Selling an inherited property quickly.
An empty house costs money every month, the estate needs to be settled, and nobody wants to spend a year doing viewings. Here is how a fast sale works after a death, and what has to happen first.
Probate first, mostly
You can market the property and agree a sale, but you cannot exchange contracts until the grant of probate (or letters of administration) is issued, unless the property was owned jointly and passes to the survivor. Probate currently takes several weeks to a few months from application. Cash buyers are used to waiting for it; agent buyers with mortgages and chains are less so, which is one reason inherited houses suit a cash sale.
The costs of waiting
An empty house still has council tax (some councils charge a premium after a period empty), insurance (empty-property cover is dearer and has conditions), heating to prevent damp and frozen pipes, and a garden. Add a mortgage if there is one. £400 to £1,000 a month is typical, and it comes out of the estate. Six months of it can outweigh part of the discount a cash buyer takes.
Tax
- Inheritance tax is on the estate, based on the probate valuation, not on what you sell for.
- Capital gains tax is on any rise between the probate value and the sale price. Selling quickly usually means little or no gain. If you sell for less than the probate value within four years, the executors can claim a reduction in inheritance tax.
Condition and contents
Cash buyers take houses as they are: dated, full of belongings, in need of work. Clear what the family wants to keep and let the buyer deal with the rest; most will, and it saves a clearance bill. Get the probate valuation before anything is removed or improved.
Several beneficiaries
A certain figure on a certain date, split cleanly, ends more family arguments than a higher figure that might arrive in nine months. If beneficiaries disagree, a cash offer in writing gives everyone a real number to decide against.
Who sells
The executors or administrators, once appointed. They sign the contract. If you are not an executor, you cannot sell, however sure you are of the will.
A note on the numbers. Percentages, timescales and costs on this site describe what is typical in the UK quick-sale market in 2026. They are not offers. Any offer comes from the buyer we introduce you to, after they have assessed the property, and it is theirs alone. Take independent legal advice before you exchange contracts on any sale.
Common questions
Can I sell before probate is granted?
You can agree a sale and start the legal work, but exchange has to wait for the grant. A cash buyer will wait; most agent buyers will not.
Do I need to clear the house first?
Not for a cash buyer. Take what the family wants, and leave the rest.
Will a quick sale reduce the inheritance tax?
If the sale price is lower than the probate value and the sale is within four years, the executors can claim relief on the difference. Ask the solicitor handling the estate.
Need to sell fast? Find out what a cash buyer would offer.
Two minutes about the property. A vetted cash buyer calls you back with a genuine figure, usually within one working day. Free, no obligation, and you can walk away at any point.