Understanding Probate Sales: What Really Happens When You Sell a Home Through Probate

Dealing with the estate of a loved one is never easy, and selling a home through probate can add another layer of stress. Understanding the process is the first step in reducing confusion and ensuring everything is handled properly.

What is Probate?

Probate is the legal procedure that confirms the executor of a will has the authority to deal with the deceased person’s estate. If no will exists, an administrator is appointed. When property is involved, a grant of probate is usually required before the home can be sold or transferred. This ensures all debts, taxes, and obligations are settled before inheritance is distributed.

Why Probate Matters for Property Sales

Unlike a standard property sale, probate introduces legal and financial considerations. Executors must not only manage the sale but also ensure tax obligations are met and multiple beneficiaries’ interests are protected. Without probate, the sale simply cannot proceed.

Timelines You Should Expect

The time it takes to obtain probate can vary depending on the complexity of the estate. In some cases, it may be granted within weeks, while larger or more complicated estates can take months. During this time, the property may sit vacant, which brings its own challenges — such as maintenance, insurance, and security.

Avoiding Common Mistakes

  1. Delaying the probate application – Waiting too long to apply can push back the sale unnecessarily.
  2. Skipping professional advice – Solicitors and probate specialists can save you costly errors.
  3. Ignoring insurance needs – A vacant property may not be covered by standard home insurance.

The Emotional Side of Probate Sales

Selling a loved one’s home isn’t just a legal transaction. For many families, it’s a deeply emotional process. Executors may need to balance grief with practical decision-making, and disputes between beneficiaries can sometimes arise. Clear communication and professional guidance can help smooth over difficulties.

Final Thoughts

Probate doesn’t have to be overwhelming. With the right support, a clear understanding of the process, and an organised approach, you can ensure the sale is completed efficiently while respecting your loved one’s legacy.


If you’re navigating a probate property sale and want expert support every step of the way, Click here to receive the best support for you.

The 2025 EPC Deadline: A Landlord’s Guide to Beating the Clock

Energy efficiency is no longer a nice-to-have for landlords, it’s a requirement that’s fast becoming non-negotiable. With upcoming regulations expected to mandate a minimum EPC (Energy Performance Certificate) rating of "C" by 2028 for rental properties, 2025 marks a critical deadline to get ahead of the curve. Waiting until the last minute could cost landlords thousands in urgent upgrades, void periods, or even fines.

But there’s good news: improving your EPC rating doesn’t have to be expensive or disruptive. With the right knowledge and a proactive mindset, landlords can increase energy efficiency, protect their rental income, and even attract better tenants.

This guide explores what the EPC changes mean, why acting now matters, and the most effective upgrades to future-proof your rental property.

Why EPCs Are in the Spotlight

An EPC measures a property's energy efficiency on a scale from A (most efficient) to G (least efficient). Currently, a rating of E is the legal minimum to rent out a property. However, the government is planning to raise this threshold to a C rating for all new tenancies by 2025 and existing tenancies by 2028.

Why is this happening?

• To support the UK’s net zero targets.

• To reduce energy costs for tenants.

• To improve living standards in the private rented sector.

Failing to meet the minimum rating could lead to penalties, an inability to legally let the property, or both.

The Financial Risks of Waiting

Leaving upgrades until the last minute often means:

• Paying premium prices for rushed work.

• Struggling to find qualified contractors.

• Facing void periods while improvements are made.

• Losing good tenants due to substandard conditions.

• Being fined for non-compliance.

Conversely, landlords who act early benefit from:

• Spreading out costs over time.

• Accessing government grants or green loans.

• Better tenant retention and potentially higher rents.

Seven Smart Ways to Boost Your EPC Rating Now

1. Upgrade to LED Lighting Switching out halogen or incandescent bulbs for LED lighting is one of the cheapest, quickest ways to improve your rating. It also helps reduce tenant energy bills, which can improve satisfaction and loyalty.

2. Top Up Loft Insulation The recommended minimum is 270mm of loft insulation. Poor insulation leads to heat loss, higher bills, and a lower EPC score. This simple upgrade pays back quickly.

