You've been left a house to sell. We'll take it from here.
We're the estate agent and the conveyancer in one, across England and Wales. Start with the probate valuation you need anyway - free, done the way a surveyor would do it, and if HMRC ever question it we deal with them, not you.
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Start here
The valuation you need for probate, and we deal with HMRC
To apply for the grant you have to tell HMRC what the property was worth. There are normally two ways to do it, and neither is much fun.
Three estate agent valuations. Free, but they are opinions, they rarely agree, and you are left holding three different numbers with nothing to prove which one HMRC should accept.
A RICS Red Book valuation. Solid, and usually £500 or more out of an estate that has not been released yet.
We do it the way a surveyor does it, and we do not charge for it. Comparable evidence, written up in the format the grant application needs.
And if HMRC ever question the figure, we handle it. Not you, not your solicitor. We do these every week.
What it costs
£0
A RICS Red Book valuation is usually £500 or more
If HMRC query it
We handle it
We deal with the challenge, not you or your solicitor
How long
2 minutes
Start with the postcode, no visit needed to begin
If you do sell
Already done
The same team carries straight on into marketing the house
Why it normally drags
Why this normally takes so long
It's not that any one part is hard. It's that no one is in charge of the whole thing. Your agent waits on your solicitor, your solicitor waits on the grant, and the estate pays for the empty house throughout.
We are both, so there is no hand-over to wait for.
No sale, no legal fee
If the sale falls through, you pay nothing for the legal work. Not our fee. Not the costs we've already paid out for you.
The clock
Why waiting costs the estate money
An empty house keeps costing. Insurance for an empty property is dearer and harder to get, and the bills carry on — all of it paid by the estate, which means all of it comes out of what the beneficiaries get.
The council tax exemption runs out. An empty probate property is usually exempt until the grant comes through, and often for about six months after it. After that the estate normally starts paying again.
Starting early is what protects the estate. You can market the house before the grant, so the sale and the probate run side by side instead of one after the other.
What it costs
One fee, not two
Most people selling an inherited house pay an estate agent and then a conveyancer separately. You pay us 1.8% + VAT, once, and there is nothing to pay up front.
- Selling the house and doing the legal work
- 1.8% + VATOne combined fee. No separate conveyancing bill.
- The probate valuation
- FreeYours to keep whether or not you sell with us.
- To pay today
- NothingThe fee comes out of the sale on completion.
Time to first offer
14 days
On average, across our own probate sales
Achieved price
98%
Of asking price, on average
Rated
4.8/5
From 56 reviews on Trustpilot
Questions
Questions we get asked most
Can I sell before probate comes through?
Yes. You can put the house up for sale and accept an offer before probate is granted. You just can't finish the sale without it. Starting early is the biggest thing you can do to save time, because the sale and the probate happen side by side instead of one after the other.
What if the other executors and I don't agree?
It happens a lot, and it doesn't have to hold things up. We can speak to each of you on your own and put things in writing. Then decisions get made on the facts, instead of in a family conversation nobody wants to have.
Is it really free, and what if HMRC question the figure?
Really free, and if they question it we deal with it. We value the way a surveyor would - comparable evidence, written up in the format the grant application needs - and we do these every week. In the rare case HMRC come back on one, we handle the challenge ourselves rather than handing it to you or your solicitor.
Do you do the probate application as well?
No. We sell the house and do the conveyancing. The probate application itself is handled by you or your probate solicitor, and we'll work alongside whoever is doing it.
What if the house is empty, or far away from me?
Most of the homes we sell are empty. Lots of the people we help live hours away. We hold the keys, let people in for viewings, and can sort out clearing the house and insuring it while it sits empty.
Do I have to use you for the legal work too?
Yes - we only do it as one job. That's the whole point: the saved weeks come from the same firm running the sale and the legal work, so splitting it would mean charging you more for a slower sale.
When does the money actually reach the beneficiaries?
On the day the sale completes the funds go to the estate account. Distribution to beneficiaries is the executor's decision and usually waits until the estate's other affairs are settled, but the property money itself is there on completion day - there's no extra wait caused by us.
What does it cost?
One fee covers the sale and the legal work. We show you the full amount before you agree to anything. There's nothing to pay up front.
Who you'll deal with
You'll be dealing with people, not a call centre
The same person looks after your sale from the first call to the day it completes.
Keri Hutton
Probate property specialist
Wendy Brown
Probate property specialist
Emily Watkins
Probate property specialist
Johnny Hawkins
Probate property specialist
Amanda Spear
Probate property specialist
Rose Cottee
Probate property specialist
Jamie Cole
Probate property specialist
Our properties
Homes we're selling now
A few of the properties currently on the market with us.
POA
52 Sidney Lodge Alton Road, Bournemouth, BH10 4AF
£140,000
21 Thursby, Birtley, Chester le Street, DH3 2HA
£200,000
105 Wensleydale Road, Birmingham, B42 1PS
Let's get it sold, and the estate settled
Start with the postcode. It's free, and you can talk to a real person before you decide anything. Rated 4.8 out of 5 by 56 people on Trustpilot, and we sell across England and Wales.