How to Deal with a Deceased Person's Property in the UK

When someone dies, their property — whether it's a house, flat, or other real estate — often becomes one of the most significant and emotionally difficult parts of settling the estate. There are practical, legal, and financial considerations, and the process can take months.

This guide covers what you need to think about in the early days, how property is handled during probate, and what your options are for the longer term.

Securing the property in the first few days

If the deceased lived alone, one of the first things to do is make sure their home is secure. Check that all doors and windows are locked, and consider changing the locks if keys are unaccounted for. Let a trusted neighbour know the property will be empty, and ask them to keep an eye on it.

If there are any perishable items, it's a good idea to clear the fridge and freezer early on. You might also want to check that the heating is set to a frost protection level during colder months to prevent pipe damage.

Redirect the post if you can. Royal Mail offers a redirection service that will forward post from the deceased's address to yours. This helps you stay on top of any correspondence and reduces the risk of important letters going unread.

Notifying the home insurer

This is one of the most urgent steps and is often overlooked. Most home insurance policies have clauses about unoccupied properties — if a home is left empty for more than 30 days (sometimes less), the policy may become void or the terms may change.

Contact the home insurer as soon as possible to let them know the policyholder has died and that the property may be unoccupied. They may adjust the policy, offer a specific unoccupied property policy, or advise you on what steps you need to take to keep the cover valid. This is important because an uninsured, empty property is a serious financial risk.

Who owns the property now?

This depends on how the property was owned.

Joint tenants — If the property was held as joint tenants (the most common arrangement for married couples), ownership passes automatically to the surviving joint owner. This happens outside of the will and probate process. The surviving owner will need to notify HM Land Registry to update the title, which requires a certified copy of the death certificate.

Tenants in common — If the property was held as tenants in common, the deceased's share does not pass automatically to the other owner. Instead, it forms part of the estate and is distributed according to the will (or the rules of intestacy if there is no will). Probate will usually be needed to deal with the deceased's share.

Sole owner — If the deceased owned the property in their sole name, it forms part of the estate and will need to go through probate before it can be sold or transferred.

Do you need probate to sell the property?

In almost all cases, yes. If the property is in the deceased's sole name or was held as tenants in common, you will need a Grant of Probate (or Letters of Administration if there is no will) before you can sell or transfer the property.

The Grant gives the executor or administrator the legal authority to deal with the property on behalf of the estate. Without it, no conveyancer or solicitor will be able to complete a sale.

You can begin the process of valuing the property, getting it ready for sale, and even marketing it before the Grant is issued — but the sale cannot legally complete until you have it.

Valuing the property

You will need a valuation of the property for probate purposes, and potentially for Inheritance Tax calculations. It's a good idea to get at least two or three estate agent valuations, and you may also want a formal RICS surveyor's valuation if the estate is likely to be subject to Inheritance Tax or if the value is likely to be challenged.

The valuation should reflect the property's open market value at the date of death, not what you hope to sell it for later.

Selling the property

If the beneficiaries decide to sell, the process is essentially the same as any other property sale, with the executor or administrator acting as the seller. You will need to instruct an estate agent (or sell privately), appoint a conveyancer or solicitor to handle the legal work, and provide the Grant of Probate to complete the transaction.

The proceeds of the sale go into the estate and are distributed to the beneficiaries after debts, taxes, and expenses have been paid.

Clearing the property

Clearing a loved one's home is often one of the most emotionally challenging parts of bereavement. There is no rush to do this — take as much time as you need.

When you are ready, you might choose to do it yourself with family and friends, hire a professional house clearance company, or donate items to charity (many charities will collect furniture and larger items). Keep an eye out for any important documents, valuables, or sentimental items while clearing. It's worth going through every drawer, cupboard, and shelf carefully — people often keep important papers in unexpected places.

What about council tax?

You should notify the local council that the occupant has died. In many cases, the property will be exempt from council tax for as long as it remains empty and is owned by the estate (i.e., until probate is completed and the property is transferred or sold). The exemption is known as Class F exemption. Contact your local council to confirm eligibility and apply.

How Passage can help

Passage helps you manage every step of dealing with a deceased person's estate, including property-related tasks. Our guided plan reminds you to secure the property, contact the insurer, and handle the legal process — so nothing falls through the cracks.

Start your free plan and let us guide you through what comes next.