Probate Services
Probate property & estate support.
Practical estate coordination for executors, administrators, beneficiaries, solicitors and families — across London and nationwide.
A single coordinated service for complex estates
We provide comprehensive probate property, estate coordination and asset investigation services. Our role is to manage the practical, factual and organisational work surrounding an estate — protecting assets, organising evidence, coordinating valuations and preparing a structured record for the professionals responsible for the legal and financial administration.
We are not solicitors and do not provide reserved legal advice. Where legal advice, probate applications or court action are required, we work alongside appropriately qualified probate solicitors.
What we do
Our probate services
Initial Estate Assessment
We begin by establishing the known facts and identifying outstanding information — confirming identities, establishing whether a valid will exists, identifying all known properties and assets, reviewing ownership records and recording who holds keys, documents and estate possessions.
- Confirming identities and dates of death
- Establishing whether a valid will exists
- Identifying executors and administrators
- Preparing a family tree and beneficiary list
- Identifying all known properties and assets
- Establishing who occupies or controls each property
- Identifying immediate risks to estate assets
Estate & Asset Investigation
We assist with the investigation and documentation of everything that belonged to the deceased at the date of death — from residential and commercial properties to vehicles, jewellery, business equipment and financial records.
- Residential and commercial properties
- Jointly owned properties and land
- Vehicles and specialist vehicles
- Furniture, jewellery and valuable possessions
- Insurance policies and financial records
- Assets that may have been removed or transferred
- Factual asset schedules with evidence of ownership
Property Inspections & Condition Reports
We undertake detailed property inspections and provide photographic condition reports identifying defects, security weaknesses, outstanding maintenance, signs of unauthorised entry and immediate health and safety risks.
- General condition and visible defects
- Water leaks, damp and electrical concerns
- Roofing and structural concerns
- Security weaknesses and unauthorised entry
- Contents remaining within the property
- Immediate health and safety risks
- Dated photographic record for executors and solicitors
Vacant Property Management
Vacant probate properties can deteriorate quickly and may be vulnerable to theft, water damage, insurance problems or unauthorised access. We provide regular inspections, security checks, photographic monitoring and contractor access.
- Regular inspections and security checks
- Photographic monitoring and meter readings
- Post collection and ventilation
- Leak detection and frost protection
- Garden maintenance and contractor access
- Key management and insurance compliance visits
- Reporting changes in condition
Property Security & Preservation
We can arrange immediate measures to protect estate property including lock changes, alarm and CCTV installation, boarding damaged openings, isolation of unsafe utilities and emergency plumbing or electrical attendance.
- Lock changes and additional security
- Window and door security
- Alarm and CCTV installation
- Keyholding and access records
- Isolation of unsafe utilities
- Emergency plumbing or electrical attendance
- Temporary weatherproofing
Probate House Clearance
We provide full and partial house clearance services carried out with care and respect — from initial contents inspection and photographic inventory through to removal, storage, donation, recycling and licensed waste disposal.
- Initial contents inspection and inventory
- Identification of important documents
- Separation of valuable or sentimental items
- Removal of furniture and household contents
- Storage arrangements
- Donation, recycling and licensed waste disposal
- Final cleaning
Refurbishment & Sale Preparation
We manage refurbishment projects from minor cosmetic improvements to full renovation — painting, flooring, kitchen and bathroom improvements, electrical upgrades and garden works — to improve condition and presentation without unnecessary expenditure.
- Painting, decorating and flooring
- Kitchen and bathroom improvements
- Electrical and heating upgrades
- Roofing, windows and doors
- Garden works and clearance
- Quotations compared against likely effect on value
- Coordination with estate agents and auctioneers
Family Liaison & Mediation Support
Where family members are separated, mistrustful or in dispute, we provide impartial family liaison and mediation support — recording each party's position, separating factual issues from legal arguments and preparing structured evidence for mediation.
- Recording the position of each party
- Separating factual issues from legal arguments
- Identifying areas of agreement and disputed assets
- Coordinating property access and valuation appointments
- Preparing chronologies and asset schedules
- Recording agreed actions
- Acting as a neutral point of contact
Legal coordination
Working alongside probate solicitors
Where legal advice or formal legal action is required, we work alongside experienced probate solicitors. Our involvement allows the solicitor to concentrate on the legal issues while we organise the documents, property information, asset schedules, valuations, correspondence and factual evidence needed to support the case.
The solicitor may advise on:
Transparent, time-based fees
Our fees are transparent and primarily time-based. Any proposed initial payment, hourly rate, fixed-price work or contractor expenditure will be explained before work begins. Our fees are not calculated as a percentage of the inheritance or the value of a claim. External professional fees — solicitors, valuers, surveyors, estate agents and contractors — are identified separately wherever possible.
Speak to us about your estate.
Whether you need one specific service or complete estate property coordination, we provide a structured, documented and accountable service tailored to the circumstances of the estate.