I inherited a house how do I put it in my name UK?

Inheriting a house in the UK can be both a blessing and a significant responsibility. One of the key steps in this process is transferring the property into your name. This guide will walk you through the entire process, from understanding the legal implications to the practical steps required to ensure a smooth transfer.

Understanding the Inheritance Process

Legal Framework


  • Definition: Probate is the legal process that confirms an executor’s authority to manage and distribute the deceased’s estate.
  • Grant of Probate: If there is a will, the executor applies for a Grant of Probate. If there is no will, a relative can apply for Letters of Administration.

Intestacy Rules:

  • Without a Will: If the deceased did not leave a will, the estate is distributed according to intestacy rules, which prioritize spouses, children, and other close relatives.

Steps to Transfer an Inherited Property

1. Obtain the Grant of Probate or Letters of Administration

Application Process:

  • Documents Required: Death certificate, the will (if applicable), and an application form for probate or administration.
  • Submission: Submit these documents to the Probate Registry.
  • Processing Time: It typically takes between 6 to 12 weeks for the Grant of Probate or Letters of Administration to be issued.

Inheritance Tax:

  • Threshold: Estates valued over £325,000 are subject to inheritance tax.
  • Payment: Inheritance tax must be paid before the Grant of Probate can be issued. This may involve arranging funds or negotiating a payment plan with HM Revenue and Customs (HMRC).

2. Property Valuation

Professional Valuation:

  • Purpose: To determine the market value of the property for tax and distribution purposes.
  • Who Does It: A professional valuer or estate agent.

Valuation Report:

  • Contents: Details of the property’s condition, market value, and any factors affecting its price.
  • Importance: Essential for accurate tax assessment and ensuring a fair distribution among beneficiaries.

3. Transfer the Property

Legal Process:

  • Solicitor: Engaging a solicitor to handle the legal aspects of the transfer is highly recommended.
  • Land Registry Forms: Complete the relevant Land Registry forms to transfer the property into your name.

Forms and Documentation:

  • AP1 Form: Application to change the register.
  • AS1 Form: Assent of personal representative(s) to the transfer of the property.
  • ID1 Form: Identity verification for the person inheriting the property.


  • Where to Submit: Submit these forms to HM Land Registry.
  • Supporting Documents: Include the Grant of Probate, a certified copy of the will (if applicable), and proof of identity.

4. Registering the Property

HM Land Registry:

  • Role: Responsible for maintaining the register of land ownership in England and Wales.
  • Updating Records: Once the Land Registry processes your application, they will update their records to reflect the new ownership.


  • Payment: A fee is payable to the Land Registry, which varies depending on the property’s value and whether the application is made electronically or by post.

Practical Considerations

Financial Implications

Inheritance Tax:

  • Calculation: Based on the property’s value and other estate assets.
  • Reliefs and Exemptions: Certain reliefs and exemptions may apply, reducing the overall tax burden.

Capital Gains Tax (CGT):

  • When Applicable: If you later sell the property and it has increased in value since the date of inheritance.
  • Main Residence Exemption: If the inherited property becomes your main residence, you may be exempt from CGT on its sale.

Maintenance and Upkeep:

  • Responsibilities: As the new owner, you are responsible for the property’s maintenance, insurance, and any mortgage payments if applicable.

Emotional and Practical Aspects

Emotional Attachment:

  • Family Memories: Inheriting a family home can carry significant emotional weight.
  • Decision Making: Deciding whether to keep, rent, or sell the property can be challenging.

Practical Use:

  • Living in the Property: If you plan to live in the inherited property, consider the costs of moving, potential renovations, and ongoing maintenance.
  • Renting the Property: If you choose to rent the property, you’ll need to comply with landlord regulations and manage tenant relationships.
  • Selling the Property: If selling, consider the market conditions, estate agent fees, and the emotional impact of parting with a family home.

Case Studies and Examples

Case Study 1: Inheriting with a Mortgage

Scenario: John inherits his parents’ house, which still has an outstanding mortgage.

Steps Taken:

  1. Grant of Probate: John obtains the Grant of Probate.
  2. Mortgage Company: He contacts the mortgage company to discuss options, such as transferring the mortgage or paying it off.
  3. Solicitor Involvement: Engages a solicitor to handle the legal transfer.
  4. Property Transfer: Completes and submits the necessary Land Registry forms.
  5. New Ownership: The property is transferred to John’s name, and he assumes the mortgage.

Outcome: John successfully transfers the property into his name and arranges to continue the mortgage payments.

Case Study 2: Multiple Beneficiaries

Scenario: Three siblings inherit a house from their parents.

Steps Taken:

  1. Grant of Probate: They apply for and obtain the Grant of Probate.
  2. Valuation: They agree on a professional valuation of the property.
  3. Decision: They decide to sell the property and split the proceeds equally.
  4. Sale: They hire an estate agent to manage the sale.
  5. Distribution: After the sale, the proceeds are distributed among the siblings.

Outcome: The property is sold, and the siblings each receive their share of the proceeds, allowing them to move forward individually.

Common Challenges and Solutions

Legal Disputes


  • Disagreements Among Beneficiaries: Siblings or other beneficiaries may disagree on the property’s value or what to do with it.
  • Intestacy Complications: Lack of a will can lead to disputes over who is entitled to what.


  • Mediation: Engaging a mediator to resolve disputes amicably.
  • Legal Advice: Seeking professional legal advice to understand rights and obligations.
  • Clear Communication: Maintaining open and transparent communication among all parties involved.

Delays in Probate


  • Complex Estates: Estates with multiple assets or debts can delay the probate process.
  • Inheritance Tax Issues: Delays in paying inheritance tax can hold up the Grant of Probate.


  • Professional Help: Hiring a solicitor to navigate complex probate processes.
  • Early Preparation: Gathering all necessary documents and information early to avoid delays.
  • Regular Follow-ups: Keeping in regular contact with the Probate Registry to track progress.


Transferring an inherited property into your name in the UK involves several legal and administrative steps, starting with obtaining a Grant of Probate or Letters of Administration. The process includes valuing the property, handling any inheritance tax obligations, and completing the necessary Land Registry documentation. While the process can be complex, especially in the face of legal disputes or financial complications, careful planning and professional advice can ensure a smooth transfer.

By understanding the steps involved and the potential challenges, you can navigate the process with confidence, ensuring that the inherited property is legally and effectively transferred into your name. This comprehensive approach helps in honouring the memory of the deceased and securing the property for future use or sale according to your preferences.

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