I Inherited a House: How Do I Put It in My Name? (UK)

Losing someone close to you is never easy.

And when you inherit their property, the practical questions can feel overwhelming at an already difficult time.

If you’re asking yourself “I’ve inherited a house: how do I actually get it into my name?” you’re not alone. Thousands of people across England and Wales face this exact situation every year.

The good news? While there are legal steps involved, the process itself is straightforward once you know what to do.

Important note: This guide covers the probate and property transfer process for England and Wales only. Scotland uses a different system called ‘confirmation’, and Northern Ireland has its own probate rules. If the property is in Scotland or Northern Ireland, please seek region-specific guidance.

This guide will walk you through everything you need to know about transferring an inherited property into your name in England and Wales. We’ll cover the essential legal steps, the timeline you can expect, and (perhaps most importantly) what your options are once the property is officially yours.

Let’s start with the first crucial step.

The First Legal Step: Obtaining a Grant of Probate

Before you can do anything with an inherited property, you need legal permission to deal with the deceased’s estate.

This permission comes in the form of a legal document called a ‘Grant of Probate’ (if there’s a will) or ‘Letters of Administration’ (if there isn’t). For simplicity, we can refer to both as the ‘grant of representation’.

Think of it as your official authorisation to handle the deceased’s affairs, including transferring their property.

Who Applies for the Grant of Probate?

If there’s a will, the executor named in it applies for the grant.

If there’s no will, the person with the greatest entitlement under the intestacy rules must actively apply to become the administrator; it doesn’t happen automatically. This is often a spouse, civil partner or close relative, but the order of priority is legally defined, and nobody has authority to deal with the estate until the Grant of Letters of Administration is issued.

Getting the Grant: Three Main Steps

Getting the grant involves three main steps:

1. Value the Estate

   First, you’ll need to work out the total value of everything the deceased owned: their property, savings, investments, and personal belongings.

   This valuation is crucial because it determines whether inheritance tax is due.

   Valuing a home is as easy as just getting a property valuation from a surveyor. But valuing everything else can be a headache, and warrants a whole article of its own, which is exactly why we have written this comprehensive guide on how to value house contents for probate.

2. Pay Any Inheritance Tax

   Here’s where it gets a bit complex.

   If the estate’s total value exceeds £325,000, Inheritance Tax (IHT) may be due. There may be an additional ‘residence nil-rate band’ of up to £175,000 where a qualifying home is closely inherited by direct descendants, though this allowance is reduced by £1 for every £2 the estate exceeds £2 million.

   This means the tax-free allowance could be up to £500,000 for an individual, or £1 million for a married couple or civil partners, provided the residence nil-rate band actually applies to your situation.

   The key point? You often need to pay at least some of the IHT before you can get the grant. It’s a bit of a catch-22, but there are schemes to help with this if the majority of the estate is property.

   To dive deeper into IHT and to figure out whether it will affect you, definitely read this guide.

3. Apply for the Grant

   Once the tax situation is sorted, you can apply for the grant through the official government portal.

   There’s a standard government fee for this application (currently £300 for all estates over £5,000), and you’ll need to provide various documents including the original will (if there is one) and the death certificate.

How Long Does This Take?

Here’s the reality: you’ll usually get the grant within 12 weeks of submitting your application, though it can take longer if you need to provide additional information.

However, online applications are processed much faster. Digital applications take on average just over two weeks to complete, and around 80% of applications now go digital.

As of January 2026, the national average wait time was 7.8 weeks.

This waiting period is important to factor into your plans, especially if you’re keen to sell or move into the property quickly.

We’ve got a more detailed answer here that discusses how long probate will take to be granted.

Transferring the Property Into Your Name

Once you’ve got the grant of representation in hand, you can finally transfer the property into your name.

This is the “putting it in my name” part you’ve been waiting for.

The Forms You’ll Need

The executor or administrator needs to complete specific forms for HM Land Registry.

For a registered property being assented to a beneficiary, you’ll typically need:

Form AP1: This is your application to change the register, essentially asking Land Registry to update their records.

Form AS1: This is the ‘assent form’. It’s the legal document that confirms the property is being transferred from the estate to you as the beneficiary.

If the property is unregistered, you’ll need to apply for first registration instead. And if you’re handling the application yourself (rather than through a solicitor), you’ll typically also need to provide identity verification using Form ID1.

Don’t worry if this sounds complicated. Your solicitor will typically handle these forms for you, ensuring everything is filled out correctly.

In case you don’t already know, you should appoint a good solicitor to handle the probate process for you. In terms of how much that will cost, we have a comprehensive guide here.

What Happens Next?

Once Land Registry receives your application, they’ll update the official title deeds to show you as the new owner.

There’s a fee for this service, which is based on a sliding scale according to the property’s value.

And that’s it. The house is now legally yours.

