Probate & Inherited Property

Inherited a property? We take the burden off you.

Dealing with a loss is hard enough without the weight of an empty house, rising costs and unfamiliar legal paperwork. We buy inherited and probate properties directly — with a compassionate, step-by-step process that moves at your pace.

Get a free valuation How it works
No fees, ever Any condition We handle the probate timing

We talk, you decide

No pressure, no deadlines, no calls you didn’t ask for.

Agreed price holds

Our offer is what you’ll receive. No last-minute reductions.

Works with probate

We can agree terms now and wait for the grant to be issued.

What you’re probably worried about

It’s OK to feel overwhelmed

Dealing with an estate is one of the hardest things anyone goes through. These are the most common worries we hear — and the reality behind each one.

Worry

“I can’t sell until probate is granted”

Reality

You can market, agree a price and instruct solicitors now. Only legal completion has to wait for the grant.

Worry

“The house needs a lot of work — no-one will want it”

Reality

We buy in any condition. You don’t need to clear the house, repair anything, or even redecorate. Leave what you want.

Worry

“I don’t understand the legal side”

Reality

Our process is explained in plain English at every step. We cover your solicitor fees and you get a dedicated point of contact.

Worry

“I don’t want the family to feel rushed”

Reality

We hold offers open for as long as you need. Nothing moves until you say so.

What to expect

The whole process, step by step

Here’s exactly what happens from your first enquiry through to completion — and how we fit around the probate timeline.

  1. Tell us about the property

    Day 1

    Complete our short online form — address, rough condition, whether probate has been applied for, and your preferred pace. It takes a few minutes and is fully confidential. No phone calls unless you ask for one.

    You’ll feel: relieved that you didn’t have to explain everything on the phone.

  2. Indicative offer by email

    Within 72 hours

    We carry out a desktop valuation using Land Registry comparables and email you an initial offer range, along with how we arrived at it. Nothing is binding — this is a starting point for a conversation.

    You’ll feel: in the picture and under no obligation.

  3. Property visit (optional)

    When you’re ready

    If you’d like to move forward, we arrange a visit to inspect the property. We can work around key-holders, relatives, or a solicitor if you’re not local. No one is rushed through the house and we don’t require it to be tidy.

    You’ll feel: in control of the timing.

  4. Formal written offer

    Within 24 hours of visit

    You receive a final written cash offer including our payment terms, a target completion date, and confirmation of who covers legal fees. We back up how we arrived at the figure with our underwriting notes so you can sanity-check against other quotes.

    You’ll feel: able to make an informed decision.

  5. Solicitors instructed & probate runs in parallel

    Once you accept

    If you accept, both sides instruct solicitors. We arrange and cover your legal fees. Conveyancing runs in the background while you wait for the Grant of Probate — so the moment it’s issued, we’re ready to complete within days.

    You’ll feel: that someone else is taking care of it.

  6. Completion & funds received

    When the grant is ready

    Once probate is granted, contracts are exchanged and we complete. The mortgage (if any) is cleared and the agreed amount lands in the estate’s account. The property is now ours and the burden is off you.

    You’ll feel: that a weight has lifted.

The Cost of Delay

An empty property costs more than you think

Every month an inherited or vacant property sits unsold, it’s costing money. Here’s a breakdown of what a typical empty property costs over six months.

Six-month holding cost estimate

Based on a typical mid-value UK property

Council tax (empty property premium) £1,200+
Buildings insurance (unoccupied premium) £400+
Utilities (standing charges) £350+
Maintenance & security £500+
Risk of damage, vandalism or squatters Variable
Potential 6-month holding cost £2,450+

And that’s before the property loses value from sitting vacant. A fast sale eliminates all of these costs overnight. Some councils charge a 100% council tax premium on properties empty for over 12 months, rising to 200% after 5 years.

Ready to take the next step?

Tell us about the property. We’ll come back with an indicative offer within 72 hours. There’s no obligation, no pressure, and no cost.

Get a free valuation

Or read our full probate guide first.