3. Draught Proof Your Property Seal up gaps around doors, windows, floorboards, and chimneys. This small investment has a large impact on energy efficiency and tenant comfort.

4. Install Smart Heating Controls Modern thermostats and thermostatic radiator valves allow tenants to better manage their heating, reducing waste. Some smart systems also learn occupancy patterns and optimise energy use.

5. Service or Upgrade the Boiler An inefficient boiler can drag down your EPC rating. Annual servicing keeps it running efficiently, and upgrading an old system can add major EPC points.

6. Consider Secondary Glazing If you own a property with single-glazed windows, particularly in conservation areas, secondary glazing offers a compliant, cost-effective way to retain warmth without replacing the original windows.

7. Fit Low-Flow Taps and Showerheads These reduce the volume of hot water used, cutting energy usage and costs. They also contribute to a better EPC rating under the heating demand category.

Myths and Misconceptions

"It's too expensive to make my property compliant." In reality, many improvements are low-cost and deliver quick returns. Major renovations aren’t always necessary.

"Older properties can't reach a C rating." Not true. While period properties may face more challenges, a combination of insulation, glazing, heating upgrades, and other improvements can make a C rating achievable.

"EPC ratings don’t affect my income." Tenants are increasingly prioritising energy efficiency. A poor rating can reduce your rental income, increase void periods, and even affect your property’s market value.

What to Do Next:

1. Get an EPC Assessment: Even if you already have a certificate, getting a new assessment can provide updated recommendations and help you track your progress.

2. Create an Upgrade Plan: List all improvements your property needs and tackle them in stages. Start with the cheapest and most impactful changes.

3. Apply for Grants or Funding: Check for government or local authority schemes. Some improvements qualify for grants or energy efficiency loans, reducing your out-of-pocket costs.

4. Keep All Documentation: Save receipts, installation documents, and certificates. These may be required for grant eligibility or proof of compliance in future.

5. Refresh Your EPC Once Upgrades Are Complete: After making changes, always request an updated EPC. This refreshed certificate can be used in marketing and tenancy listings.

Final Thoughts

Future-proofing your property is not just about ticking boxes for compliance. It’s about:

• Enhancing tenant satisfaction

• Increasing rental value

• Reducing long-term maintenance costs

• Protecting your asset against policy shifts

Landlords who invest wisely now will be in a strong position as regulations tighten. Those who delay may find themselves scrambling to meet legal requirements under pressure.

By treating your rental as a business asset and planning for energy efficiency today, you secure its profitability for years to come.

Start small, act now, and stay ahead. Your future tenants and your future self will thank you.

Click here to beat the clock and remain compliant!

Marketing Has Changed – Have You?

One of the biggest lightbulb moments for people who attend our courses is this: The most vital thing you can do to grow your business is to have a sound marketing strategy and to be consistent with it. But often, when things get busy for us, marketing is the very first element of our business that we neglect. It’s unfortunate that it has become one of those things that we all tend to put on the back burner, something that we know is kind of important, but it can wait until we’re less busy.

There is a real danger in adopting this strategy though, because what ends up happening is you get tied up in a ‘feast and famine’ cycle. If you only tackle your marketing when you feel that you have to (i.e. when you see a drop in clients…and income), then you’re always going to have an inconsistent income.

On top of this, marketing is one of those subjects that is ever changing and evolves quickly. Trends change, technology changes, and if you’re not keeping up with it, your current marketing strategy can quickly become stale.

So what can you change – today – to make sure that your lettings business continues to grow?

Focus on one thing

On those days when you’re short on customers and you are desperate to get new business through the door, it’s easy to use a scattergun approach and try to do EVERYTHING. But stop – is this really the best strategy?

We’re constantly being told that we need to adopt social media, we need to be writing blogs, we need to be advertising in the press, doing trade shows…  but the problem is, we simply can’t do it all. If your marketing is haphazard then it’s not going to have any effect. What you need to do is choose something that you can truly put your energy into and focus on that, at least to start with.

