This is not merely a transaction; it’s a journey through emotional and financial mazes, where every step is laden with pain.
For executors, managing a deceased estate is both an honour and a heavy burden. They are tasked with navigating the complex probate process, which, despite some improvements in waiting times, remains fraught with challenges. In 2025, the average wait for a grant of probate can still take weeks, and that’s just the start. Executors find themselves under intense pressure to sell inherited property quickly, particularly when it’s unmodernised, needing significant investment to bring it up to market standards.
“Executors face a dual challenge: meet deadlines and sell fast, or risk financial penalties.”
This urgency is further compounded by looming inheritance tax deadlines. With inheritance tax rates set at 40% on estates over the £325,000 threshold, executors face a dual challenge of meeting deadlines and ensuring the estate’s assets are sold swiftly. The stress this creates is palpable, and it’s no wonder that many executors struggle with the emotional weight of these responsibilities, particularly in executor property sales.
“Every decision feels like an emotional minefield.“
Families grieving the loss of a loved one are thrust into the whirlwind of probate, where every decision can feel like an emotional minefield. The sale of a family home, especially one in need of substantial renovation, only exacerbates feelings of loss and stress. The intricacies of probate law, coupled with differing opinions within families, can lead to disputes over how best to proceed with the sale.
“High Court claims against executors are on the rise.”
High Court claims against executors have been rising in recent years, with a noticeable uptick in disputes related to inheritance and property sales, as family members sometimes feel sidelined or wronged during the property sale process. The emotional and financial toll on families can’t be underestimated.
“For charities, delays in probate property sales threaten essential income.”
For charities reliant on legacy income, unmodernised probate properties present a unique set of challenges. These properties, often tied up in complex probate proceedings, can delay the flow of funds essential for charitable work. The Legacy Giving Report 2025 reveals that legacy income for charities increased by 9% in 2024, compared to 1.3% growth in 2023. Total legacy income for last year reached £4.5 billion, however, delays in property sales due to lengthy probate or extensive renovation work are a significant threat to these funds.
“When properties don’t sell, operations stall – and so do the lives they support.”
The time it takes to sell a probate property auction – especially one that’s in poor condition – directly impacts when a charity receives the financial gift left to them. And when these properties are not sold swiftly, charities are forced to put their own operations on hold, which can have real-world consequences for their beneficiaries.
When it comes to selling unmodernised probate property, traditional auctions offer significant advantages over estate agents, and at Probate.Auction, we offer a speed of sale that is three times faster than the UK national average for estate agents. In 2024, estate agents also only managed to complete on 53% of their sales and had to reduce prices on 62% of their listings. This tells you all you need to know about the unpredictability and inefficiency of the open market – ‘the norm’ – in today’s market.
“This tells you all you need to know about the unpredictability of ‘the norm’ but with auctions, when the hammer goes down, it’s a lock-in – contracts exchanged, deal done.”
Our traditional auction process provides absolute certainty. When the hammer goes down, it’s a lock-in – the deal is done and contracts are exchanged on the spot. This is a far cry from the shaky “sale agreed” status that estate agents often leave sellers hanging on for months, with no real guarantees.
And here’s the added bonus: buyers pay all the fees, so estates are left with nothing to pay.
No entry fees, no marketing costs – just a clean, transparent process that maximises value every time.
“99 times out of 100, we beat estate agents on unmodernised estate sales.”
We consistently outperform estate agents by a country mile when it comes to auctions for deceased estate sales. Traditional auctions allow us to extract the highest possible price for these types of properties, thanks to a competitive bidding process that draws in serious cash buyers looking for renovation projects. In fact, 99 times out of 100, we deliver better results than estate agents for unmodernised estates.
“This is a painful process. We make it less painful.”
Selling unmodernised probate property is a painful process, not just for the executors but also for the grieving families and charities involved. It’s essential to approach this with empathy, transparency and support. By offering clear guidance and realistic expectations, we can alleviate some of the burdens associated with this challenging process.
Ultimately, the sale of an inherited property is not just a financial transaction. It’s a personal, emotional journey that requires careful handling. Through understanding, compassion, and the right professional support, we can make the path a little less painful for all involved. For those asking how to sell probate property quickly, auction offers the best solution, maximising value and certainty every time.
Article by Dan Marsden – Head of Partnerships.
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