Probate & Inheritance Tax Valuations in London
When someone dies, HMRC requires the market value of their property at the date of death for inheritance tax. Wimbledon Surveyors provides RICS Red Book probate valuations across London that give executors and solicitors a figure they can rely on. Contact our team to instruct a valuer.
Why a Formal Probate Valuation Matters
A professional valuation under Section 160 of the Inheritance Tax Act 1984 protects executors from both overpaying tax and later challenge by HMRC’s District Valuer. An estate-agent appraisal is not the same and can be disputed.
What We Assess
Our valuer inspects the property, analyses comparable local sales at the date of death, and accounts for condition, tenure and any defects that affect value — producing a fully reasoned written report.
Fast, Sympathetic Service
We understand probate is a difficult time and work to solicitors’ timescales, arranging inspection promptly and delivering the report without delay.
Capital Gains and Later Sale
A robust date-of-death valuation also sets the base cost for any future capital gains tax if the property is later sold by the estate or beneficiaries, avoiding disputes down the line.
Instruct a Probate Valuer
We act for executors, solicitors and families across Wimbledon and London. Request a probate valuation quote or get in touch to discuss the estate.
Probate Valuations for HMRC and Estate Administration
When you are administering an estate, HMRC requires the open market value of any property at the date of death, assessed under Section 160 of the Inheritance Tax Act 1984. Executors who rely on informal estate agent estimates risk two expensive outcomes: overstating the value and paying unnecessary inheritance tax, or understating it and facing an HMRC District Valuer challenge, penalties and interest. Our RICS Registered Valuers prepare Red Book probate valuations across London and Essex that stand up to HMRC scrutiny — typically inspected within days and reported promptly to keep the estate moving.
What Your Probate Valuation Report Includes
- Open market value at the date of death, on the statutory basis HMRC requires.
- Comparable sales evidence from around the valuation date supporting the figure.
- Property description, condition notes and photographs from inspection.
- A format solicitors can submit directly with forms IHT400/IHT405.
Why Executors Choose a RICS Valuation Over Estate Agent Estimates
HMRC’s Shares and Assets Valuation team routinely refers property figures to the Valuation Office Agency for checking. An independent Red Book valuation, prepared by a Registered Valuer with dated comparable evidence, is far less likely to be challenged — and if it is, we can negotiate with the District Valuer on your behalf. Estates near the inheritance tax thresholds benefit most: a defensible valuation can be the difference between a smooth grant of probate and months of correspondence.
Capital Gains Tax and the Sale of Estate Property
The date-of-death value also becomes the base cost for capital gains tax if the property is later sold by the estate or beneficiaries. A robust probate valuation therefore protects the family twice: at the inheritance tax stage and again when the property is sold. If the sale price achieved differs significantly from the probate figure, we can advise on whether a substitution claim or CGT computation adjustment is appropriate for your accountant to pursue.
A Sensitive, Practical Service for Families and Solicitors
We handle probate instructions with care — liaising with family members, solicitors or neighbours for access, working around house clearances, and valuing properties in any condition, including unmodernised and tenanted homes. We act for private executors and for probate solicitors across London and Essex who need a reliable valuer they can instruct repeatedly. If the estate also includes commercial premises, our commercial valuation team can value those under the same instruction, and where an estate dispute arises our expert witness surveyors can provide court-compliant evidence. See also our full range of RICS valuations.
Frequently Asked Questions
If the estate may be near or above an inheritance tax threshold, or HMRC forms require a property figure, a formal RICS valuation is strongly recommended. HMRC can challenge informal estate agent estimates, and executors are personally responsible for the accuracy of the figures they submit.
We charge a fixed fee for most residential probate valuations in London and Essex, depending on property size and value. The fee is usually recoverable as an estate administration expense. Contact us for a same-day quote.
The date of death. We assess the open market value as at that date using comparable sales evidence from the surrounding period, even if we inspect weeks or months later — this is standard and accepted by HMRC.
HMRC may refer the figure to the Valuation Office Agency. Because our reports are Red Book-compliant with documented comparable evidence, they usually withstand review — and if the District Valuer raises queries, we respond and negotiate on your behalf.
Yes. We regularly value unmodernised, cluttered or part-cleared properties and reflect condition honestly in the figure — often an important factor in reducing the taxable value of the estate fairly.