A probate valuation establishes the open market value of a property at the date of death of the owner. It forms part of the formal estate and is the figure HMRC use to calculate any Inheritance Tax due before probate can be granted.
Date of Death Valuations
An accurate market value of the property as at the date the deceased passed away — the figure HMRC requires for the estate.
HMRC Requirements
Form IHT400 demands a ‘Red Book’ valuation prepared by a RICS chartered surveyor. We provide reports in the exact format HMRC expects.
Legal Purpose
Used by executors and solicitors to administer the estate, calculate tax liability and distribute assets fairly between beneficiaries.
Our Services
Probate valuation services
Every report is bespoke to the property, the estate and the legal context — never a template, never an estimate.
HMRC Probate Valuations
Formal Red Book valuations prepared specifically to satisfy HMRC scrutiny on form IHT400 submissions.
Inheritance Tax Valuations
Defensible valuations that ensure the estate pays the correct IHT — neither over- nor under-stating value.
Retrospective Valuations
Historic date-of-death valuations prepared months or years after the event, evidenced against contemporaneous market data.
"Executors are personally liable for any tax shortfall arising from an inadequate valuation."
Why It Matters
The cost of an incorrect valuation
Estate agent appraisals and online estimates carry no professional weight with HMRC. When the valuation is wrong, the consequences fall on the executor personally.
Tax Investigation
Under-valuing a property can trigger HMRC enquiry, penalties and interest on unpaid Inheritance Tax.
Legal Delays
Inadequate valuations stall the grant of probate, leaving executors unable to distribute the estate.
Beneficiary Disputes
Estimates without RICS backing invite disagreement between beneficiaries — and sometimes litigation.
Why Choose Us
Quietly authoritative. Professionally regulated.
RICS Regulated
Every surveyor is fully RICS chartered and regulated.
Independent Reports
Impartial valuations with no agent or lender bias.
Local UK Expertise
Deep knowledge of regional and local property markets.
Red Book Standards
Reports prepared in line with RICS Valuation – Global Standards.
Our Process
Three steps to a regulated valuation
1
Property Inspection
A RICS surveyor visits the property, measures, photographs and assesses condition with sensitivity to the circumstances.
2
Historical Market Analysis
We research comparable evidence from the precise date of death — not today’s market — to establish defensible value.
3
Official Valuation Report
You receive a Red Book compliant report addressed to the executor or solicitor, ready for HMRC submission.
Request a Valuation
Speak with a chartered surveyor today
Tell us about your property and we’ll respond within one working day with a fixed fee and a proposed inspection date.
