Property Probate Service

Our specialist and bespoke property probate service

Probate properties are particularly well suited for sale by auction. Generally, clients wish to sell the property as swiftly and efficiently as possible. Selling at auction not only facilitates a quick sale, meaning beneficiaries can receive their share of the estate quickly, it also provides the best possible price upon conclusion.

The process of selling an estate via probate is an emotional strain and worry for the family and beneficiaries, but is always handled with the upmost sensitivity and sympathy.

Our tailored probate service is carefully packaged to deal with every part of the process, taking away any stress or burden from the client.

We are able to maintain and manage the property, prior to sale, by ensuring the needs of the client, the property and insurance regulations. This sensitive time requires a trustworthy and knowledgeable team, while the key objective is to ensure the best price is received, in any given timeframe required by the client.

We sell residential and commercial properties with immediate exchange and completion within 28 days.

Valuation by an RICS Chartered Surveyor

Organised on your behalf, the service will begin with an initial discussion with Gateway Surveyors who will assess your requirements, then guide you on the best way to proceed. If appropriate, they will then carry out an Executry Valuation and supply a detailed report with recommendations for any potential sale. To receive a 10% discount please quote ‘Connect UK Auctions’ to Gateway Surveyors via telephone or email communication.

Whats included in our property
probate service?

We will arrange for weekly property visits and provide a record for the insurance company. This is very important as a property vacant for over a month may void the insurance premium.
We are able take meter readings when required and act as keyholders.
Once a pre-auction offer is accepted or by the fall of the gavel, the paperwork is then signed and exchange of contracts will take place at the agreed price, so there is no renegotiating or gazundering. (A legal pack is required for all potential purchasers to review prior to committing to purchasing a property).
All properties will require an up-to-date Energy Performance Certificate (EPC) – We will organise this and supply copies and links to the required parties if appropriate.
If needed, we have contractors to ensure the externals of the property are well presented.
Professional advice will always be given. We will advise on the best method of sale, depending on the property. Whether this is by auction or by informal tender we will always be here to discuss all options.
During the process you will never be left in the dark. Communication with the client/ family is paramount. You will be given your own personal probate contact to aid you at all times, through such a difficult period.
A cleaning service is readily available to prepare a property for sale.

A selection of recently sold probate lots

What our clients say about us

...I would thoroughly recommend Connect UK Auctions as the best most effective alternative to the conventional estate agents.
by Valery Stimpson
...My property achieved a very good price and completed in a matter of week. I would, most certainly recommend their services to anyone potentially looking to sell their property.
by Mr Richardson
...If I had known how much better it would be, I would have chosen Connect UK Auctions above an estate agent months ago.
by Jenny Turner
My wife and I were delighted with the service provided by Connect UK Auctions. Our house sold prior to the auction for an excellent price. Rob Jenkins was very professional and communicated well with all parties involved. A very smooth transaction.
by Rob Sellick
I have bought land and a residential property through Connect UK Auctions and even used their building team for renovation works. I must say I was always impressed with the help and support I received throughout my journey. Would definitely use them again and will be attending more of their auctions.
by Ross Slaughter
Easy to deal with and 100% professional easy and stress free.
by Sammy Vine
Exceptional service beginning to end. Would buy through you again! Thank you.
by Lisa Edwards
Excellent service outstanding staff.
by Kelly Simpson
Recently put in my property with Connect UK Auctions and they managed to sell it before the auction day!! Well above reserve. What a great guy. Happy client. Would use again. Thanks guys!
by Alex Brinklow
We have no hesitation in recommending Connect UK Auctions - their level of service and attentive service is second-to-none.
by Christian Budd
5/5

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              Buyer FAQs

              Do I need to register to bid?

              Yes – You have three options when it comes to bidding and each will require its own bidding process.

              If you are joining us in the room, we can register you on the auction day, at the auction venue. Just ensure you bring along 2x proofs of ID and proof of funds. Please call us if you are unsure on what to bring.

              What if I want to bid but can’t make it on the day?

              You can choose from two options; bid via Connect Realtime© or via Proxy/Telephone. Both registrations are swift and straightforward and will ensure your ability to bid on your chosen lot.

              What ID must I provide?

              By law we will require two proofs of ID – one photographic and the other proof of address less than three months old. Proof of funds will also be asked for at the time of registration. Without the above you will not be able to bid.

              What is a buyer’s premium?

              A buyer’s premium is payable on all property and land lots. This will be payable upon the fall of the gavel as contracts are exchanged. This will be paid at the same time as the deposit if you are the highest bidder on a lot, before leaving the auction venue. The amount payable will be specified in the lot description.

              How much is the deposit?

              The Purchaser shall pay a deposit of 5% and buyer’s premium of 2.2% inclusive (with a minimum of £5,000.00) and contracts are exchanged. The purchaser is legally bound to buy and the vendor is legally bound to sell the Property/Lot.

              Can I buy with a mortgage?

              Of course. Some clients like to arrange their mortgage valuation prior to auction day and others after. Either way, completion can be set at 42 days (6 weeks) from exchange, rather than the normal 28 days, or in fact, anywhere in between. As long as all parties are notified, your timeframe is paramount. Auction offers immense opportunity and allows one to buy, through some lenders, with only a 15% deposit.

