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!

Electrical Certificates – why every landlord should have them

The risks

Imagine if you picked up the phone in the middle of the night to be told that there was a fire at your rented property. As horrific as that news would be, one of the first things that the fire department, the police, and the insurance company would check is whether or not the electrics and electrical appliances within the premises were safe, or whether they could have been the cause of the fire.

And if that were the case, who do you think liability would automatically be with?

If you fail to produce a valid electrical certificate, it could very well be you, the landlord. That would mean that not only do you risk prosecution, but it’s highly unlikely that your insurance would payout.

But, if you have a valid, up to date certificate from a qualified electrician, then you have proof that you have done everything you can to ensure that the electrics in that property are safe. In that case, liability would no longer lie with you as the landlord, but with the electrician, as the question would be whether he had completed the work properly, or with the tenant, who has a responsibility to take care of the property while he or she lives there.

Is it law to have an electrical certificate for my property?

It will be, as right now Government are in processing a law which will mean that all rented properties will have to have electrical checks every 5 years. However, until that time, most agencies are recommending that their landlords get ahead of the game and make sure that all new tenancies start with a valid and up to date electrical certificate, before the tenant moves in.

That’s because, under the Consumer Protection Act Section 37 and Section 19, you have a responsibility to guarantee that your property is safe and fit for tenants to live in. And having an electrical certificate is part of that responsibility.

What will the new law mean for landlords?

Landlords will be required to have electrics checked in their properties every 5 years. This is mandatory, and must be carried out by a qualified electrician. This will be phased in over 24 months; in the first year, all new private tenancies will be affected, and in the second year, all existing private tenancies will also have to adhere.

If a property has recently had an electrical installation condition report (EICR) and has a valid certificate, then the property will not be required to have an inspection until 5 years has lapsed since the date of issue.

What will the required checks include?

The new legislation will require 5 mandatory recommended electrical safety features, which are:

What’s the difference between an EICR and a PAT test?

When we talk about getting an electrical certificate for your property, we’re really talking about the EICR – this is a test carried out by a qualified electrician, and tests the infrastructure of the properties electrics. As detailed above, this includes the wiring, units, plug sockets and switches etc.

A PAT test is really there for the appliances within that property. That would be anything that you include as portable appliances in the property, which might be things like a fridge or freezer, electric oven, dishwasher etc. It’s not mandatory for you to have a PAT test, but some landlords like to get one if they do include these appliances, as again, it provides an extra layer of cover if anything should happen.

In conclusion

While it’s not law to provide an electrical certificate at the time of writing, it’s highly recommended that you obtain one. It’s a small price to pay for peace of mind that your property is safe, and that you won’t be held accountable if something should go wrong.

The Government will be changing the law on this soon, so get ahead and make sure that you’re properties are protected, if not on existing properties, but on all of your new tenancies going forward.

If you are looking to keep all your properties safe by staying compliant with current legislation, click HERE to download our FREE compliance checklist.