Some completions are straightforward. Contracts exchange, money transfers, keys change hands, and everyone moves on. And then there are the ones that stay with you. Northbrook Road is one of those. At Partridge Homes Estate Agents in Shirley we are delighted to have seen this one through to completion, and to have found exactly the right family to take it on.
This was a probate property, and before it was cleared it held decades of family history. That’s not unusual with probate sales, but it never stops feeling significant. Walking through a home where someone has lived their life, where the walls have absorbed years of ordinary moments, is a reminder that property is rarely just property.
A Probate Sale Done Properly
Probate sales sit in their own category. They take more time, require more care, and the people involved are often dealing with grief alongside the practical weight of managing an estate. Getting it right matters more than moving fast.
For anyone unfamiliar with the process, a probate sale is one where the property formed part of a deceased person’s estate. Before it can be legally transferred to a new owner, the executors must obtain a grant of probate from the court, which gives them the authority to deal with the estate’s assets. The property cannot be sold and completed until that grant is in place.
The good news is that the significant backlogs that built up in the probate registry in 2023 have largely cleared. In the first quarter of 2026, the average wait for a grant was around 6.4 weeks for applications overall, with online applications averaging closer to 4.5 weeks. Paper applications still run slower, at around 16.5 weeks, so if you’re an executor dealing with a probate sale, submitting online where possible makes a real difference to your timeline.
Even with a smooth grant process, a probate sale with a full conveyancing chain tends to take nine to eighteen months from start to completion. That’s longer than a standard sale, and it’s worth being realistic about that from the beginning. It doesn’t mean anything is going wrong; it’s simply the nature of the process.
On the tax side, the estate is liable for Capital Gains Tax only on any increase in value between the probate valuation at the date of death and the eventual sale price. If the property sells at or close to the probate value, there is usually no CGT to pay. Getting an accurate valuation at the outset matters for exactly this reason.
If you’re an executor or a family member managing a probate sale and you’d like to understand more about how the process works, our guide to selling a probate property covers the full picture.
The History Inside the House
Before 46 Northbrook Road was cleared and prepared for sale, it was full of the kind of detail that only comes with a life well lived. Family photographs, personal belongings, the accumulated texture of years. That history deserves respect, and it shaped how we approached the sale.
It also made finding the right buyer feel important. Not just a buyer who would exchange and complete, but a family who would actually make the house a home again.
Keys on a Birthday
We found them.
The buyers were a family who were genuinely excited from the moment they saw the property. On completion day, they came to collect their keys, and it happened to fall on their son’s birthday. They told us they were planning to cut the cake in their new home that evening.
That’s what completion day is. Legally, it’s the moment the balance of the purchase price is transferred to the seller’s solicitor and ownership formally passes to the buyer. Practically, it’s the moment the keys come across the desk and a new chapter starts. The buyers can usually collect from the estate agent’s office once solicitors have confirmed funds have cleared, which on a straightforward transaction can be as early as mid-morning, though later in a chain it sometimes runs into the afternoon.
On this occasion, it was a birthday. And a cake. In a house that had held one family’s history and was now ready to hold another’s.
Why This One Matters
We add every completed sale to our sold collection because we think it’s worth recording what actually happens when a sale completes, not just the price achieved but the story behind it. Probate sales in particular are ones where the human detail tends to be rich, and where the work of getting to completion involves more than the usual sequence of searches, surveys, and enquiries.
46 Northbrook Road is another one for the sod collection. We’re glad we were trusted with it.
If you’re dealing with a probate property and wondering where to start, speak to the team at Partridge Homes. We’ve handled probate sales across Birmingham and Solihull and can give you a clear picture of what’s involved, starting with an accurate valuation, before you commit to anything. You can reach us through our contact page.
Frequently Asked Questions
Can a probate property be sold before probate is granted?
You can market the property and accept an offer before probate is granted, but you cannot legally complete the sale until the grant is in place. This means exchange and completion must wait, which is why instructing a solicitor and applying for probate early helps to reduce delays.
How long does a probate property sale take?
A probate sale with a property typically takes between nine and eighteen months from start to completion. The grant of probate itself currently takes around four to six weeks for online applications, but conveyancing, surveys, and any chain add time on top of that.
Do executors have to pay Capital Gains Tax when selling a probate property?
The estate may be liable for Capital Gains Tax on any increase in value between the probate valuation at the date of death and the eventual sale price. If the property sells quickly and at close to the probate value, there is usually little or no CGT to pay. A solicitor or tax adviser can confirm the position for a specific estate.
Who collects the keys on completion day?
On completion day, the buyer’s solicitor confirms to the seller’s solicitor that funds have been received, and the estate agent then releases the keys. Buyers usually collect from the agent’s office, and the timing depends on how far through a chain the property sits, ranging from late morning to mid-afternoon.
Is it worth using an estate agent who has experience with probate sales?
Yes. Probate sales involve specific legal and practical considerations that a standard sale does not, including working with executors rather than a single owner, coordinating with probate solicitors, and managing realistic timelines. An agent with probate experience can help executors avoid common delays and ensure the property is priced correctly from the start.
Want To Let Or Sell Your Property?
Then get started with a FREE, accurate valuation today.
Got Questions?
Then fill out the form & we’ll be in touch shortly
