Navigating the Probate Property Purchase Process
- Tollington Surveyors
- May 12
- 3 min read
Navigating the Probate Property Purchase Process
Buying a probate property can offer good value, but the process is rarely quick or straightforward. Below, we outline what probate involves, what to look out for, and how to prepare yourself for the unique challenges these purchases can present.
What Is Probate and How Long Does It Take?
Probate is the legal process of administering a deceased person's estate. This includes confirming the validity of any will, settling debts, and distributing assets, including property, to the rightful beneficiaries. If a property is being sold through probate, the sale cannot complete until a Grant of Probate (or Letters of Administration where no will exists) has been issued.
This process typically takes 8 to 12 weeks, though in practice, delays are common. If you're told a property is in probate, you should ask whether the application has been submitted and how far along it is. If the process hasn’t started, you could be facing a wait of several months. We’ve seen cases take six months or longer, which can be incredibly frustrating once you’ve committed to the purchase. It's important to stay in regular contact with the agent or seller and ensure you're kept updated on the progress.
Challenges with Multiple Beneficiaries
One of the biggest variables is how many people stand to inherit. If there are several beneficiaries—say four or five siblings—it can be difficult to secure consensus. Two may want to sell, one may be indifferent, another may wish to live in the property. Without clear or unified decision-making, even simple negotiations can stall.
For example, if a survey reveals the roof requires replacement and you request a reduction, some beneficiaries may agree, while others refuse. You may be left waiting while the estate attempts to reach a decision—often with the estate agent unable to offer clarity, as they themselves await instructions. These delays and uncertainties are common.
By contrast, a sole beneficiary may simply want to finalise matters, sell the property, and move on—making them more open to negotiation and a quicker sale. Generally, we find that the larger or more valuable the property, the more complex and drawn-out the probate process tends to become.
Condition of Probate Properties
Probate properties are often clearly dated and may not have been modernised for decades. It’s not unusual to find homes that haven’t been redecorated since the 1970s or 1980s, complete with original kitchens, bathrooms, wallpaper, and finishes. Buyers should be prepared for full internal refurbishment, including rewiring, plumbing upgrades, and energy efficiency improvements.
You should also anticipate the presence of asbestos. Asbestos-containing materials were widely used in UK buildings until the late 1990s, particularly in ceiling tiles, textured coatings, pipe lagging, floor tiles, and insulation boards. In our experience, around half of the probate properties we inspect contain some form of asbestos. While not always dangerous if left undisturbed, proper testing and licensed removal can add to your costs and timescales.
Other common issues include dampness, poor insulation, outdated electrics, and inefficient heating systems. These are rarely disclosed in detail, as sellers in probate sales are usually acting on behalf of the estate and are not required to complete a property information form. As a buyer, you’ll need to rely more heavily on your own survey and due diligence.
Local Insight for North London Buyers
If you’re considering purchasing a home in North London, we offer comprehensive RICS Level 2 HomeBuyer Reports and RICS Level 3 Building Surveys. Our knowledge of the area means we’re able to provide specific, relevant insights to help you make a well-informed decision.
We hope this serves as a helpful general overview for buying a property in areas such as Harringay, Crouch End, Finsbury Park, Islington, Highgate and Ladder roads. Every property is different, but being prepared and well-informed at each stage gives you the best chance of a smooth purchase.
Tollington Surveyors is a small, locally-focused surveying company based in Stroud Green, and dedicated to serving the Haringey area. Learn more >
