Selling an inherited or probate house
Selling a home you've inherited is rarely just a transaction. It often comes with grief, paperwork you've never seen before, and sometimes several family members who all need to agree. There is no rush to decide anything today.
We've bought many inherited homes across the Valleys, often houses that have been in one family for decades. Here's how the process actually works, and every route open to you.
Your options, all of them
Including the ones that have nothing to do with us. Compare honestly; the right answer depends on your circumstances.
Wait for probate, then decide
You usually can't complete a sale until the Grant of Probate is issued, which typically takes 8 to 16 weeks. You can, however, get valuations, agree a sale in principle, and prepare everything so completion follows quickly once the grant arrives.
Sell on the open market
An estate agent sale gets full market exposure, but an empty probate house showing its age can sit unsold for months, accruing insurance, utilities, and council tax (empty-property premiums in Wales can reach 300 per cent).
Renovate before selling
If the house is dated, modernising it can add real value. The catch is funding and managing works on a house you may live nowhere near. Our Renovation Boost route does this with our money, not yours.
Sell to a direct buyer
A cash or investor sale removes viewings, chains, and months of upkeep on an empty house. The price is below full market value, but the certainty and speed often outweigh that for executors managing from a distance.
Free help, no strings
Whatever you decide about the house, these services cost nothing and are worth your time.
How we handle it
We work at the pace probate allows: we can value the property and agree everything in principle early, then complete as soon as the grant is issued. No pressure while the legal process runs.
Empty houses cost real money every month. We can take the property as it stands: furniture, belongings, and all. Many families find that lifting the burden of clearing a parent's home is worth as much as the speed.
If the house would benefit from modernisation and you're not in a hurry, our Renovation Boost route funds the works and shares the uplift with the estate, often adding a five-figure sum to what the family receives.
Usually the right route
Cash Offer
Most executors want the estate settled cleanly and the ongoing costs stopped. A direct purchase does both, timed around the Grant of Probate.
How this route works→
Realistic timeline: We can agree the sale before probate is granted and complete within weeks of the grant. If probate hasn't been applied for yet, allow 8 to 16 weeks for the grant itself.
Asked every week
Can I sell before probate is granted?
You can agree a sale and do all the preparation, but completion has to wait for the Grant of Probate. We regularly agree everything up front so the sale completes within a few weeks of the grant arriving.
What if several family members inherit together?
All executors and beneficiaries with an interest need to agree to the sale. We're used to keeping several parties informed at once, and a single clear cash figure often makes that conversation easier than months of offers and renegotiations.
Do we need to clear the house first?
No. We buy inherited properties exactly as they stand, contents included if that helps. Take the things that matter and leave the rest to us.
What about the empty-property council tax premium?
Welsh councils can charge up to a 300 per cent premium on long-empty homes, which is one of the strongest reasons not to let a probate house sit. A fast sale stops those costs immediately.
Not ready to talk to anyone yet?
Fair enough. Our free guide explains what your home is really worth to a cash buyer, how to vet any company you speak to, and the traps to avoid. Read it in your own time.
When you're ready, we're here.
A free, no-obligation offer within 24 hours, and honest advice even if the answer isn't us.