How Long Does an Executor Have to Sell a House in 2025?

Once the death has been registered and the funeral has taken place, valuation of the estate can begin. A property valuation usually takes a day to complete, with the report ready within a week on average.

The deceased’s estate will need to be valued for Inheritance Tax and Capital Gains Tax purposes. This includes a RICS Valuation of any property. An estate agent valuation will not be enough.

A RICS-registered professional will inspect the home and conduct market research. This allows them to provide an unbiased and accurate valuation. In addition to tax, the valuation will also be useful when listing the property for sale.

Completing the forms for inheritance tax could take around a day, however, you will also need to factor in the time for it to be processed by HMRC. The amount of time this takes can vary.

If any inheritance tax is due on the property (and the rest of the estate) it will need to be paid. The executor of the will must complete an IHT form. Normally this must be completed and paid before probate can be issued. Funds from the estate are used to pay any inheritance tax due to HMRC.

For more information on inheriting property see: Inheriting a House from Your Parents in the UK.

According to the government website, you should receive the grant of representation within 16 weeks of applying.

There are two types of grant of representation. Grant of probate confirms the executor of the will has the authority to deal with the deceased's assets. If the person did not leave a will, a grant of letters of administration will apply. This works in the same way as a grant of probate, giving a named person legal authority to deal with the estate of the deceased.

Factors that can delay grant of representation include:

• The required documents are not submitted correctly
• If the will is contested
• If there are issues paying any tax due

The property can be listed at any point but the sale cannot be finalised until the probate process is complete. An estate agent can have the property listed within weeks or even days. It will depend on when they can take pictures and measurements of the home for the listing.

You will need to have an up-to-date EPC before listing the home. If you do not have one or it has expired, you’ll need to pay for one from an accredited assessor. Prices vary but it will usually cost between £60 - £120. Arranging for an EPC will add extra time to the selling process.

You will need to instruct a conveyancer once you have accepted an offer on the home. This is usually the most time-consuming aspect of a house sale.

There is no set time that conveyancing will take as it depends on the circumstances of the sale. On average, it can take 12-16 weeks from the point of accepting an offer to competition day.

Factors that can delay the process can include:

• Delays in obtaining information from the local council
• Issues found in the survey
• A break in the property chain
• Buyer pulls out
• Issue with buyer’s funds or mortgage
• Any documents incorrectly completed or not sent promptly
• Lack of communication from your conveyancer

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A house clearance can usually be completed within a day, depending on the amount of possessions.

Before the new owner can complete the purchase and move in, the property will need to be clear of personal belongings. Once the assets in the will have been distributed, everything else can either be kept, donated or disposed of.

One of the best ways to do this is via a house clearance company. Many companies will recycle what they can, limiting what goes to landfill. If your items are donated,they can raise money for charity and ensure the item is reused. This is one of the best ways to deal with unwanted items from the deceased person's property.

During probate, disputes can arise between beneficiaries of the will. Usually, this will be over the contents of the deceased’s will and distribution of the estate.

There may be cases where the will is contested. This can be on the ground that fraud or forgery has taken place. It can also be contested if there is reason to believe undue influence or duress was placed upon the deceased to make or change the will.

The will may also be contested if it is ambiguous and unclear or if the will fails to meet the required formalities. An example of this is if it was not signed and witnessed correctly or it was not in writing at all. It may also be the case if it was believed the deceased was not of sound mind when the will was created or amended.

Selling the property lower will mean less inheritance for beneficiaries. If the home is valued less than the beneficiaries expect, they may want a second opinion from another valuation. This will add to the time it takes to sell the home.

If the executor renounces their position they are essentially resigning from the job of executor. Their appointment as the executor will be cancelled once they sign the Deed on Renunciation. They will then need to be replaced. This is usually by another beneficiary named in the will.

This process can take time, delaying both probate and the sale of property.

Delays can happen with the grant of representation. Without this, probate cannot be granted. According to Today’s Wills and Probate, there has been a 65% rise in year-long probate cases. These delays are very often out of the hands of the executor once they have applied for a grant.

Firstly, request that the executor sends emails or letters keeping you up to date with the process. Once probate is granted, the most time-consuming aspect of the sale is conveyancing. Request that they update you at every point of the process.

If talking to the executor does not speed up the process, your next option is to issue a citation at the Probate Registry. This is a written note from the registrar requiring the executor to do something - like obtaining a grant of representation. This ultimately forces the executor to take action.

Be aware that this can only be used during the probate process and not during the sale of the home.

If you have reason to believe or evidence that the process is not being handled correctly, you can take steps to have them removed as executor.

This can be done using a court process, by issueing a claim, or by making an application to the Probate Registry. This should be utilised as a last resort. Be aware that it can be expensive and will cause further delays in the process.