Updated October 2026
In short: Once probate has been granted in England and Wales, the will becomes a public document and you can search for it on GOV.UK and order a copy for a small fee. Before probate, finding a will relies on family papers, the deceased's solicitor or bank, and will registers. If there's no will, the intestacy rules decide who inherits.
| Where to look | When it helps | Cost |
|---|---|---|
| GOV.UK probate search | After a grant of probate has been issued | Free to search; small fee for a copy |
| Home papers and safe storage | Before probate | Free |
| Deceased's solicitor, bank or will writer | Before probate | Usually free to ask |
| National will registers | If the will was registered | Search fee |
| Local solicitors (a will search request) | If you don't know who drafted it | Varies |
What if there's no will?
The intestacy rules decide who inherits, starting with a spouse or civil partner, then children and other relatives. Unmarried partners don't inherit automatically. An administrator applies for letters of administration instead of probate.
Dealing with the property
The home is often the largest asset in an estate. Executors can market a property before probate is granted, but can't complete a sale until the grant is issued. Meanwhile, keep it insured (tell the insurer it's unoccupied), secure and maintained, and check council tax exemptions for probate properties.
Selling or letting a probate property with Fraser Bond
| 1 | Probate valuation A valuation for inheritance tax and the estate accounts. |
| 2 | Prepare Clearance, securing the property and any essential repairs. |
| 3 | Market Sale or letting, timed around the grant of probate. |
| 4 | Complete We work with the estate's solicitor so funds reach beneficiaries quickly. |
How we help executors
- Probate valuations
- House clearance and property security introductions
- Sales and lettings of inherited homes
- Advice on selling vs letting for beneficiaries
Dealing with an inherited property?
Talk to us about valuing, selling or letting it.
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