Residential Probate Valuations in the South of England

At Fallows, we specialise in providing RICS Red Book residential probate valuations to support executors, solicitors, and families managing an estate. Our Chartered Surveyors have extensive experience with all types of homes, from city apartments and suburban houses to bungalows, cottages, and country residences.

A professional residential probate valuation ensures that the property is reported accurately to HMRC, helping to establish any Inheritance Tax (IHT) liability and avoiding unnecessary disputes or delays in the probate process.

Why a Residential Probate Valuation Matters

Unlike estate agent appraisals, a RICS probate valuation provides an independent, evidence-based opinion of market value as at the date of death (or the date of gift, where relevant). This is the standard HMRC expects. For residential properties — especially those in areas with varied housing stock — precision is crucial.

Common situations where we assist include:

  • Single-family homes forming part of an estate
  • Portfolios of rental flats or buy-to-let properties
  • Shared-ownership or leasehold flats requiring specialist consideration
  • Older properties or those of unusual construction that need expert comparison evidence

Comprehensive Residential Probate Reports

Our probate valuation reports are fully compliant with the RICS Red Book and tailored to residential property. Each report includes:

  • A detailed description of the property inspected
  • Comparable market sales evidence from similar homes
  • Clear methodology showing how the valuation was reached
  • HMRC-compliant statement of market value as at the valuation date

This transparency ensures the valuation is both accurate and defensible, providing reassurance to executors, beneficiaries, and advisers.

Fast Turnaround & Personal Service

We recognise that probate is often time-sensitive and emotionally challenging. Our surveyors aim to deliver residential probate valuation reports within 5–7 days of inspection.

You will deal directly with the surveyor undertaking the valuation, ensuring personal communication and a sensitive approach. We pride ourselves on providing clear, professional advice with compassion and discretion.

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Frequently Asked Questions About Probate Valuations

Find answers to the most common questions executors, solicitors, and families ask about probate valuations and the inheritance tax process.

What is a probate valuation and why is it needed?

A probate valuation establishes the market value of property at the date of death (or gift within seven years) and is required by law to calculate any Inheritance Tax (IHT) liability. This valuation must usually be carried out by a RICS-certified surveyor

Who pays for the probate valuation and how long does it take?

Typically paid from estate funds, probate valuations vary by complexity. At Fallows, most residential probate reports are delivered within 5–7 days of inspection, ensuring swift progress in settling the estate.

Can I use an Estate Agent’s estimate instead?

Technically speaking, no, but we do acknowledge that some solicitors are happy with just an Estate Agent's letter provided that the value of the estate comfortably falls below the tax threshold, meaning that absolutely no inheritance tax is due or paid. If Inheritance Tax will need to paid, or if the estate is close to the threshold, then absolutely a formal valuation is required as probate demands an independent, Red Book-compliant valuation by a qualified valuation surveyor (eg RICS). Estate Agent estimates are generally informal, often optimistic, and not accepted by HMRC for probate requirements.

What influences property value in probate valuations?

Key factors affecting value include property type, location, market conditions, tax relief eligibility (e.g., APR/BPR), secure tenancies, hope value, use restrictions, and any planning or environmental constraints. Each valuation report documents these considerations transparently.