Selling an inherited house: timelines, documents and steps involved

The first time, you go in to open the windows. The second time, to look for some documents. The third time, someone stops in the living room and asks: ‘How much do you reckon it’s worth?’.

That’s when a family home starts to become a house to be sold. The rooms are the same, but your perspective changes: you notice a crack, you look at the building opposite, you wonder whether anyone will still like that kitchen.

Selling an inherited house requires balancing two things: what that property represents and what the market is willing to pay.

‘I won’t sign for anything below that figure’

Three brothers are sitting around the table. One has seen a listing for 350,000 euros in the same neighbourhood. Another recalls how much the renovation work cost. The third would like to wrap things up quickly, because he lives far away and every journey takes a whole day to organise.

These are three understandable starting points. To arrive at a price, however, other factors are needed: location, floor area, floor level, lift, natural light, outdoor spaces, the condition of the building and any necessary renovation work.

Even comparisons with other listings need to be interpreted: the advertised price reflects what an owner is asking for, not what a buyer has actually paid.

There is no automatic discount for an inherited property. There are features to highlight, issues to clarify and a price to justify with concrete arguments.

How much does each heir actually receive?

Let’s imagine a sale for €300,000, with three heirs holding equal shares: the initial allocation is €100,000 each, before expenses. This is an example, not a valuation of the property.

Before considering that available sum, it is necessary to work out any costs still to be met: probate formalities, technical inspections, regularisation of title where possible and necessary, estate agency fees, clearing out the property, and any debts or outstanding liabilities to be settled.

And then there are the costs of waiting. If maintaining the house were to cost, for example, 250 euros a month – including service charges, utilities and other outgoings – six months would amount to 1,500 euros, excluding any unforeseen expenses.

This does not mean accepting just any offer. It means assessing a proposal whilst being aware of the cost of delaying a decision.

The folder in the drawer isn’t always enough

Sooner or later it turns up: a well-worn folder containing the old deed of sale, a few receipts and a crumpled floor plan.

It’s a good start. But selling the property requires piecing together both its history and its current status.

The documents to be gathered include the deceased’s deed of purchase, the declaration of succession, any published will, documentation relating to the acceptance of the inheritance, land registry documents, planning permission documents and the Energy Performance Certificate (APE). For flats, the service charges and any works already approved must also be clarified. The precise list should be agreed with the notary.

In fact, the succession process does not cover every aspect: the acceptance of the inheritance and its registration are separate steps, which the notary must examine. Under certain conditions, the registration of tacit acceptance may be carried out at the time of sale.

How long does it take?

‘We’d like to sell by the summer.’

That’s a goal. To turn it into a timetable, we need to understand where we’re starting from.

A property with all the necessary documentation in place, clear terms and sellers who are on the same page allows us to organise the process with greater precision. If we need to retrieve local authority records, investigate discrepancies or resolve a disagreement, the process may take longer.

The declaration of succession must generally be submitted within twelve months of the opening of the succession: this is a tax deadline, not a mandatory waiting period before selling.

Then there are the timeframes involved in finding a buyer, securing a mortgage (if required) and the handover. It would be irresponsible to promise a timeframe without knowing these details.

Before spending, decide what’s needed

When faced with walls that need painting, the temptation almost always arises: ‘Let’s give it a fresh coat, so we can ask for more’.

Sometimes all it takes is a good clean, minor repairs and tidier rooms. At other times, buyers prefer to choose the materials and layout themselves.

A €20,000 renovation does not guarantee a €20,000 increase in the asking price. Before carrying out any work, you need to understand which expenses can improve the sale and which simply cater to your own taste.

The same applies to furniture: clearing everything out straight away may be premature; leaving every room full can make it difficult to imagine a new life within it.

A decision to be made with clarity

The final viewing will be different from the first. Someone might measure a wall, talk about a bookcase, or picture a bedroom for a child.

At that moment, it will be easier to see that this house can continue its own story.

If you’re thinking of selling an inherited property, let’s start with what you need to make a decision: a well-reasoned valuation, an overview of the costs, and the checks that need to be organised before the sale. This will help you arrive at an agreed price and know, right from the start, what steps to take.