What to do with someone’s house when they die

When someone passes away, responsibility for managing their house usually falls to the executor of their will or an administrator if no will exists. These individuals have the legal authority to handle the house, ensuring it is managed according to the deceased’s wishes (if specified in a will) or in line with UK inheritance laws. 

This legal role is important, as it prevents potential disputes, such as family members removing valuables or making unilateral decisions. In addition to managing the property, the executor or administrator is also tasked with handling the deceased’s finances. This includes settling taxes, paying off debts and distributing any remaining assets to beneficiaries in accordance with the law or the will’s instructions.

In order to officially start the probate process as the executor you will need to obtain the official death certificate to begin probate. Executors usually need several certified copies to provide to banks, utility companies and other institutions.

On this page, we will cover our step by step process for dealing with someone’s house when they die. Remember, if you are the executor of an estate and are looking to sell, then we are only a click away from getting an instant cash offer for the property.

Step 1: Secure the property immediately

As the executor or administrator of the estate, the first thing you need to do is ensure its safety and help prevent any further issues from occurring. Begin with a thorough inspection of the property to identify any immediate risks or maintenance needs.

You can either do this yourself, or get a surveyor around to the property if you feel like you need some guidance. Look for signs of damage, such as water leaks, structural issues, or electrical hazards – addressing these promptly can avoid any further complications, especially if the property is left empty for a while.

Improve security

Another thing to keep an eye on, would be the general security of the property. Inspect doors, windows, and any entry points for potential weaknesses that could allow unauthorised access. If the property's fences are in a poor condition, then you should repair them to deter people from entering the property illegally.

If there is any uncertainty about who might have access to the property, it’s wise to change the locks.

You could hire a locksmith or, if you feel confident, do it yourself with new locks from a hardware store. Even if the deceased trusted the people who had access, changing locks makes sure that you know exactly who has the keys to the property.

You may also wish to consider adding in CCTV or motion sensor lights to the property, or if you think this might be overkill, you could consider adding a few Ring doorbells on any access points, just so you can see what is going on around the property.

Unoccupied properties can attract attention from undesirables or squatters, so it is important you arrange for regular checks. If you don’t install any surveillance, then ask a neighbour or friend to visit the property periodically if you cannot, to check for issues and collect any mail.

If neither of these options are available, then you could also hire a property manager, or property management company who will come and maintain the property. But this will come at a cost.

Inform insurance providers

In addition to security, maintaining a valid home insurance is important, as policies can lapse or have restrictions when a property is vacant. Inform the home insurance provider of the death, some insurers may require additional steps for unoccupied properties.

Ask about any limitations or conditions for empty properties, such as periodic inspections to maintain coverage. You may also need to have someone living within the property to maintain the home insurance, or at least to lower the rate.

Step 2: Notify the service providers

Notifying service providers and managing ongoing accounts for the deceased’s property is an essential step in sorting out the affairs of someone who has died. This makes sure the house remains functional, safe, and secure while avoiding unnecessary charges or disruptions.

Who should be informed about the death?

A number of service providers and organisations need to be informed about the death. This is often done by the executor, administrator, or a family member acting on behalf of the estate. 

Most providers will ask for a copy of the death certificate and proof of your relationship to the deceased (e.g., executor documents). Gather account details, such as customer numbers or reference numbers to speed up the process. Many companies allow you to notify them online, via email, or by phone – some have dedicated bereavement teams to assist.

To stay organised, create a spreadsheet to document all service providers, account details, actions taken and any final settlements. This will make it easier to manage the estate and make sure no services are overlooked.

Step 3: What happens to a mortgaged property?

As the executor of an estate, handling a mortgaged house is often a key responsibility. Executors are legally obligated to make sure the property is managed effectively and in accordance with the deceased’s wishes. 

The first step in this process is for an executor to inform the mortgage provider of the death. This will require the executor to provide the required documentation, which includes submitting a copy of the death certificate to the lender, and sharing your proof of authority as executor (once Grant of Probate is issued).

At this stage, you should ask the mortgage lender for details of the outstanding mortgage balance, interest rates and repayment terms. You should also enquire if there are any payment holidays or grace periods available during the probate process.

Until the property is sold, transferred, or otherwise settled, mortgage payments must continue to avoid repossession. The executor is responsible for arranging payments from the deceased’s estate funds. If there are insufficient funds, explore options with the lender. If beneficiaries wish to keep the property, discuss whether they can contribute to ongoing payments or assist with repayment strategies.

If the deceased held mortgage life insurance, file a claim with the insurance provider, as these funds can be used to repay some or all of the outstanding mortgage. You should also look for critical illness cover, payment protection insurance or other policies which might provide additional support.

Step 4: Get a property valuation for probate

Getting a house valuation is an important responsibility for executors during the probate process. The valuation is necessary to determine the value of the estate, calculate any Inheritance Tax liability and provide accurate information to HM Revenue & Customs (HMRC).

