A Professional Property Partner for Your Firm

Solicitors may become involved in a property sale for many reasons. The property may form part of a deceased estate, be held in trust, belong to a client who lacks capacity or need to be sold by an attorney acting under a valid power of attorney.

In other cases, a law firm may simply be helping an absent, elderly or vulnerable client coordinate the sale.

Our role is to provide the practical estate agency support required to move the property from initial inspection to successful completion while keeping the instructing solicitor and authorised parties properly informed.

Who We Work With

We can assist:

• Probate and private client solicitors
• Residential conveyancers
• Executors and administrators
• Professional and lay deputies
• Attorneys acting under a power of attorney
• Trustees
• Court-appointed representatives
• Local authorities and professional fiduciaries
• Beneficiaries acting through their legal advisers
• Overseas executors and property owners

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Probate and Deceased-Estate Property Sales

Property is often one of the most valuable assets within an estate. Before applying for probate, the estate normally needs to be valued, including the property at its open-market value on the date of death. GOV.UK advises personal representatives to identify and estimate the value of the deceased’s assets and retain appropriate estate records.

We can assist with:

• Initial property inspection
• Written market appraisal
• Comparable sales evidence
• An estimated open-market value
• Current marketing-price advice
• Advice on selling as presented or after improvement
• Vacant-property marketing
• Accompanied viewings
• Offer qualification and reporting
• Communication with executors and beneficiaries
• Sales progression through to completion

Where a formal valuation is required for taxation, litigation, matrimonial proceedings or another regulated purpose, a solicitor may need to instruct an appropriately qualified chartered surveyor or registered valuer. Our estate agency appraisal should not be presented as a formal RICS Red Book valuation.

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Date-of-Death Value and Marketing Value

For probate cases, it is important to distinguish between:

Date-of-death value
The estimated open-market value of the property at the date the owner died.

Current marketing value
The price at which the property should reasonably be marketed at the time it is placed for sale.

These figures may differ where market conditions or the property’s condition have changed. We can provide supporting comparable evidence and explain the basis of our recommended marketing price.

HMRC may seek specialist advice from the Valuation Office Agency when reviewing land and property values submitted for Inheritance Tax purposes.

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Our Service to Solicitors and Conveyancers

1. Initial Instruction Review

We establish:

• Who owns the property
• Who has authority to instruct us
• Whether probate or letters of administration have been granted
• Whether an attorney, trustee or deputy is acting
• Whether there are multiple executors or beneficiaries
• Who should receive reports and approve decisions
• Whether the property is occupied or vacant
• Any restrictions affecting access or sale

2. Property Inspection and Appraisal

We inspect the property and prepare a clear appraisal covering:

• Property type and accommodation
• General condition
• Location and local demand
• Relevant comparable evidence
• Recommended marketing price
• Expected buyer profile
• Likely marketing strategy
• Potential issues affecting saleability
• Recommendations before marketing

Where requested, we can provide more than one pricing strategy, such as:

• Sale in existing condition
• Sale after clearance or minor improvement
• Conventional private-treaty sale
• Auction referral where appropriate

3. Property Preparation

Subject to instruction, we can help coordinate:

• EPC arrangements
• Professional photography
• Floor plans
• Property clearance referrals
• Cleaning and gardening
• Minor repairs
• Locksmith access
• Contractor attendance
• Key collection and secure storage
• Vacant-property visits

Third-party works would only be arranged with proper authority and agreed costs.

4. Professional Marketing

Our marketing can include:

• Professionally prepared particulars
• High-quality photography
• Floor plans
• Major property portals
• Our applicant database
• Local marketing
• Social media exposure
• Office and window advertising
• Accompanied viewings
• Targeted communication with suitable buyers

No property particulars would be published until the authorised client or representative has approved them.

5. Buyer Qualification

We do not simply report the highest figure offered.

For each serious offer, we aim to establish:

• Buyer identity
• Buying position
• Chain status
• Mortgage Agreement in Principle
• Deposit position
• Proof of funds where appropriate
• Proposed timescale
• Solicitor details
• Conditions attached to the offer

This enables the solicitor, executor or authorised decision-maker to consider the strength and deliverability of each offer—not only the headline amount.

6. Written Offer Reporting

Offers can be presented in a clear written format showing:

• Amount offered
• Buyer’s position
• Source of finance
• Chain details
• Proposed timetable
• Conditions
• Our comments on proceedability
• Relevant competing interest

The final decision remains with the properly authorised client or representative.

