When someone close to you passes away, handling their property can feel daunting. The process of applying for probate, dealing with solicitors, and selling the home can be emotional, complex, and often unfamiliar territory.
At Partridge Homes, we’ve supported hundreds of families, executors, and solicitors through this process with sensitivity and professionalism. Led by Probate Sales Specialist Abby Krupski-Rutter and Calum Partridge, our team covers Solihull, Birmingham, Wolverhampton, and Walsall, providing trusted guidance from valuation to completion.
If you’ve recently lost a loved one and are wondering what to do about their home, this guide will walk you through everything — step by step.
What Is Probate and When Is It Needed?
Probate is the legal process that gives someone (usually the executor of the will) the authority to manage a deceased person’s estate — including their property, money, and possessions.
You’ll need probate if:
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The deceased owned property solely in their name
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The property needs to be sold or transferred
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There are significant assets in the estate (usually over £10,000)
Without probate, the property can’t be legally sold or transferred.
Step 1: Obtain a Probate Valuation
Before applying for probate, you’ll need a professional valuation of the property. This is often required by HMRC to assess any Inheritance Tax due.
At Partridge Homes, our probate valuations are accepted by solicitors and estate administrators across the West Midlands. Each valuation includes:
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A clear market assessment based on current local conditions
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Comparable evidence from recent property sales
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Supporting commentary for HMRC and executor purposes
We handle everything with sensitivity and confidentiality, ensuring you receive the accurate information you need.
Step 2: Applying for the Grant of Probate
Once valuations and paperwork are in order, the executor or solicitor applies for the Grant of Probate (or Letters of Administration if there’s no will).
The process can take anywhere from 8 to 20 weeks, depending on complexity and court processing times.
During this stage, our team can:
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Begin preparing marketing materials
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Recommend trusted local tradespeople or clearance services
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Advise on insurance requirements for unoccupied properties
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Ensure the home remains secure and well-presented
Step 3: Managing Inheritance Tax (IHT)
Inheritance Tax may apply if the estate is worth over £325,000 (subject to exemptions and thresholds).
Executors are legally required to:
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Declare the value of all assets, including the property
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Submit the IHT400 or IHT205 forms to HMRC
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Settle any tax owed before distributing the estate
Our role is to ensure the property is valued accurately so that executors and solicitors can submit correct information — avoiding potential penalties or delays.
Step 4: Preparing the Property for Market
Once probate is granted, we can launch the property to market. Presentation is key — even for older or vacant homes.
We often advise on:
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Decluttering and cleaning
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Garden and exterior tidying
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Simple staging (adding light, warmth, and space perception)
If needed, we can coordinate trusted local clearance companies or decorators to make the home more appealing — often increasing final sale value.
Our marketing combines:
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High-quality photography and listing descriptions
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Exposure on Rightmove, Zoopla, and OnTheMarket
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Local advertising across Birmingham, Solihull, Wolverhampton, and Walsall
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Our large database of investors, developers, and first-time buyers
️ Step 5: Selling and Completing the Probate Sale
Once an offer is accepted, our sales team works closely with solicitors and executors to ensure a smooth transaction. We handle:
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Buyer qualification and negotiation
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Progress updates to all parties
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Support with any last-minute legal or survey issues
Most probate sales complete within 8–12 weeks after probate is granted.
Frequently Asked Probate Questions
Q: What if there are multiple executors?
A: All executors must agree to the sale and sign documentation, but one can act as the main contact. We manage communication to make things easy for everyone involved.
Q: Can I get a valuation before probate is granted?
A: Yes — we provide valuations before the grant so HMRC and solicitors can calculate tax accurately.
Q: Does the property have to be empty to sell?
A: No. It’s often beneficial to keep furniture for marketing photos, as it helps buyers visualise the space.
Q: What happens if the property is unoccupied?
A: We recommend ensuring it’s insured, heating is off or set low, and the home is checked regularly. We can help organise regular inspections if required.
Q: Can Partridge Homes sell properties outside Solihull or Birmingham?
A: Yes — we cover the wider West Midlands including Wolverhampton, Walsall, Sutton Coldfield, and surrounding villages.
Q: What if the house needs work or is in poor condition?
A: Many probate homes require modernisation. We have a network of developers and investors who specialise in buying these properties quickly and fairly.
Q: How much does a probate valuation cost?
A: Our valuations are competitively priced and accepted by solicitors and HMRC. For straightforward estates, we often provide them free of charge as part of our probate sale service.
Why Families Choose Partridge Homes
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Over 20 years of trusted local experience
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A family-run, award-winning agency with deep community roots
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Dedicated probate sales specialist Abby Krupski-Rutter
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Regular communication with executors, solicitors, and beneficiaries
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Proven track record of sensitive, successful probate sales across the West Midlands
We combine professionalism with compassion, ensuring every probate client receives the care, time, and respect they deserve.
️ Compassionate Guidance, Professional Results
Dealing with a loved one’s estate can be emotionally challenging — but with the right support, it doesn’t have to be complicated.
At Partridge Homes, we’re here to guide you from start to finish. Whether you need a probate valuation, advice on preparing the home for sale, or full management of the selling process, we’re just a call away.
Areas We Cover
Solihull • Birmingham • Wolverhampton • Walsall
and surrounding West Midlands villages and towns.
Get in Touch
If you need advice about probate valuations or selling a deceased estate, contact us today:
admin@partridge-homes.co.uk
0121 745 2225 / 0121 742 0404
Partridge Homes – trusted by families and solicitors across the West Midlands for professional, compassionate probate property advice.
