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Probate valuation at the date of death

A RICS Red Book valuation for HMRC and the grant of probate, for executors and solicitors across London and the South East.

£500

Fee from

5 to 7

Days to report

4.8★

110+ reviews

RICS Regulated FirmRegulated firm
Get your fee in 60 seconds →020 3900 3902

What you get, before you ask

Everything you need to compare us, on one page.

  1. 1Fee, on screen.Type the property value into the form. The number you see is the full price, the final total you pay.
  2. 2Valued at the date of death.We ask for the date on the form, so the report is prepared to the right date from the start, however long ago it was.
  3. 3HMRC-Ready RICS Red Book report.Signed by a RICS Registered Valuer. RICS Regulated Firm 816557.
  4. 4Report in 5 to 7 working days.From the inspection. The date is confirmed when you book.
  5. 5We arrange access.With you, the solicitor, the tenant or whoever holds the keys.
  6. 6If HMRC or the District Valuer queries the figure,the report sets out the evidence behind it, and we can respond on your behalf.
  7. 7Solicitors and accountants welcome.Instruct on behalf of your client or the estate. The report is addressed as you need it.
  8. 8Pay on booking, card or bank transfer.Klarna and Clearpay available through Stripe checkout if you would rather spread it.

Step 1 of 2 · Your property

The valuation is prepared as at this date, which is the date HMRC uses. An approximate date is fine if you are unsure.

Your fee

Enter the property value and your fee appears here, before we ask for any contact details.

No obligation · Fee shown before we ask for your details

When you need one

The figure HMRC will actually accept

Inheritance tax is charged on the value of the estate at the date of death, and for most estates the property is the largest single item. The valuation has to stand up to the Valuation Office Agency, who check property figures on behalf of HMRC, so it needs evidence from the right date and a valuer whose opinion carries weight.

Applying for the grant of probate

The executors or administrators must report the value of every asset in the estate to HMRC. For a house or flat, that means a valuation as at the date of death entered on form IHT400 and the property schedule IHT405.

The estate is near the tax threshold

Where the estate is close to or above the nil rate band, the property figure usually decides whether inheritance tax is due. HMRC and the Valuation Office Agency look for a formal Red Book valuation, not a marketing appraisal.

The property will be sold or transferred

The date of death value becomes the base cost for capital gains tax when the property is later sold by the estate or a beneficiary. A properly evidenced figure now avoids an argument with HMRC later.

Beneficiaries need an independent figure

When one beneficiary wants to keep the property, or the estate is being divided, an independent RICS valuation gives everyone a number they can trust.

What you receive

A Red Book report, not a letter with a number on it

Valuation at the date of death

An opinion of open market value as defined by section 160 of the Inheritance Tax Act 1984, as at the date of death rather than today, supported by comparable sales evidence from that period.

RICS Red Book report

Prepared by a RICS Registered Valuer in accordance with RICS Valuation, Global Standards. The format HMRC, the Valuation Office Agency and probate solicitors expect.

Inspection and description

An internal and external inspection of the property, with a description of accommodation, condition, tenure and anything that affects value, such as a short lease, disrepair or development potential.

Ready for the estate paperwork

Written so it can go straight to your solicitor or into the IHT forms without further explanation. We can also confirm the figure for a joint ownership share where a discount applies.

The report is a valuation, not a survey. It describes the condition of the property as it bears on value, but it does not investigate defects. If the beneficiaries are keeping the property and want advice on its condition, a Level 2 or Level 3 survey can be carried out on the same visit.

How it works

Quote to report, with the date of death set from the start

01

Quote in minutes

Tell us the property, its approximate value and the date of death. The quote arrives by email straight away, with a link to your client portal.

02

Terms and booking

Accept the quote and sign the terms of engagement online. We arrange access with you, the solicitor, or whoever holds the keys.

03

Inspection

A RICS Registered Valuer inspects the property, usually in around an hour, and gathers the comparable evidence from the date of death.

04

Report in 5 to 7 working days

The Red Book report is delivered by email and to your portal, signed by a RICS Registered Valuer, ready for HMRC and the grant application.

Selling or transferring the property later? See capital gains tax valuations, or matrimonial and Help to Buy valuations, or our commercial valuations for business premises in an estate.

See your fee →

Common questions

Probate valuation questions

From £500 · RICS Red Book · Report in 5 to 7 working days

Get the probate valuation sorted

Instant quote by email. No obligation. Solicitors welcome to instruct on behalf of the estate.

See your fee →020 3900 3902