As an executor, you are legally obligated to provide an accurate valuation of the deceased’s property for probate purposes. The property’s value helps determine whether Inheritance Tax is payable and makes sure the correct amount is calculated. An accurate valuation of the deceased’s property for probate purposes:

• For HMRC: The property’s value helps determine whether Inheritance Tax is payable and makes sure the correct amount is calculated.

• For beneficiaries: An accurate valuation makes sure the fair distribution of the estate, especially if multiple beneficiaries are involved.

• For probate application: A valuation is required when completing Form IHT400 (for estates liable to Inheritance Tax) or Form IHT205 (for simpler estates).

Executors must obtain a probate valuation, which reflects the property’s open market value at the date of death. THis is the price the property might reasonably fetch if sold on the open market. 

While a professional valuation from a surveyor or RICS accredited valuer is more accurate and HMRC compliant, some executors may use multiple estate agent estimates for simpler cases. 

Executors must keep detailed records of the valuation process, ensure the valuer provides a written report specifying the open market value – this will be required by HMRC for Inheritance Tax calculations. Some valuers will include photographs in their reports to support the valuation. Make sure you retain receipts for any valuation fees, as these may be claimed as estate expenses.

Step 5: Carry out the probate process

As the executor, you will need to prepare and submit the necessary forms to apply for probate. If there is a will, apply for a Grant of Probate using Form PA1P. If there is no will, apply for a Grant of Letters of Administration using Form PA1P. Applications can be made online via the UK government probate service or by post.

We have plenty of probate related guides on our website, so for the purpose of this guide, we will only talk about it briefly. 

Once the application is submitted, the executor must wait for the Grant of Probate (or Grant of Letters of Administration) to be issued. The Grant of Probate is a legal document that allows the executor to manage the estate fully, including selling or transferring property, accessing bank accounts and paying debts.

Once the Grant of Probate is issued, the executor can proceed with their duties. Use estate funds to pay outstanding debts, funeral expenses, and taxes. Follow the instructions in the will or intestacy rules to transfer property and other assets to beneficiaries.

Step 6: Decide on the future of the property

One of the final jobs of the executor is to decide the future of the deceased’s person’s property. Whether the property is sold, rented or retained by a beneficiary, the decision must align with the will (if one exists), UK inheritance laws, and the best interests of the beneficiaries. 

In order to start this process, you should start by looking at what the deceased person intended for the property. Check the will for specific instructions regarding the property (e.g. if it is to be sold, transferred to a beneficiary, or held in trust). Follow the deceased’s wishes unless it is legally or financially unfeasible. 

Keeping the property may become financially unfeasible if the beneficiaries are unable to assume the mortgage, refinance or if there are lots of unsettled debt surrounding the estate. In these circumstances, you may need to sell the property for the betterment of the estate.

If this is the case, it is your duty as executor to engage with the beneficiaries to make sure their wishes and best interests are considered. If there are multiple beneficiaries, you may wish to use mediation to reach a consensus and avoid any potential disputes.

If the estate’s debts (mortgages, loans, taxes) exceed its liquid assets, selling the property might be necessary to cover these costs. Similarly, if the will specifies cash distributions and the estate lacks sufficient funds, the property may need to be liquidated.

Should you sell, rent or keep the property?

Once all factors have been considered, the executor must choose one of the following options:

Transfer the property to beneficiaries

If the will specifies that the property should be inherited by a specific individual or group, the executor can transfer ownership once probate is granted. Executors should update the Land Registry to reflect the new owner(s). 

Arrange for any beneficiaries to assume any outstanding mortgage or agree on a buyout plan if there are co-beneficiaries.

Rent the property

Renting can generate income for the estate or beneficiaries. As the executor, you should make sure the property meets all landlord requirements (like gas safety certificates, or electrical safety checks). You will need to consult with beneficiaries to establish a rental income sharing agreement. 

Retain the property in the estate

In some cases, the property may need to remain in the estate for a period (e.g. until market conditions improve or a decision is made). As the executor, you should continue maintaining the property and paying associated costs. Keep beneficiaries informed about the status and plans for the property. 

Selling the property

Selling is often the simplest option, especially if there are debts to settle or multiple beneficiaries involved. You will need to obtain a professional house valuation if you haven’t already done so, and then you will need to choose between using an estate agent, property auction or cash buying company.

Estate agents should be able to get you full market value for the inherited property, but this will largely depend on the condition of the house, and the state of the housing market. Estate agents may also take around 6 months to a year to sell the property, and cost anywhere from 1% to 3% +VAT in fees.

Property auctions can either take 28 days or 56 days, depending on whether you choose a modern or traditional auction. But, they come with high auctioneer fees at 2% +VAT, and there is no guarantee that the house will sell.

Which brings us to cash buying companies. We are one of the UK’s leading property cash buyers, and we are specialists in buying inherited properties. We can buy the probate property in as little as 7 days, and we will cover all your legal and selling fees, which means you won’t face any fees at all.

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