              Can I make a pre-auction offer?

              Yes. Any offers made before the auction will always be put to the vendor. If you are really interested in a lot then of course a pre-auction offer is a good idea. Ensure you have thoroughly read the legal pack before offering and if the offer is accepted the sale will exchange before the auction and will proceed under the same, auction conditions.

              What is a Proxy Bid?

              Here you will advise a representative as to your maximum bid by completing our Proxy Bidding form and the auctioneer will bid on your behalf up to your maximum. They will always endeavour to secure the property for you, either at, or below your maximum bid if possible. If the bidding in the room exceeds your maximum, then you proxy bid would end.

              What is a Telephone Bid?

              Here you will be asked to complete a telephone bidding registration form. This will be based on a first-come, first-serve basis and a representative will bid on your instruction. You will be able to hear the auctioneer in the background and will also be able to watch the auction live in action through our live stream via Connect Realtime©. A representative will call you a few minutes before the specified lot so please ensure you are ready and waiting.

              What is Connect Realtime© Bidding?

              Connect Realtime© is our live streaming of the auction you will access via our website. Giving you the ability to bid from anywhere in the world, in real time. You will create an account with us, login, then register to bid on your chosen lot(s). Once registered, we will send over the necessary documentation for you to complete before approving your bidding. Once approved, come auction day, just login to your account and watch the auction unfold and bid on your chosen lot(s).

              What is an open house viewing?

              These viewings are scheduled in by our team and give you a chance to view the lot and fully inspect your potential purchase. You can choose to bring someone along with you, a builder, or someone who may have extensive property knowledge if you are unsure yourself. A team member will conduct the viewings so there will always be someone there if you have any questions while your there. If the viewing days have finished but there is still a lot of interested, the team will schedule a further viewing.

              What happens if I’m the highest bidder?

              In the room

              After the fall of the gavel you will be asked to sign the contracts. This will be sent to both your solicitor as well as the sellers’ solicitors.

              After providing your solicitors and personal details you will be asked to pay the deposit and buyer’s premium on the specific lot. At this point you are legally bound and the amount will be payable by debit card or bank transfer.

              Completion will usually take place 28 working days later (or as varied by the Special Conditions of Sale) under the supervision of your solicitor. As soon as the gavel falls, there is a binding contract of sale. The property is at your insurable risk from this point.

              Via Connect Realtime, Proxy or Telephone

              You will have already signed to say that you are happy for us to sign the memorandum of sale on your behalf to allow the exchange of contracts after the fall of the ‘virtual gavel.’

              After this has been done one of our team will be in touch once the auction has finished to take payment of the lot deposit and buyers’ premium. Once this has been completed contracts will be sent to your solicitor as well as the sellers with completion usually to take place 28 working days later (or as varied by the Special Conditions of Sale) under the supervision of your solicitor.

              As soon as the hammer falls there is a binding contract of sale. The property is at your insurable risk from this point.

              What makes a property un-mortgageable?

              There are a few reasons for this and the most obvious include the following:

              • Properties without a kitchen or bathroom.
              • Properties with any kind of structural defect, damp, dry or wet rot.
              • Properties close to mining works, areas of landfill, areas of recent flooding or subsidence.
              • Leasehold properties with a short lease, typically less than 70 years, or a defective lease.
              • Where there are boundary disputes or where planning applications have not been applied for correctly.
              • Derelict property or where part of the building is in severe disrepair and needs demolishing.
              • Properties of non-standard construction. Standard construction has brick or stone walls with a roof made of slate or tile, so anything that differs from this will be classed as Non-Standard.
              • Some properties with sitting tenants or regulated tenancies.
              • All properties with a value below a threshold, sometimes stated as £40,000.
              What is Due Diligence?

              This means that you have done everything you can, in terms of research, before committing to a property or land purchase. This may include viewing the property, commissioning a survey, asking a solicitor to review the legal pack etc.

              What payment methods do you accept?

              We take debit card or bank transfers.

              What happens if I cannot complete on a purchase?

              If you don’t exchange on the date set you will be given what’s called ‘Notice to Complete’ – This will last for 10 days and will incur a daily charge, of which the amount can be found in your contract. Failure to complete at all with result in a forfeit of your deposit as well as your buyer’s premium plus any shortfall once the property or land is re-auctioned and sold.

              What is auction finance?

              Auction finance is a service provided by specialist lenders to auction buyers. We have an in-house specialist who can provide advice and finance on the following:

              • Short-term finance
              • Funding for residential, commercial and land purchases
              • Funding for non-standard construction
              • All income types considered
              • Up to 70% loan-to-value
              • Monthly interest rates from 0.55% (other fees and charges apply)
              Do I need to do a survey on the property I’m interested in?

              A survey isn’t compulsory, but if you are unsure about the structure or condition of the property then you might wish to instruct a surveyor, an engineer, or a builder for some advice.

              But remember, as soon as the gavel falls there is a binding contract of sale. The property is at your insurable risk from this point.

              Bidding registration fee

              The bidding registration fee is required in order to be approved for bidding. The fee is £2,400 per lot and is deducted from your deposit upon exchange, if you are the highest bidder. If you are not the highest bidder, the bidding registration fee is refunded to you.