There are two elements to think about here; what are your natural talents, and who are your customers? If you can answer those two questions truthfully, then you are part-way to finding the right way to market your business.

Who are your target audience?

Something that we tend to like to focus on when we talk about how to market a lettings agency is finding our Ideal Client, or AVATAR. If you have a clear idea of who you are targeting, then it makes implementing your marketing strategy so much simpler, because you know exactly who you’re talking to.

Gone are the days when we advertised to our general audience – that really doesn’t work anymore. Your customers are more savvy – they know what they want, and that’s a PERSONAL SERVICE. You need to figure out who they are, and talk to them like they are the only customer. Don’t preach to a crowd – talk to ONE PERSON.

You can be pretty specific on this – it’s much easier to have a real person in mind… even if they are completely fictitious!

How do you WANT to market?

We are really fortunate that we live in an age where there are so many options available to communicate. Snail-mail and phones are still very prominent (and should be), but we also have many other ways to talk to people now – email, social media, live video, blogs… the question is, what do you want to focus on? Which tool do you believe that you can use with the most passion and sincerity?

Think about what you’re good at. If you’re a terrible writer, then it might not be a good idea to create a blog. If you’re a whizz at social media, however, then make that your focus. Got a talent for taking photos? Use Instagram, or make impactful features or ads on Facebook. If you’re always reading industry specific news, share it with your followers and become known as an industry expert. Write up reports and articles and share them on LinkedIn, or on your blog. Something got your goat? Talk about it on a video – most social media sites now have the option of creating live videos.

Set a schedule

The one thing you have to establish in your growing business is when you’re going to do your marketing. If you’re not consistent, it’s not going to work. You have to be strict on this – it’s important.

Work out exactly what you’re doing with your time. If it helps, write down what you’re doing every day, what time, how long for, and how important it is. You could install an app such as Rescue Time to see exactly where your time is being spent – and find out just how much of your day is wasted on unproductive tasks. Once you know this, you can find some space to slot in some regular marketing.

Put it in your diary – whether you’ve allocated half an hour or a couple of hours or half a day, stick to it. Make it an unnegotiable task every day.

Get your team involved. If you’re using social media, get them to share your posts to expand reach.

Think outside the box

This is one thing we definitely advocate – we don’t want to be the same as every other letting agent. Being the same doesn’t help us grow. We have to stand out, we have to get noticed. So what can you do that’s different to all those other high street agents?

Look at your competition – how are they marketing? And what can you do that’s different to what they’re doing? Use your imagination!

Autumn Budget 2018

In recent years, there have been a number of blockbuster announcements relating to property ownership and rental. These have ranged from cuts in stamp duty for first-time buyers (2017) to a ban on letting fees (2016). This latest budget, whilst lacking the big headline news, did have it's fair share of significant housing-related measures.

The popular 'help to buy' scheme has been extended to 2023. The scheme provides loans, guaranteed by the state, of up to 20 per cent of a property's value (40% in London), for homes worth up to £600,000. To date around 420,000 households have bought property through this scheme.

First-time buyers will also be pleased to see that the stamp duty cut has been extended to include shared ownership properties. First-time buyers in shared ownership will pay zero stamp duty on the first £300,000 of any home that costs up to £500,000. This should make buying a home more affordable for many. The Chancellor has also promised that this would apply retrospectively for people who purchased a property under shared ownership in the last year. You'll need to contact the The Stamp Duty Land Tax Office to claim a refund.

Whilst indirectly relevant, the Housing Infrastructure Fund will be increased by £500 million. Which will be pumped into roads, rail and schools that serve new houses.

 

Landlords and tenants…

The raft of changes in recent years have impacted the rental sector significantly. So most landlords and tenants will breathe a sigh of relief that there have been no major announcements this time round.

Both landlords and tenants will benefit from the rise in income tax threshold moving to £12,500. Whilst the transition to Universal Credit will be helped by a further £1 billion to make it smoother for claimants who are also in work. Other changes include: