate agent commission, no survey fees, no legal costs on your side. The figure we agree is the figure the estate receives.
We liaise directly with the appointed solicitor or executor, reducing the number of calls and letters needed to keep the sale moving.
You don't need to wait for grant of probate to get a cash offer and agree a sale. We can assess the property, agree a price, and prepare everything with our solicitor in the background, so that as soon as grant of probate comes through, completion can happen quickly. For many of the estates we've worked with, that's the difference between a property standing empty for months after probate is granted, and a sale completing within days of it.
Straightforward answers to the things that matter most.
You can agree a sale with us before grant of probate is granted. We can assess the property and agree a price straightaway, then prepare everything so completion can happen as soon as probate comes through. Completion itself normally can't take place until grant of probate is issued, as this is what confirms the executor's legal authority to sell.
All named executors need to agree to the sale, as do any beneficiaries where their consent is required under the terms of the will. We deal with the appointed executor throughout and are used to coordinating with more than one, but any disagreement between executors or beneficiaries is a matter for you to resolve, as we're unable to proceed without full agreement.
No. We buy the property exactly as it stands, including any furniture, belongings, or contents left inside. There's no need to arrange a house clearance, skip hire, or removals before we can proceed.
The estate's solicitor or executor is responsible for settling any debts from the estate, including from the proceeds of the sale where relevant. We simply ensure the sale itself completes cleanly; how the funds are then applied is a matter for the executor and the estate's solicitor.
Once grant of probate is in place, we can complete in as little as 7 days. If probate hasn't been granted yet, we can still agree a price and prepare everything in the background, so there's no delay once it comes through.
Yes. We appoint and pay for a solicitor to act on our behalf as the buyer, and the estate should have its own solicitor or a probate specialist acting for the executors. We liaise with them directly throughout.
This is common with inherited properties and isn't a barrier to us buying. Long-term empty properties can bring specific insurance and security considerations, and a faster sale is often the most straightforward way to reduce that exposure.
Have a question that isn't covered here?
Call us free on 0800 368 8952Tell us the property postcode and we'll come back to you within 2 hours with a genuine cash offer. No obligation, no pressure.
We cover all of England and Wales.
