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Farra is a death administration assistant for UK families. Get step-by-step guidance for registering a death, applying for probate, notifying banks, and managing bereavement admin. From essential documents to practical checklists, Farra simplifies estate paperwork and funeral-related tasks so you can focus on what matters.
Selling a probate property costs the estate money before it returns any, and executors are often surprised by how the smaller holding costs add up while the sale goes through. This guide sets out the typical ranges for each cost, who actually pays them, and how they affect the tax position, so you can budget honestly and show the beneficiaries where the money went.
These are typical ranges, not fixed prices. Every estate is different, and quotes vary by region, so treat this table as a budgeting starting point rather than a promise.
| Cost | Typical range |
|---|---|
| Estate agent (sole agency) | ~1–1.5% of the sale price plus VAT; fixed-fee online agents from a few hundred pounds |
| Conveyancing (probate sale) | ~£1,000–£1,800 plus disbursements |
| Energy Performance Certificate (EPC) | ~£60–£120 |
| House clearance | ~£300–£1,500; a typical 3-bed around £400–£750, London higher |
| Unoccupied property insurance | Specialist 3, 6, 9 or 12-month policies while the house is empty |
| Council tax | Usually exempt (Class F) until the grant plus up to 6 months, then the estate pays |
| Utilities, garden, mortgage interest | Ongoing until completion; varies by property |
A traditional high-street agent on a sole agency basis commonly charges around 1 to 1.5% of the sale price, plus VAT. On a £280,000 sale, that is roughly £2,800 to £4,200 before VAT. Fixed-fee online agents start from a few hundred pounds, but they generally do less of the legwork, which matters more than usual for a probate sale where the executor may live far from the property and need the agent to hold keys and accompany viewings.
Get quotes from more than one agent and check exactly what the fee includes. The fee is only payable on a successful sale in most sole agency agreements, but read the terms before signing.
Conveyancing for a probate sale typically costs roughly £1,000 to £1,800, plus disbursements (the third-party costs a solicitor passes on, such as Land Registry documents and bank transfer fees). Probate sales involve some extra steps, such as proving the executor's authority with the grant, which is why quotes can sit slightly above a standard sale. Our guide to probate house sale conveyancing explains what the solicitor actually does for the money.
An Energy Performance Certificate is required before the property can be marketed at all. A new one typically costs around £60 to £120 and lasts 10 years; check the public register on GOV.UK first, because a valid certificate may already exist.
Professional house clearance typically costs around £300 to £1,500 depending on the size of the property and how much needs to go. A typical three-bedroom house tends to come in around £400 to £750, with London prices higher. Firms that can resell items may reduce the bill, and anything of value should be identified before the clearance, not during it. Our guide to clearing a house after a death covers how to sequence this alongside the will and the probate valuation.
The sale costs get the attention, but the holding costs are the ones that quietly grow with every month the sale takes.
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All of the costs above are estate expenses. They are paid from estate funds, or reimbursed to whoever fronts them while the estate's money is tied up. If you pay an EPC assessor or an insurance premium from your own pocket, keep the receipt and record it: you are entitled to be repaid before the beneficiaries receive anything.
Keep every receipt
A simple spreadsheet of dates, amounts and what each payment was for makes the estate accounts straightforward and protects you if a beneficiary questions a cost later.
There is a tax bonus to good record-keeping. Costs that relate directly to the sale itself, such as the estate agent's fee and the conveyancing, are deductible selling costs when calculating any capital gains tax on the sale.
Cash flow matters, because an estate's money is often locked in bank accounts until the grant of probate arrives. It helps to know which costs need paying as you go and which come out of the sale proceeds at the end.
This split is worth explaining to beneficiaries early. The estate is not losing money; it is spending modest sums now to release a much larger sum at completion. A short written summary of expected costs, shared at the start, prevents most of the questions later.
You have a duty to spend the estate's money carefully, but the cheapest option is not always the careful one. A few honest rules of thumb:
If the property sells for more than its probate value, capital gains tax at 18% or 24% can apply to the growth above the £3,000 annual exemption, and the sale must be reported to HMRC within 60 days of completion. If the estate itself (the personal representatives) sells, the estate pays a flat 24% on residential gains; the 18% band only applies when a beneficiary sells after the property has been transferred to them. Our guide to capital gains tax on inherited property covers the calculation, the reliefs and the reporting in full.
For the whole journey from valuation to completion, including where each of these costs lands in the timeline, see our pillar guide to selling an inherited house.
The estate pays. Estate agent fees, conveyancing, the EPC, clearance, insurance and council tax are all estate expenses, paid from estate funds or reimbursed to whoever fronts them. Keep receipts for everything, because you are entitled to be repaid before beneficiaries receive their inheritance.
Commonly around 1 to 1.5% of the sale price plus VAT for sole agency. On a £280,000 sale that is roughly £2,800 to £4,200 before VAT. Fixed-fee online agents start from a few hundred pounds but do less of the legwork, which matters if you live far from the property.
Roughly £1,000 to £1,800 plus disbursements. Probate sales involve extra steps, such as proving the executor's authority with the grant of probate, so quotes can sit slightly above a standard sale.
Usually not at first. A Class F exemption normally applies while the property is empty and awaiting probate, and for up to 6 months after the grant is issued. After that the estate pays, and long-empty homes can attract an empty-home premium, so momentum on the sale saves real money.
Costs that relate directly to the sale itself, such as the estate agent's fee and conveyancing, are deductible when calculating any capital gain. CGT of 18% or 24% can apply to growth above the probate value beyond the £3,000 annual exemption, with reporting due within 60 days of completion.
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