Probate can take months. Sometimes over a year.
For grieving families, that wait is brutal.
I’ve bought many properties stuck in probate. I understand the frustration sellers face when everything grinds to a halt.
This guide explains the full probate timeline. I’ll also cover what can speed things up – and what makes delays far worse.
What Is Probate and When Is It Needed?
Probate is the legal process of dealing with someone’s estate after they die. A Grant of Probate is the official document that gives the executor legal power to act.
Not every estate needs it. Small estates or jointly owned assets – like a bank account held with a spouse – can sometimes pass without going through the process.
But if a property is owned solely in the deceased’s name, probate is almost always needed before it can be sold.
I’ve worked with families who didn’t realise this until a buyer was already waiting. It caused months of delay.
Read the official government guide to applying for probate in England and Wales early. If there’s a will, you apply for a Grant of Probate. Without one, it’s called Letters of Administration. Our guide on selling a probate property covers what comes next.
How Long Does the Probate Process Take from Start to Finish?
Once you apply, a straightforward grant usually arrives within 4–12 weeks. But that’s just the first step.
I’ve seen simple estates wrapped up in six months. Others with property, tax complications or family disputes have dragged past 18 months. The full process – applying, getting the grant, then selling and distributing the estate – averages 6–12 months.
What Happens at Each Stage – and How Long It Takes
Probate follows a set order. Knowing what happens at each stage – and roughly how long each one takes – helps you plan and spot where delays are most likely to hit.
| Stage | What happens | Typical timeframe |
| Gathering information | Submitting an application to the Probate Registry | 4–8 weeks |
| Applying for the grant | Probate Registry reviews and issues a Grant of Probate or Letters of Administration | 1–2 weeks |
| Waiting for the grant | Paying outstanding debts, settling inheritance tax, and obtaining HMRC clearance | 8–16 weeks |
| Settling debts and tax | Marketing, finding a buyer, and conveyancing | 8–12 weeks |
| Selling the property | Marketing, finding a buyer, conveyancing | 8–24 weeks |
| Distributing the estate | Paying out to beneficiaries once all debts and sales are settled | 4–8 weeks |
| Total | 6–18 months |
Straightforward estates with no property or tax complications can be completed in as little as six months. Disputed wills, HMRC delays, or a slow property sale can push the timeline well beyond a year.
The good news is that recent government improvements to probate processing times have cut waiting times significantly.
Still, if a property sale is involved, it adds time.
Read about how long it takes to sell a house so you can plan realistically.
What Can Delay Probate?
Probate rarely runs smoothly – here are the most common reasons it takes longer than expected.
Missing or Contested Will
A missing will causes immediate problems. Without one, the estate has to follow strict legal rules about who gets what, which takes time to sort out.
If someone contests the will, the courts get involved. This can add months or even years before anything moves forward. It’s one of the most expensive delays in the whole process.
Inheritance Tax Due and HMRC Clearance Required
If the estate owes inheritance tax, nothing can be fully closed until HMRC gives clearance.
This process can take several months, even when everything is filed on time and correctly. Larger or more complex estates take longer still.
You can’t distribute the estate until the tax is settled. That means beneficiaries may have to wait much longer than they expect.
Property in the Estate Needing to Be Sold First
A property can’t be split between beneficiaries the way cash can.
If the estate includes a house, it usually needs to be sold before the money can be shared out. A slow sale or a complicated chain directly delays the whole probate process.
Missing or Uncontactable Beneficiaries
If someone named in the will has moved, changed their name, or passed away, executors must track them down before any money moves.
This takes time and sometimes costs money, too. Specialist tracing services may be needed. Until every beneficiary is accounted for, the estate stays open.
Disputes Between Executors or Family Members
Family disagreements can bring probate to a complete stop.
Arguments over who gets what, or executors who can’t agree on decisions, often end up in court. Legal battles are expensive and can drag on for years. If care costs are also part of the picture, understanding selling a house to pay for care home fees can help you plan ahead.
