Selling a probate property
is different. We specialise
in exactly that.
There is a lot to navigate right now. The Probate Partnership exists to take the property side of it completely off your plate — handling everything with the expertise, transparency, and care that the estate deserves.
A legal requirement for HMRC. Book from £400. Instruct us to sell and we return every penny.
Who We Help
Whoever you are in this process, we're here for you.
Your RICS Valuation. Completely free.
Every probate property sale starts with a RICS Red Book valuation — it's a legal requirement for HMRC. Book yours from £400, and when you instruct us to sell, we refund the full amount within 7 days. No conditions. No small print. The valuation cost is also deductible from the estate's Inheritance Tax liability.
That means it costs the estate nothing.
Choose your tier and pay securely by card.
Credit card, debit card, or Klarna.
RICS surveyor visits within 7 working days. Full Red Book report delivered.
Instruct us to sell and the fee is returned to your original payment method within 7 days.
Why Specialism Matters
Our expertise exists to achieve the maximum value for the estate.
Most estate agents who handle probate properties do so as a small part of a general workload. The result is predictable: the property is listed, a cash buyer or developer makes an offer well below market value, and the agent accepts it.
We operate differently. Our entire business is built around achieving the absolute maximum sale price for probate estates — using refined marketing techniques, immersive listings, and a negotiation approach that controls the psychology of the transaction.
We achieve an average of 102% of asking price, with highs of 115%. That is a measurable outcome of a system built around performance.
Your Probate Journey
Every step, mapped. Every stage, guided.
Probate property is a process, not an event. Here is the full journey — from the moment of loss to the estate resolved.
Register the death, obtain the death certificate, and locate the will. Notify relevant institutions.
Apply for the Grant of Representation. HMRC requires a property valuation before probate is granted.
A RICS Red Book valuation is a legal requirement. We deliver yours within 7 working days — effectively free.
Clearance, condition assessment, and deciding the right route to market. We advise on all three.
Professional marketing, accompanied viewings, and robust negotiation. Average 102% of asking price achieved.
Exchange, completion, and proceeds distributed to beneficiaries. Full written account provided.
Register the death, locate the will, notify institutions.
Apply for the Grant of Representation. HMRC requires a valuation.
Legal requirement for HMRC. Delivered in 7 days — effectively free.
Clearance, condition assessment, and route to market.
Marketing, viewings, negotiation. 102% of asking achieved on average.
Completion and proceeds distributed to beneficiaries.
Three Service Levels
The right approach for every estate.
Not every probate property is the same. We offer three distinct service levels — each designed for a different property condition, timeline, and financial objective. All fees are deductible from the estate's Inheritance Tax liability.
Maximum Exposure. Maximum Value.
The most effective route for the majority of probate properties. We create deep, immersive listings — professional photography, 3D virtual tours, and richly written descriptions that educate and entice buyers from the earliest stage. Our listings appear on Rightmove and Zoopla, reaching every active buyer in the market.
We Fund the Work. You Keep the Gain.
Many probate properties are unmortgageable in their current condition — which means only cash buyers and developers will make offers. A developer needs a 20–30% margin built into their offer. That margin comes directly out of the estate.
Speed and Certainty When It Matters
There are circumstances where the estate requires a fast, unconditional sale — a complex beneficiary structure, a time-sensitive IHT deadline, or a property that requires significant structural work beyond our refurbishment scope.
Results That Speak
Recent sales — and what we achieved for each estate.
The Value Creation Argument
Why accept a developer's offer when the estate could earn significantly more?
A developer's offer on a probate property is not a fair reflection of its value. It is a calculation: market value, minus the cost of works, minus a 20–30% profit margin. That margin comes directly out of the estate.
The alternative is the open market. End-user buyers — people buying a home to live in — have a fundamentally different motivation. They can buy at a lower price than a finished property, improve it over time, and use the stamp duty saving to fund the works.
Our Tier 2 service funds a targeted light refurbishment to make the property mortgageable, opening it to this entire buyer pool. The capital is recovered from the sale proceeds. The estate keeps the gain.
Value Creation Calculator
See what the estate could gain
Compare a direct developer offer against our refurbishment-led open market sale.
* Illustrative figures only. Actual outcomes depend on property condition, location, and market conditions.
How It Works
From instruction to resolution.
A clear, six-stage process designed around the specific requirements of a probate sale. No surprises. No ambiguity. Full transparency at every stage.
Initial Consultation
We visit the property and meet with you at a time that suits. We assess the condition, explain all three service options, and provide a written valuation with no obligation.
Probate Grant
We can begin marketing before probate is granted, subject to the buyer understanding the timeline. We guide you through the legal requirements and work alongside your solicitor.
Preparation & Launch
We prepare the property for market — photography, 3D tour, write-up — and launch to the appropriate audience. Every instruction receives the same level of attention, regardless of size.
Offers & Negotiation
We present all offers in writing with full buyer qualification. We negotiate robustly on your behalf and protect you from being pressured into accepting less than the property is worth.
Sale Progression
We manage the sale through to exchange and completion, liaising with solicitors on both sides. We control the psychology of the transaction so nothing falls through unnecessarily.
Estate Resolved
Proceeds are distributed to beneficiaries. We provide a full written account of the sale for your records and for the estate accounts.
For Probate Solicitors
A referral partner you can trust with your most sensitive instructions.
When you refer a client to The Probate Partnership, you are referring them to the only London estate agency built exclusively for this work. We understand your obligations, your timelines, and the importance of protecting your professional relationship with the client.
Client Outcomes
What families and solicitors say.
"We had no idea where to start after losing Mum. The Probate Partnership handled everything — from the valuation to the final completion. They were patient, transparent, and got us £40,000 more than we expected."
"As a probate solicitor, I need to refer clients to agents I trust completely. The Probate Partnership's knowledge of the process, their communication, and their results make them my first call."
"The refurbishment service was exceptional. They funded the work, managed the contractors, and the property sold for £125,000 more than the original cash offer we'd been given."
Knowledge Hub
The most authoritative resource on probate property in London.
Take the First Step
Start with a free, no-obligation valuation.
We visit the property, assess its condition, and provide a written valuation with a clear recommendation on which service level will achieve the best outcome for the estate.