What is the normal inheritance timeline?

The inheritance process can be both emotionally and administratively challenging, with multiple stages and strict requirements that determine how and when an estate is distributed.

For many, the typical timeline for inheritance is 6 to 12 months, but this can dramatically change depending on the estate, how much property is involved and how efficiently the estate is managed.

From immediate post death responsibilities to the completion of probate and the transfer or property, each step involves legal, financial and administrative hurdles. Delays, such as disputes among beneficiaries, incomplete documentation or backlogs at the Land Registry, can extend the process considerably.

This guide breaks down the normal inheritance timeline into key stages, outlines how long each step should take, and talks through the common challenges that are usually associated with inheriting property.

How long does the inheritance process typically take?

The time required to complete the inheritance process usually depends on the size and complexity of the estate. Generally, the process takes around 6 to 12 months, However, this timeline can be significantly extended if the executors decide to sell a property within the estate to cover outstanding debts. 

Selling through an estate agent alone can add another 6 to 12 months, depending on the market conditions and the property’s appeal.

Additionally, while there is no specific deadline for starting the probate process, certain stages have strict timeframes that must be followed. For example, Inheritance Tax must be paid within 6 months of the date of death to avoid penalties or interest. 

Here is a general overview of the inheritance process:

Stage one: Immediate post-death issues

Timeframe: 1-4 weeks

• Register the death with the local registrar and obtain copies of the death certificate (within 5 days of death).

• Locate the will (if one exists) and identify the executors.

• Arrange the funeral, often guided by any wishes expressed in the will or by family members.

• Notify banks, insurance providers, utility companies, and other relevant organisations about the death.

Stage two: Valuing the estate

Timeframe: 4-8 weeks

• Identify and list all assets and liabilities, including property, bank accounts, investments, debts and personal possessions.

• Obtain professional valuations for significant assets like property, antiques, or collectibles.

• Review financial statements to account for outstanding debts and regular payments.

• Determine the net value of the estate by subtracting liabilities from total assets.

Stage three: Completing the Inheritance Tax return

Timeframe: 2-4 weeks

• Complete and submit the appropriate Inheritance Tax reforms, such as the IHT205 for simpler estates or IHT400 for more complex cases.

• Pay any Inheritance Tax due (if applicable). This payment must often be made before the Grant of Probate is issued, and arrangements like bridging loans.

Stage four: Applying for the Grant of Probate

Timeframe: 4-12 weeks

• Submit the probate application to the relevant probate registry.

• Include required documents such as the original will, death certificate, and Inheritance Tax payment receipt.

• Await the issuance of the Grant of Probate (or Letters of Administration if there's no will), which gives the executor legal authority to manage the estate.

Stage five: Estate administration

Timeframe: 6-12 months

• Using the Grant of Probate to access and distribute the deceased’s assets.

• Pay off any outstanding debts, such as loans, mortgages, or utility bills.

• Sell or transfer property if necessary.

• Distribute remaining assets to beneficiaries as outlined in the will or according to intestacy rules.

• Maintain detailed records of all transactions to provide transparency for beneficiaries.

• Close the estate by preparing and finalising estate accounts.

Although the overall timeline for inheritance is usually 6 to 12 months, complications such as disputes among beneficiaries, delays in selling property, or missing documents can prolong the process.

When do I need to pay tax during inheritance?

Inheritance Tax in the UK is generally due within 6 months of the end of the month in which the person died. For example, if the individual passed away anytime in January, the Inheritance Tax payment is due by 31st July. If the tax is not paid by this deadline, interest will be charged on the outstanding amount.

Certain assets, such as property, agricultural land and business interests may qualify for payment of Inheritance Tax instalments.

For general property (including family homes), Inheritance Tax (40% above £325,000) can be paid in equal annual instalments over ten years. The first instalment is due at the end of the sixth month after the person’s death, with subsequent payments due annually on that date – interest is usually charged on the outstanding tax.

For agricultural farming land and family businesses, Inheritance Tax (20% above £1 million can be paid in equal annual instalments over ten years (from April 2026 onwards). The first instalment is due at the end of the sixth month after the person’s death, with subsequent payments due annually on that date – interest is usually charged on the outstanding tax.

Certain reliefs, such as Agricultural Property Relief (APR) and Business Property Relief (BPR) may reduce the taxable value of these assets, potentially lowering the Inheritance Tax due — however, with many farms and family businesses struggling to turn a profit, many will be forced to sell to cover the harsh taxes.

Is Inheritance Tax paid before or after probate is granted?

Inheritance Tax must generally be paid before probate is granted. This is because the probate process requires confirmation that any Inheritance Tax due on the estate has been accounted for and paid, ensuring the estate complies with UK tax regulations.

A receipt or proof of Inheritance Tax payment (usually provided by HMRC) is required when applying for the Grant of Probate (or Letters of Administration). Without this receipt, the probate application cannot proceed.

Executors of the will should explore reliefs like the Residence Nil-Rate Band, APR and BRP to reduce the taxable estate – lowering the Inheritance Tax liability, easing the payment process.

If the estate’s assets are tied up in property or illiquid investments, executors may need to sell or refinance assets after probate is granted to settle the remaining liabilities. In such cases, the instalment option can provide temporary relief, allowing the probate process to move forwards.

How long does the transfer of property take during probate?

The transfer of property ownership during probate can vary significantly depending on the type and complexity of the application. According to the latest data published by the Land Registry (as of October 2024), the processing times for property transfers, including updates to registered titles and ownership changes after death, are broken down as follows:

• 38.1% of applications are completed within 1 day.

• 11.1% are completed within 1 week.

• 10.9% are processed within 1 month.

• 39.9% take over 1 month (up from 31.8% in March 2023).

While some applications are now often processed automatically within minutes or hours, more complicated cases can face significant delays.

Are there any common delays?

How long does it take to sell an inheritance property?

Selling an inherited property usually takes the same amount of time as selling any other property, provided probate has already been granted. However, this timeline can change significantly depending on the method of sale you choose:

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