When someone dies, their home does not disappear from the to-do list. Somebody has to keep it safe, deal with the paperwork and eventually empty it. That job usually falls to the executor named in the will, or to a close relative if there is no will. This guide explains the order things usually happen in, so you know what to expect. It is general information, not legal advice, so check anything important with a solicitor.
The first few days
Start with the practical basics. Make sure the property is secure, check that doors and windows are locked, and move any obvious valuables or important papers somewhere safe. Look for the will, and note down who needs to be told, such as the bank, utility companies and the local council. In England and Wales a death normally has to be registered within five days.
Who is responsible for the house?
If there is a will, the executor named in it is responsible for dealing with the estate, including the property. If there is no will, a close relative can usually apply to become the administrator. The legal authority to act normally comes from a grant of probate (with a will) or letters of administration (without one). Some smaller estates can be dealt with without a grant, and a solicitor can tell you which applies.
Insurance and keeping the property safe
Tell the home insurer as soon as you can. Many policies limit or end cover once a property has been empty for a set period, so it is worth checking the wording early. An empty house also needs checking regularly for post, damp, frost damage and break-ins. Councils often allow an exemption from council tax for a property left empty after a death, so ask your local council what applies.
Valuing and sorting the contents
The contents of the home can form part of the estate, so valuable items such as jewellery, antiques, art and collections may need to be valued. Before anything is removed, it helps to:
- Take dated photos of each room, so there is a record of how the property looked
- Keep a list of anything valuable, and agree with the other beneficiaries who wants what
- Set aside wills, deeds, bank and pension papers, tax documents and anything personal that has not been looked through yet
- Hold off selling or disposing of valuable items until you have spoken to the solicitor handling the estate
When does the house get cleared?
Clearance usually happens once the valuables have been identified and family members have taken what they want. For many executors that is also when the house has to be emptied before it can be sold, handed back to a landlord, or prepared for new owners. Rented properties often come with a handback deadline, so it is worth finding out early what yours is.
What a probate clearance company does
A good clearance company takes the physical work off your hands while keeping you in control. That means sorting through the property, setting aside valuables, documents and sentimental items for you, clearing the rest, disposing of waste properly with the right paperwork, and giving you before and after photos. Our probate house clearance service works this way, and you can read how to compare companies in our guide on choosing a probate clearance company.
If you would like a free, no-obligation look at a property, send us a few details and we will come back with a fixed written quote.