What is a probate house clearance?
Probate is the legal right to deal with a person's estate after they die. The person who does this is usually called the executor, or an administrator if there is no will. Part of their job is often to empty the home so it can be sold, let or returned to a landlord or council.
A probate house clearance is simply a clearance done with the estate in mind. It needs a bit more care than a standard job, because some items may need to be valued, shared between beneficiaries or kept for paperwork reasons. You can find out more about the legal side on the government's applying for probate pages.
Working with executors and solicitors
We can work directly with the executor, a family member, or a solicitor acting for the estate. Whoever is in charge, we agree the plan with them before anything leaves the property.
Many executors do not live in Bradford, or have busy jobs and families of their own. We can collect keys by arrangement, give updates by phone or email, and work around the timetable of the estate. If a solicitor is involved, we are happy to liaise with them on access, dates and anything else they need.
Items of value
As we clear, we keep an eye out for things that may be worth something, either in money or to the family. This can include jewellery, watches, coins, medals, artwork, antiques, collections and good quality furniture.
We do not make decisions about these items for you. We point them out and set them aside so the executor and beneficiaries can decide what happens next. They may wish to have something valued independently, share it among the family or sell it separately. The choice belongs to the estate.
We also look out for documents that can matter during probate, such as:
- wills, codicils and letters of wishes
- bank, building society and pension letters
- share certificates and premium bonds
- insurance policies and property deeds
- bills, council tax and utility letters
Anything like this is boxed and kept safe for the executor.
A written record of what was removed
Executors often need to show what has happened to the contents of a property. If it would help, we can provide a written record of what was removed from the property. Just ask when you request your quote, and we will agree what you need it to cover.
How a probate clearance works
Before we start
Get in touch and tell us about the property and the estate's timescale. We can usually quote from photos or arrange a visit. Quotes are free and there is no obligation. We agree what stays, what goes and what should be set aside, and we can wait until the executor confirms it is safe to go ahead.
On the day
We clear room by room, sorting as we go and setting aside valuables, keepsakes and paperwork. Lofts, garages, sheds and gardens can be included. The property is left broom-clean, ready for an estate agent, a valuer or a new owner.
Afterwards
We let the executor know the work is done, return keys as agreed and hand over anything we set aside. See our how it works page for more on each step.
Reuse, recycling and disposal
We sort items for reuse, recycling and disposal where possible. Usable furniture and household goods can often go on to new homes, and we aim to pass on usable items to charities and reuse projects where possible. Recyclable materials are separated, and only what is left goes for disposal.
Executors have a duty to make sure waste is handled properly. Any clearance firm should hold a waste carrier registration, which you can check on the Environment Agency public register. Ask us for our waste carrier details at any time.
Timing and the estate
Some executors want the house cleared quickly to stop costs building up. Others need to wait for probate to be granted before a sale. We can fit around either. Tell us about key dates, such as an exchange or completion, and we will plan the clearance to suit.
Related help
If you are clearing the home of someone close to you, our bereavement clearance page talks about the more personal side. For an idea of what affects cost, see our prices guide, or check the areas we cover across the Bradford district.
Probate House Clearance: FAQs
Should we wait for probate before clearing the house?
It is often wise to check with the executor or solicitor first, especially if there are items of value or the will is not yet known. In some cases a clearance can go ahead before probate is granted, but the decision belongs to the estate. We are happy to wait until the executor confirms it is safe to start.
Can you deal with the solicitor instead of the family?
Yes. We can work directly with a solicitor acting for the estate, as well as with executors and family members. We will agree access, dates and what should be set aside with whoever is in charge. Keys can be collected and returned by arrangement, so nobody has to travel to the property unless they want to.
Will you tell us about items that might be valuable?
Yes. We look out for jewellery, watches, coins, medals, artwork, antiques and other items that may have value, and set them aside. We do not decide what happens to them. The executor and beneficiaries can choose whether to have them valued, keep them in the family or sell them separately.
Can we get a record of what was removed?
Yes, just ask. If it would help the executor or solicitor, we can provide a written record of what was removed from the property. Mention it when you ask for your quote, and we will agree what the record needs to cover before the clearance begins.
