Inherited a Property? The "First 30 Days" Checklist

If you are reading this, you are likely dealing with the loss of a loved one. First of all, we are sorry.

Inheriting a property is a privilege, but it often arrives wrapped in grief and a mountain of admin. We meet so many families in Norwich who feel an immense pressure to "sort the house out" immediately. They worry about the mortgage, the council tax, the clutter, and the sale, all while trying to plan a funeral.

Here is our advice: Stop. Breathe.

Unless there are specific debts demanding immediate attention, you do not need to sell the house this week. You do not even need to clear the cupboards yet. However, as the Executor (or person responsible), there are five practical jobs you should do in the first 30 days to keep the property safe and the insurance valid.

Here is your simple checklist to securing the home, so you can focus on yourself and your family.

1. Check the Insurance (The "30-Day Rule")

This is the most critical step. Most standard home insurance policies have a clause regarding unoccupied properties.

• The Risk: If a house is empty for more than 30 (sometimes 60) days, standard cover often drops to "FIRE ONLY" or becomes void entirely.
• The Fix: Call the insurance provider immediately. Tell them the owner has passed away and the property is empty. You may need to pay a small premium for "Unoccupied Home Insurance," but it is vital protection against burst pipes or break-ins.

2. Secure the "Water and Warmth"

An empty house in a Norwich winter is vulnerable.

• Water: If the house will be empty for weeks, turn the water off at the stopcock (usually under the kitchen sink). This prevents catastrophic leaks if a pipe bursts.
• Heating: If it is freezing, you have two choices: drain the system completely (ask a plumber) or leave the heating on a low constant setting (around 12–15°C) to prevent damp and frozen pipes.
• Access: Collect all the keys. Check the window locks. Make sure the garage and shed are locked.

3. The "Lived-in" Look

An overflowing letterbox is a clear signal that a house is empty.

• The Post: Visit once a week to pick up the post. (Do not just throw it away; you might need it to trace bank accounts or utility providers later).
• Lights: If you can, put a lamp on a timer switch in a hallway or living room so it comes on in the evenings.
• Garden: If the grass gets waist-high, it looks abandoned. If you can't manage it, pay a local gardener for a "maintenance cut" once a month.

4. Gather the "Big Three" Documents

Before you can sell or transfer the property, you will need to locate three things. Don't worry about the rest of the paperwork yet, just find these:

• The Will: This confirms who is actually in charge (the Executor).
• The Death Certificate: You will need multiple certified copies of this.
• The Title Deeds: Most are digital now (Land Registry), but if the house hasn't been sold since the 1980s, there might be a physical bundle of deeds. These are gold dust—keep them safe!

5. Get a "Probate Valuation" (Not a Market Appraisal)

This is where people get confused. To apply for Probate, you need to tell HMRC how much the property is worth as of the date of death.

Do not just guess, and do not trust an online instant valuation tool. Ask a local estate agent for a written Probate Valuation.