Solicitors instruct a probate valuer by contacting a RICS-accredited firm directly, providing key estate details, and formally confirming the instruction in writing. The process is straightforward when handled through an experienced specialist, but the quality of information provided upfront directly affects the accuracy and speed of the resulting valuation report. The sections below address the most common questions solicitors have about the instruction process from start to finish.
What information do solicitors need before instructing a probate valuer?
Before instructing a probate valuer, solicitors need the full name and date of death of the deceased, the address of the property or properties to be valued, confirmation of who holds authority to grant access, and a clear scope of what assets require valuation. Having this information prepared before making contact allows the valuer to confirm availability, allocate the right specialist, and begin the engagement without unnecessary delay.
In practice, the most useful initial information falls into two categories: property details and chattels. For property, solicitors should have the full address, tenure (freehold or leasehold), and any known complications such as tenanted occupants or properties in disrepair. For contents, it helps to indicate the scale of the estate, whether it is a modest residential property or a high-net-worth estate with art, antiques, jewellery, or collectables requiring specialist assessment.
Where the estate involves bequests, gifts identified in the will, or specific items the deceased wished to pass to named individuals, solicitors should flag these at the outset. A thorough probate valuer will need to document these separately, and early notification ensures nothing is missed during the site visit.
How does the formal instruction process work for a probate valuer?
The formal instruction process for a probate valuer typically begins with the solicitor contacting the valuation firm, providing the key estate details, and confirming the instruction in writing. A reputable RICS-accredited firm will issue terms of engagement, confirm the valuer’s credentials, and arrange a mutually convenient time to access the property. From there, the process moves quickly towards site inspection and report delivery.
Most established firms will assign a local valuer from their network to minimise travel time and ensure the valuer has relevant regional market knowledge. For probate property valuations, this matters because open market value as at the date of death must reflect local comparable sales data, not a generic national estimate.
Solicitors acting on behalf of executors should ensure the executor formally authorises access to the property before the visit. Where properties are occupied by surviving family members or tenants, the valuer will need to arrange access with those individuals directly, and the solicitor’s role in facilitating that introduction can significantly reduce delays.
What does a RICS probate valuer actually assess on site?
On site, a RICS probate valuer assesses the property’s physical condition, size, layout, and features to establish its open market value as at the date of death. For contents, the valuer identifies, examines, and attributes values to all items of significance within the estate, including furniture, art, antiques, jewellery, collectables, vehicles, and any other chattels that form part of the deceased’s estate.
For property valuations, the assessment follows RICS Red Book standards and considers factors including the property’s construction, condition, location, comparable sales evidence, and any legal or planning matters that might affect value. The valuer is not conducting a building survey, but they will note any features that materially affect the open market value figure.
For contents, the valuer works systematically through the property, cataloguing items and applying values consistent with what those items would achieve on the open market at the date of death. Items of particular significance, such as fine art, silver, or jewellery, may require additional specialist assessment. A well-resourced firm will have registered and accredited valuers of art, antiques, and collectables in-house, avoiding the need to refer out and preserving the coherence of the final report.
The valuer will also document items specifically mentioned in the will as bequests, ensuring the report supports the executor’s obligations around distribution as well as the Inheritance Tax calculation.
Why do HMRC increasingly scrutinise probate valuations not done by a professional?
HMRC increasingly scrutinises probate valuations not prepared by a qualified professional because informal or estate-agent-led valuations frequently understate asset values, either through lack of specialist knowledge or the absence of a structured methodology. As HMRC’s compliance activity around Inheritance Tax has intensified in recent years, valuations that cannot demonstrate independence, professional qualification, and compliance with Section 160 of the Inheritance Tax Act 1984 are far more likely to trigger an enquiry.
Section 160 of the Inheritance Tax Act 1984 defines the basis on which assets must be valued for Inheritance Tax purposes: the price the asset might reasonably be expected to fetch if sold in the open market at the date of death. Meeting this standard requires not just knowledge of current market values, but an understanding of how to apply that standard consistently and document it in a way that withstands scrutiny.
An HMRC enquiry into a probate valuation creates significant additional work for the solicitor, delays the administration of the estate, and can expose executors to penalties if values are found to have been materially understated. For this reason, solicitors across the UK routinely insist on RICS-accredited valuations as a matter of professional practice, not merely as a preference.
The risk is particularly pronounced for estates that include art, antiques, jewellery, or other specialist chattels, where the gap between an informal estimate and a professionally assessed value can be substantial. A RICS probate valuation removes that risk entirely.
What should a compliant probate valuation report include?
A compliant probate valuation report must include the valuer’s RICS credentials and terms of engagement, the basis of valuation in accordance with Section 160 of the Inheritance Tax Act 1984, a clear statement of the date-of-death valuation figure, and a detailed schedule of all assets valued. For property, the report must reference comparable market evidence. For contents, it must itemise all chattels of value with individual or grouped assessments as appropriate.
Beyond the core valuation figures, a well-prepared report should also address bequests and specific gifts identified in the will, document any items of negligible value separately, and be structured in a format that allows the solicitor to transfer figures directly into the IHT400 and supporting schedules without ambiguity.
Reports should be signed by a named RICS Registered Valuer and carry the firm’s professional indemnity insurance details. This matters because HMRC, if it raises questions, will want to know not just what value was attributed to an asset but who attributed it and on what professional basis. A report that is clear, complete, and traceable to a qualified individual is far less likely to attract further enquiry.
Turnaround time is also a practical consideration for solicitors managing court deadlines and beneficiary expectations. A reputable firm will return standard reports within five working days, with urgent written reports available within 24 hours where required.
When should solicitors instruct a probate valuer with clearance capabilities?
Solicitors should instruct a probate valuer with clearance capabilities when the estate requires both an accurate valuation and the physical clearance of the property before it can be sold, transferred, or handed back to a landlord. Instructing a single firm to handle both removes the coordination burden from the solicitor and ensures that nothing is removed, sold, or disposed of before it has been properly valued and documented.
This is particularly important in estates where the property is occupied by a significant volume of contents, where items of value may be mixed with general household effects, or where the property has not been regularly maintained. In these situations, a valuer who also manages clearance can identify items for auction, arrange their sale, and ensure the proceeds are properly accounted for within the estate.
There are also cases where the property requires specialist attention before it can be cleared or sold. Hoarding situations, properties that have been unoccupied for extended periods, or circumstances involving trauma all require a firm with the experience and sensitivity to manage the process appropriately. A valuer with full clearance, deep cleaning, and auction capabilities means the solicitor has a single point of contact from initial instruction through to a cleared and sale-ready property.
How Avery Associates helps solicitors instruct and manage a probate valuer
Avery Associates provides solicitors and legal professionals with a complete, RICS-accredited probate valuation and estate administration service, designed to remove complexity and deliver compliant, HMRC-ready reports without delay. Supporting over one hundred law firms across the UK, the firm offers:
- RICS Red Book property valuations compliant with Section 160 of the Inheritance Tax Act 1984, with a 100% HMRC acceptance rate
- Probate contents valuations covering furniture, art, antiques, jewellery, collectables, and all other chattels
- Detailed reports documenting bequests, gifts, and deceased wishes
- Standard reports returned within five working days; urgent written reports within 24 hours
- Full probate house clearance, auction arrangements, trauma and deep cleaning, will searches, document retrieval, and vehicle disposal
- A national network of local valuers covering every county across the UK
- Full professional indemnity insurance on all work
For solicitors who need a trusted, single-instruction partner for the full scope of estate administration, Avery Associates offers a free initial consultation. Contact the team to discuss your next instruction.
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