But here’s what many people don’t realise: from this moment, you’re responsible for everything. Council tax, insurance, utility bills, maintenance: it all falls on your shoulders now.

Which brings us to the big question…

The Big Decision: What to Do with Your Inherited Property?

Now that the house is legally yours, you face a crucial decision.

What exactly are you going to do with it?

You’ve essentially got three main options: move in yourself, rent it out, or sell it.

Each option comes with its own set of challenges and responsibilities that need careful consideration. And honestly? Many people underestimate just how much work (and money) an inherited property can involve.

Let me explain what I mean.

The Hidden Costs and Hassles of an Inherited Home

Here’s what catches most people off guard:

The Bills Start Immediately

The moment that property becomes yours, so do the bills.

Council tax kicks in straight away. While some councils offer a short exemption for empty properties, after that you’re paying the full amount, even if nobody’s living there.

Then there’s insurance. You can’t leave the property uninsured, but empty property insurance costs significantly more than standard home insurance.

Don’t forget the utility standing charges either. Even with the heating off, you’re still paying daily charges to keep services connected.

The Property Probably Needs Work

Let’s be honest here.

Many inherited properties haven’t been updated in years, sometimes decades. That dated kitchen and bathroom? The old boiler that’s on its last legs?

They all need sorting before you can comfortably live in the property or attract decent tenants.

And if you’re planning to sell on the open market? Buyers will either expect these issues to be fixed or they’ll knock thousands off their offer to cover the work themselves.

The Traditional Sale Process Takes Forever

If you decide to sell through an estate agent, brace yourself.

The average property sale in the UK takes around 6 months from listing to completion, with the conveyancing process alone often taking nearly three months due to local council search delays and solicitor backlogs.

During that time, you’ll be dealing with:

• Ongoing bills and maintenance costs for an empty property
• Viewings and feedback from potential buyers
• The risk of the sale falling through (and having to start again)
• Estate agent fees of around 1.42% including VAT
• Solicitor fees, EPC costs, and other selling expenses

The Emotional Toll

And we haven’t even touched on the emotional side.

Managing a property filled with memories can be incredibly draining. If you’re sharing the inheritance with siblings, disagreements about how to proceed can tear families apart.

A Faster, Simpler Alternative: Selling to a Cash Buyer

What if I told you there’s a way to avoid all of this hassle?

A way to get a certain sale, with no chains, no viewings, and no estate agent fees?

That’s exactly what we offer at Property Rescue when you need to sell an inherited property fast.

Speed That Suits You

Instead of waiting 6+ months, we can complete your sale on a timeline that works for you. Need it done quickly? We’ve exchanged contracts in as little as 48 hours in some urgent cases. Our standard timeframe is 2 to 4 weeks for completion.

But if you need more time? That’s fine too. You choose the completion date that works for you.

No Chains, No Risk

When we make you an offer, it’s a certain sale once the offer is accepted and our independent survey is completed.

There’s no chain to break. No mortgage to fall through. No last-minute price reductions.

You get certainty in an uncertain time.

We Pay Your Fees

No estate agent fees, plus we cover your solicitor costs too. The price we offer is the amount you receive.

No hidden deductions. No nasty surprises.

Buy in Any Condition

This is perhaps the biggest advantage.

That dated property that needs thousands in repairs? We buy any house in any condition.

You don’t need to fix the boiler. You don’t need to update the kitchen. You don’t even need to clear out the belongings if you don’t want to.

We take all the stress and expense off your shoulders.

Why You Can Trust Property Rescue

I understand you might be thinking this sounds too good to be true.

That’s why it’s important you know who we are.

Property Rescue has been helping people for over 20 years, having bought hundreds of properties from families in similar situations to yours. We are proud members of the National Association of Property Buyers (NAPB) and are regulated by The Property Ombudsman (TPO), which ensures we operate to the highest ethical standards.

Because of our Sale and Rent Back service, we’re one of the only house buying companies in the UK that’s regulated by the FCA (Firm Reference Number: 522471).

Our five-star Trustpilot reviews speak for themselves. Real people, real stories, real relief.

From our experience buying over 500 properties in the last three years alone, we understand that probate property sales come with unique challenges, and we’ve developed our process specifically to remove those challenges from your shoulders.

Your Next Steps

Let’s recap.

Transferring an inherited property into your name involves two main legal steps: obtaining the grant of probate and then registering the transfer with HM Land Registry. It’s a process that typically takes several months, but once complete, the property is officially yours.

While transferring the title is a legal necessity, what you do next is entirely your choice.

If you want to release the cash from your inherited property quickly, without the stress, costs, and uncertainty of a traditional sale, we can help.

Think about it.

No estate agent fees eating into your inheritance.

No months of waiting and wondering if your buyer will pull out.

No expensive repairs or renovations to worry about.

Just a straightforward, certain sale that lets you move forward with your life.

Need a cash advance to tide you over or to help cover the probate process? Speak to us. We can help.