Probate and inherited property
Buying properties sold by executors — using lawful, respectful sources only.
In plain English
When someone dies, their executors may sell their home. A sale cannot complete until a grant of probate is issued. Plotlumen does not list addresses of people who have died; look for properties openly marketed as executor or probate sales.
Switch to professional for underwriting detail.
Capital requirements
As a standard purchase; often cash buyers are preferred for speed.
Cost assumptions to budget for
- As standard purchase
- Modernisation
Potential returns
Discounts, where they exist, usually reflect condition and speed.
Main risks
- Delays to grant of probate
- Beneficiary disputes
- Condition
Legal checks
- Exchange only once the grant is issued (or with appropriate protection)
- Executors' authority to sell
Regulatory checks
- Data protection: no unsolicited targeting of bereaved families
Is it suitable?
Often suits
- Patient buyers able to wait for probate
Usually not suitable for
- Anyone seeking to contact families directly
A general guide, not a personal recommendation. Suitability depends on your finances, experience and attitude to risk.
Step-by-step
- Search openly marketed executor sales.
- Ask the agent about probate status.
- Survey and price works.
- Offer with flexible timescales.
Financial calculations
Your offer or asking price.
Use local letting agents' valuations — not included in this report unless shown.
e.g. licensing, safety certificates
Default costs are assumptions for illustration — replace them with your own quotes. Stamp duty (£15,000) and refurbishment (£0) come from the other tabs.
After income tax (owned personally)
An estimate for one owner in England, Wales or Northern Ireland, assuming all the profit falls in the band you choose and ignoring carried-forward amounts. Companies pay corporation tax instead and can deduct interest. Check with an accountant.
Three scenarios
| Scenario | Cashflow / month | Net yield | Cash-on-cash |
|---|---|---|---|
| Conservative | £-1,124 | -0.13% | -16.73% |
| Expected | £-884 | -0.11% | -13.17% |
| Optimistic | £-804 | -0.10% | -11.97% |
Conservative: rent −10%, rate +1.5 points, 4 extra void weeks, running costs +20%, works +20%. Optimistic: rent +5%, rate −0.5 points, 1 fewer void week, running costs −10%, works −5%. These are projections from your inputs, not guaranteed returns.
Sensitivity: annual cashflow
| Rent | Rate -1% | Rate +0% | Rate +1% | Rate +2% |
|---|---|---|---|---|
| -10% | £-8,737 | £-10,612 | £-12,487 | £-14,362 |
| +0% | £-8,737 | £-10,612 | £-12,487 | £-14,362 |
| +10% | £-8,737 | £-10,612 | £-12,487 | £-14,362 |
Official sources
Last reviewed 31 Oct 2026. Rules change — check the source before relying on this guide.
Not advice