How to Sell an Inherited House in Wales

The short answer: to sell an inherited house in Wales you normally need probate (or letters of administration if there's no will) first, because the person dealing with the estate needs legal authority to sell. Once that's in place you can sell on the open market, to a buyer who deals with you directly, or keep the house for a while. While you wait, the property still needs looking after, and Wales has its own Council Tax rules for an empty home after someone dies.

I'm Louis Lattuca. I've been in property for 17 years and buying since 2009, and we've bought around 50 houses directly from private sellers. This guide is general information from what I see in South Wales. It isn't legal or tax advice, so speak to a solicitor and, where the estate is large, an accountant.

Can you sell an inherited house before probate?

GOV.UK says you shouldn't make financial plans or put the property on the market until you've got probate. In practice, a buyer's solicitor will usually want to see the grant before contracts are exchanged, because it proves who has the right to sell.

Some people start preparing early, for example by getting the house cleared, checking its condition or collecting paperwork. Speak to the solicitor handling the estate before you instruct an agent or agree anything with a buyer. Not every estate needs probate: if the house was owned jointly as joint tenants, it normally passes automatically to the surviving owner, and the process is different.

Who can sell the house?

If there's a will, the executors named in it can apply for probate. If there isn't one, the closest living relative can apply for letters of administration. The service is available online and in Welsh. Nobody else can sell the house on behalf of the estate, even if they live in it or have been looking after it.

Where there are several beneficiaries, they usually need to agree on whether to sell, who deals with the sale and how the money is shared. That can take longer than the paperwork, so it's worth having the conversation early and putting decisions in writing.

Do you pay Council Tax on an empty inherited house in Wales?

Often not for a while, but the rules in Wales have changed, so check with the Council Tax team at the local authority. Under the Council Tax (Discounts, Disregards and Exemptions) (Wales) Regulations 2026, a home left empty after the owner's death can be exempt (Class F) while probate hasn't yet been granted, for up to two years from the date of death. Once probate or letters of administration are granted, the exemption can continue for a further 12 months.

The exemption ends if the house is sold or someone moves in, although a single period of occupation of six weeks or less is disregarded. It also isn't automatic: GOV.WALES says to contact your council, who will tell you what documents they need. If the house is still empty after the exemption ends, a council can charge an empty home premium, which is set locally, so ask what yours charges.

How do you look after an empty house while you wait?

An empty house can deteriorate faster than people expect, so a few basics matter:

• Tell the buildings insurer the occupier has died and ask in writing what cover applies while the house is empty. Many standard policies limit cover for an unoccupied home.
• Visit regularly, clear the post and make sure the property looks lived in and is secure.
• Keep heating on low or drain the system in cold weather to reduce the risk of frozen pipes, and know where the stopcock is.
• Check for leaks, damp and roof problems after heavy rain, which South Wales gets plenty of.
• Keep a record of utility meter readings and who you've told about the death.

If the house needs repairs before it's sold, we also do property maintenance and refurbishment, so one team can look at the condition of the house and tell you what it needs.

What tax might apply when you sell an inherited house?

Two taxes come up often. Inheritance Tax is normally paid from the estate, not by the people who inherit. There's normally none to pay if the estate is under the £325,000 threshold or if everything above it goes to a spouse, civil partner or charity, and the threshold can be higher if a home passes to children or grandchildren. Where tax is due, the standard rate is 40% on the amount above the threshold. You may still need to report the value of the estate even when nothing is due.

Capital Gains Tax can apply to the beneficiary if the house sells for more than its value at the date of death. If a gain is due on UK residential property, there are deadlines for reporting and paying it after completion. Wales doesn't have a different rule for either tax, but check the current figures on GOV.UK or with an accountant before you sell.

What are your options for selling?

There are usually three routes, and none is right for everyone:

• List it with an estate agent. You may reach more buyers and the price is set by the market, but you'll have viewings, marketing and a sale that depends on the buyer's mortgage and chain.
• Sell at auction. It can suit some houses, but fees, reserve prices and timing vary, so check the terms.
• Sell directly to a buyer such as us. We've bought around 50 houses directly from private sellers. It can mean fewer viewings and no estate agent, but the price will usually be below what the same house might reach on the open market, so compare and take your own advice.

If you'd like to talk it through without obligation, you can read about selling an inherited or probate house in South Wales, or tell us about the property and we'll tell you honestly whether it's something we'd buy. If the house needs a lot of work, our page on selling a house that needs renovation explains how that works.

What if the house has tenants in it?

That changes things. In Wales a tenancy is an occupation contract under the Renting Homes (Wales) Act 2016, and the tenant's rights don't disappear because the landlord has died. Get legal advice before doing anything that affects them. We sometimes buy with tenants in place but prefer not to, so tell us at the start if there's a tenant.

What should you do first?

Start with the practical steps: register the death, find the will, and check whether probate is needed. Then value the house and the rest of the estate, because that decides whether Inheritance Tax is due. Contact the council about Council Tax, tell the insurer, and keep the property secure. Only then compare your selling options. Rushing the first stage is usually what causes problems later.

Rules and thresholds change, so check GOV.UK and GOV.WALES for the current position and use a solicitor for the legal side.