7. Sales Progression

Once an offer is accepted, we remain actively involved by liaising with:

• The seller’s solicitor
• Buyer and buyer’s solicitor
• Mortgage broker or lender
• Surveyor
• Executors, attorneys, trustees or deputies
• Other estate agents in the chain

We provide regular updates, identify delays and help maintain momentum through exchange and completion.

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Court of Protection and Deputyship Sales

Property sales involving a person who lacks capacity require particular care.

A property and affairs deputy must act within the authority given by the Court of Protection order and make decisions in the protected person’s best interests. Government guidance also notes that additional authority may be needed in certain circumstances, including some jointly owned property sales.

For deputyship instructions, we can provide:

• Written market appraisals
• Comparable evidence
• A documented marketing recommendation
• Clear viewing and offer records
• Buyer qualification
• Written progress reports
• Evidence supporting the achieved sale price
• Communication with the appointed deputy or solicitor

Official deputy guidance states that the deputy must ensure a sale is in the person’s best interests and, where possible, obtain multiple valuations and ensure the property is sold at market value.

Power of Attorney Property Sales

Where an attorney is instructing us, we will normally need to verify:

• The identity of the attorney
• The registered power of attorney
• The scope of the attorney’s authority
• The identity and ownership of the donor
• Any relevant restrictions or instructions
• The solicitor or conveyancer acting in the sale

We understand that an attorney must act in the donor’s best interests and maintain appropriate records. Our written valuation, marketing and offer-reporting process helps provide a clear audit trail.

Trustee and Trust Property Sales

When property is held in trust, we can work with the trustees and their legal advisers to establish:

• The legal ownership
• The trustees’ authority to sell
• Who must approve the instruction
• How decisions should be documented
• Who should receive updates
• Whether beneficiary consultation is required

We provide transparent marketing and reporting so that trustees can demonstrate that reasonable steps were taken to obtain an appropriate market outcome.

Vacant and Unoccupied Properties

Probate and professional-client properties are frequently vacant.

Subject to the agreed service, we can assist with:

• Controlled key holding
• Accompanied access
• Contractor appointments
• Regular visual visits
• Meter-reading access
• Photography after clearance
• Reporting obvious maintenance or security concerns
• Arranging emergency contractor access
• Keeping an access log

This is not a substitute for specialist vacant-property management, security or insurance inspections. The executor, representative or solicitor should also check the insurer’s vacancy conditions immediately.

Why Solicitors Choose Yes Properties

NAEA Propertymark Professional Standards

Yes Properties is associated with NAEA Propertymark, the professional body for residential estate agency. Propertymark members are subject to conduct and membership requirements intended to uphold professional standards.

Clear Accountability

You receive a named point of contact who is responsible for the instruction and reporting.

Evidence-Based Appraisals

Our pricing recommendations are supported by relevant local comparable evidence and an explanation of the proposed strategy.

Written Audit Trail

We retain and provide records of:

• Instructions
• Approvals
• Viewings
• Feedback
• Offers
• Buyer positions
• Price changes
• Sales progression

Qualified Buyers

We assess the buyer’s financial and chain position before recommending acceptance of an offer.

Sensitive Communication

Probate, deputyship and family sales often involve grief, vulnerability or disagreement. We communicate with discretion and avoid placing unnecessary pressure on clients or beneficiaries.

Compliance-Focused Procedures

Estate agency businesses carrying out regulated estate agency activity must be registered for HMRC money-laundering supervision and conduct appropriate customer due diligence.

Yes Properties is also:

• Registered for HMRC Anti-Money Laundering supervision
• A member of the Property Redress Scheme
• Registered with the Information Commissioner’s Office
• Covered by Professional Indemnity Insurance
• Propertymark registered
• Client Money Protection covered where applicable

What We Require Before Marketing

Depending on the instruction, we may require:

• Certified death certificate
• Grant of Probate or Letters of Administration
• Will or relevant extract
• Executor or administrator identification
• Power of attorney documentation
• Deputyship order
• Trust documentation or solicitor confirmation
• Land Registry title
• Written authority from all required parties
• Solicitor’s contact details
• AML and source-of-funds information
• Property information documents
• EPC or authority to arrange one

The exact requirements will depend on the legal ownership and the capacity in which the client is acting.

Reporting Options for Law Firms

We can tailor reporting to the needs of the file.

Available reporting may include:

• Initial valuation report
• Comparable evidence schedule
• Weekly marketing report
• Viewing-feedback summary
• Written offer schedule
• Buyer qualification summary
• Memorandum of Sale
• Weekly sales-progression report
• Completion confirmation
• Final marketing and transaction record

Reports can be sent to the supervising solicitor, authorised executor, deputy, trustee or another approved recipient.