Selling an Inherited House in Wales

Can I sell an inherited house before probate is granted?

Yes, up to a point. You can get valuations, choose a buyer and agree a price while you wait for the grant. You can't exchange contracts or complete until the Grant of Probate (or Letters of Administration) is issued, because only the people named on it have the legal authority to sell.

Starting early is sensible: probate applications can take several weeks or more, and lining up a buyer in the meantime means the sale can move as soon as the grant arrives. Tell any buyer up front that you're waiting for the grant, so everyone plans around the same timetable.

Who has the legal right to sell the house?

The personal representatives do. If there's a will, that's the executors it names. If there isn't, it's the administrators, usually the closest relatives, who apply for Letters of Administration. Beneficiaries can't sell the house themselves unless it has first been transferred into their names.

If there is more than one executor, they normally all need to sign the sale documents. If one executor can't or won't act, they can step back (renounce) or have power reserved; a solicitor can explain which applies.

What are the steps, and how long does each take?

Register the death, find the will, value the estate, report to HMRC, apply for probate, then sell. Several of these can run side by side. The table below shows typical timings and the documents you'll need at each stage.

Probate times change often. Check the current processing times on GOV.UK: applying for probate.

Do I pay council tax on an empty inherited house in Wales?

Often not straight away. In Wales, an empty home left by someone who has died can be exempt from council tax while probate is sorted out and for a period after the grant (known as Class F). The time limits were changed in 2026, so confirm the exact dates with the local council.

Once any exemption ends, Welsh councils can charge a premium of up to 300% on homes that have been empty and substantially unfurnished for a year or more. Each council chooses whether to charge one and at what level, and a home that is being actively marketed for sale is excepted from the premium for up to a year. See gov.wales: council tax on empty and second homes.

Also tell the home insurer that the property is empty. Many policies restrict cover once a home has been unoccupied for a set period.

Does Inheritance Tax have to be paid before I can sell?

If Inheritance Tax is due, at least some of it usually has to be paid before the grant is issued, so often before the house can be sold. HMRC charges interest if it isn't paid by the end of the sixth month after the death, though tax on property can be paid in annual instalments.

Many estates pay no Inheritance Tax at all. The standard tax-free threshold is £325,000, and an extra residence allowance of up to £175,000 can apply when the home passes to children or grandchildren. Thresholds and rules are on GOV.UK: Inheritance Tax.

Is there Capital Gains Tax when an inherited house is sold?

Only on any rise in value between the date of death and the sale. The probate valuation is the starting point, so a quick sale often produces little or no taxable gain. If there is one, it must be reported and paid within 60 days of completion.

Who reports it depends on who sells: the executors (during the administration of the estate) or the beneficiaries (if the house has already passed to them). An accountant can tell you which applies. See GOV.UK: report and pay Capital Gains Tax.

What if the house has tenants?

In Wales, tenancies are now occupation contracts under the Renting Homes (Wales) Act 2016. You can sell with the contract-holder still living there, or end a periodic contract with at least six months' notice. That notice can't be given in the first six months of the contract.

Landlords in Wales must also be registered (and, if they manage the property, licensed) with Rent Smart Wales. If the person who died was a landlord, tell the contract-holder who to deal with now. The rules for landlords are on gov.wales: Renting Homes.

What if the beneficiaries disagree about selling?

If the will gives the executors power to sell, beneficiaries can't normally block a sale, though good executors will consult them. Where executors themselves disagree, or co-owners can't agree, a solicitor or mediator is the next step. As a last resort, a court can decide.

Getting an independent valuation helps here: it gives everyone the same benchmark for judging any offer, including ours.

Which way of selling suits an inherited house?

An estate agent usually achieves the highest price but takes longest. An auction can be quicker but carries fees and the risk of not selling. A cash buyer is the fastest and most certain route but pays below full market value. The right choice depends on what matters most to the estate.