How to Speed Up the Probate Process
Most delays in probate come down to paperwork, communication, and timing. None of them is inevitable.
Start gathering documents before you apply.
Death certificate, the original will, bank statements, property deeds, and any investment or pension paperwork – having these ready before you instruct a solicitor removes one of the most common early delays.
Instruct a probate solicitor early.
DIY probate is possible for simple estates, but any complexity – property, inheritance tax, multiple beneficiaries – is worth handing to a professional. Errors in the application send everything back to the start.
Get the property valued immediately.
If the estate includes a house, an RICS valuation is needed for the inheritance tax return before you can even apply. Waiting until after the grant arrives to think about this adds weeks unnecessarily.
Start marketing the property before the grant arrives.
You can’t exchange contracts without it, but you can instruct an estate agent, take viewings, and accept an offer. Having a buyer ready the moment the grant lands can save months. Cash buyers are particularly useful here – no mortgage lender means no timeline pressure on their side while you wait.
Keep beneficiaries informed throughout.
Family disputes are one of the most damaging causes of delay. Regular communication doesn’t prevent every disagreement, but it prevents most of the avoidable ones.
File inheritance tax returns as early as possible.
HMRC clearance is a hard dependency – nothing is distributed until it’s done. Getting the return in promptly moves that clock forward.
Can You Sell a Property During Probate?
Yes, but with limits. You can market the home before the grant arrives. You cannot exchange contracts or complete the sale without it.
The executor manages the sale on behalf of the estate. I’ve seen executors start the process early so everything is ready the moment the grant comes through. That’s smart planning.
Buyers still need documents confirming who has the authority to sell and proof that the grant is in progress.
Cash buyers are better placed to wait than buyers needing a mortgage, as there’s no lender chasing timelines. They’re also less likely to pull out if things run slow.
How Property Buyers Today Helps Families Selling a Probate Property
Let me be straight…
Probate typically takes 6-12 months, sometimes much longer if the estate is complex or there are disputes. During this time, inherited properties sit empty, costing money in bills and insurance while families wait to sell.
When executors sell inherited houses fast with us, we work within probate timescales but remove the uncertainty of finding buyers and chains collapsing. Plus, we cover all the solicitor costs for the estate.
Here’s why executors dealing with probate choose to work with us…
Speed
Most house sales take months, but we can buy your property in as little as 7 days.
This quick process is perfect if you need to move soon or want to avoid being stuck in a long chain of buyers and sellers. We have the cash on hand so don’t need to wait for mortgages or a chain to collapse.
Guaranteed Sale
Did you know 1 in 3 sales fall through on the open market?
We know how frustrating it is to get 6 months into a process and have a buyer pull out.
When we give you the final price for your house, that’s the amount you’ll get. Guaranteed!
No Costs
You won’t face any costs with us.
We handle all the expenses involved in buying your property, including legal fees and surveys. You get cash in your bank when the sale is complete, and there are no surprise estate agent commissions to worry about.
No Stress Or Hassle
Our team supports you through the whole selling process.
We keep you updated about what’s happening and answer any questions quickly. You’ll always understand what’s going on with your sale and what happens next.
Free Property Valuation
Our property experts will value your house at no cost to you.
They look carefully at your property and check local market prices to give you an accurate figure. This professional service comes with no obligations.
No Viewings Required
Forget about cleaning and tidying for viewings.
We don’t need multiple visits or open houses to make our offer. This means no strangers walking through your home, and no disruption to your daily life.
All Properties Welcome
Whether your house needs work or is in perfect condition, we’ll buy it.
We have experience with all types of properties and conditions. This means you can sell your house to us no matter what state it’s in.
Professional Legal Service
Our expert team manages all the legal requirements for you.
We work with experienced property lawyers who make sure everything runs smoothly, and put your property at the top of their list. This gives you peace of mind that your sale is being handled properly from start to finish.
