Selling a probate property in Wandsworth: what executors need to know before listing

You can usually market a probate property and agree a sale before the grant of probate arrives. The position on exchange is more nuanced. Executors named in a valid will derive their authority from the death and can, in principle, enter into a sale contract before the grant.

However, the grant is normally needed to prove their authority, complete the transfer and register the buyer's title, so most conveyancers avoid exchanging until it has been issued. Administrators dealing with an intestate estate do not have the same pre-grant authority.

The probate application fee in England and Wales increased to £526 on 13 July 2026 for estates over £5,000. Current Ministry of Justice statistics show probate grants taking about five weeks on average overall, although unstopped digital applications have recently averaged about two weeks. The value reported for inheritance tax purposes must reflect the property's open-market value at the date of death.

In Wandsworth, an eligible property left empty following the death of its sole owner or occupier can remain exempt from Council Tax until six months after probate is granted, provided the qualifying conditions continue to be met. Our overview of how a probate sale works covers the sequence in more detail.

Marketing before the grant

Marketing early can be sensible. It tests the asking price, builds buyer interest and allows much of the conveyancing preparation to take place while the probate application is progressing.

Tell prospective buyers that the property forms part of a deceased estate and that the timing of exchange and completion may depend on the grant. That avoids creating unrealistic expectations, particularly for buyers who need to meet a fixed moving date. Buyers considering their position may also find our note on negotiating in a market with the widest choice in years useful.

GOV.UK says UK sales already take around five months on average, although individual transactions vary significantly. Probate therefore does not always become the main cause of delay, especially where an application is straightforward and submitted early.

The valuation is a tax document, not a marketing figure

The probate valuation is not simply the estate agent's preferred asking price. For inheritance tax, property should generally be valued at the open-market value it would reasonably have achieved at the date of death.

The inheritance tax nil-rate band remains £325,000 in 2026/27. An additional residence nil-rate band of up to £175,000 may apply where a qualifying residence passes to direct descendants, subject to the relevant conditions and taper for larger estates. Both thresholds are currently fixed through the 2030/31 tax year.

The provisional average Wandsworth house price was about £680,000 in June 2026. That does not mean a £680,000 property automatically creates an inheritance tax bill: liability depends on the value of the whole estate, available exemptions and reliefs, transferable allowances and who inherits.

If inheritance tax has been paid by reference to a property value and qualifying land is subsequently sold for less, relief may sometimes be available. The appropriate person can use form IHT38 to claim loss-on-sale relief where the statutory conditions are met and the qualifying sale occurs within four years of death. Getting a properly evidenced figure at the outset remains preferable. Our guide to preparing for a property valuation explains what valuers consider.

The council's rules are set out on Wandsworth Council's empty property premium page. The 12-month premium exception runs from the grant and overlaps with the six-month full exemption. In practical terms, an eligible empty property may pay no Council Tax for the first six months after the grant, then standard Council Tax without the long-term-empty premium for the following six months.

Presentation, and knowing what not to spend

Council Tax may pause temporarily, but the other costs of an empty property do not. Tell the buildings insurer promptly that the property is unoccupied. Insurance policies vary, and many apply additional conditions or restrictions once a home has been vacant for a specified period.

Probate properties are often dated, and extensive refurbishment is rarely automatically justified. Buyers can price an older kitchen or bathroom. What causes more difficulty is missing information.

For a flat, assemble the remaining lease term, service-charge accounts, ground-rent information and any Section 20 or major-works notices as early as possible. Lease terms can have a much greater impact on value and mortgageability than cosmetic decoration.

A deep clean, clearance and garden tidy may improve presentation without exposing the estate to unnecessary refurbishment costs.

Some estates contain commercial assets as well. A shop, office, mixed-use freehold or investment unit should not automatically be marketed like a residential probate property. Commercial property for sale in Wandsworth and commercial units to let have different valuation considerations and buyer markets.

Frequently asked questions

Can you sell a house before probate is granted?

You can market the property and accept an offer. An executor appointed by a valid will may technically have authority to contract before the grant, but most transactions do not exchange until the grant is available because it is needed to prove authority and complete and register the transfer. An administrator's authority generally begins when letters of administration are granted.

How long does probate take in 2026?

The latest published quarterly statistics show probate grants taking around five weeks on average overall. Unstopped digital grants averaged around two weeks, while stopped cases averaged substantially longer. The current fees and process are on GOV.UK.

Do all executors have to agree to the sale?

Where several executors are named on the grant, they will normally need to act together in the transfer of the registered property. An executor who has reserved power and is not named on the grant is in a different position. Tell your conveyancer immediately if the executors disagree or one cannot participate.

Should you sell or rent out an inherited property?

It depends on the estate, beneficiaries, tax position and responsibilities the executors are prepared to take on. Letting can delay distribution and creates ongoing landlord obligations. Our view on whether now is a reasonable time to sell in Wandsworth sets out the local considerations.

Do you have to use estate agents for a probate sale?

No. However, executors have duties to administer the estate properly and should be able to justify the sale price. An agent with a current register of Wandsworth buyers and evidence from comparable properties for sale can help demonstrate that the property has been exposed to the market appropriately.

Executing an estate involves decisions at a difficult time. If you would like a date-of-death valuation and a realistic assessment of the property's current market value, call your local Wandsworth estate agents on 020 8870 5800 or take a look at our probate sales service. We can also liaise directly with the estate's solicitor or conveyancer where required.