Probate When No Property in the UK: What You Still Need to Do

Even without property, probate may still be required. Banks typically ask for a grant of probate when the deceased held accounts above £5,000 to £50,000, depending on the institution. The process is often simpler and faster when no property is involved, because there is no conveyancing or Land Registry work.

When probate is not required without property

If the estate is small and assets pass automatically, you can usually avoid probate altogether. Common scenarios include:

• All bank accounts held jointly — funds pass to the surviving account holder by survivorship
• Nominated accounts or insurance policies that pay directly to a named beneficiary
• Total estate value below each institution's threshold, typically £5,000 to £10,000 per account
• Assets such as household contents, personal possessions, or a car with minimal resale value

Citizens Advice confirms that if all assets pass automatically or the total is below institutional limits, executors can distribute the estate without applying for probate. Check with each bank, insurer, or pension provider — they set their own thresholds.

When probate is still required without property

Banks and financial institutions protect themselves from liability by requiring a grant of probate once balances exceed their internal limits. These thresholds vary widely:

• High-street banks: £15,000 to £50,000 per institution
• Building societies: £5,000 to £25,000
• National Savings & Investments (NS&I): £5,000 for Premium Bonds; higher limits for other products
• Share registrars and investment platforms: often £5,000 to £10,000

If the deceased held £20,000 in one bank and £15,000 in another, probate may be required even though the total estate is modest. Each institution makes its own decision. You must contact them individually with a copy of the death certificate and will (if one exists).

Probate is also required if there are shares not held in an ISA or investment account, unit trusts, or dividends owed to the estate. Even a small shareholding can trigger the need for a grant if the registrar refuses to transfer or sell without one.

For background on the grant itself, see our guide to what probate is in the UK.

The application process when no property is involved

Applying for probate without property is typically faster and cheaper. You follow the same PA1P application form (or online equivalent) and swear the executor's oath, but the Inheritance Tax return is usually simpler.

If the estate is below the Inheritance Tax nil-rate band (£325,000 in 2025, according to GOV.UK), you complete a short IHT205 form or an online excepted estate declaration. If the estate exceeds the threshold, you file a full IHT400 account, but without property you avoid the complexities of valuation surveys, mortgage redemption statements, and ownership disputes.

Current probate fees in England and Wales are £273 if you apply through a solicitor or probate practitioner, or £155 if you apply yourself. There is no fee if the estate is under £5,000. Fees are the same whether or not property is involved.

Processing times are set out in our guide on how long probate takes in the UK, but in practice estates without property often clear faster because there is no property sale to complete before final distribution.

Valuing the estate without property

The executor must still value every asset at the date of death. This includes:

• Bank and building society accounts (ask for a date-of-death balance)
• Stocks, shares, and unit trusts (use the closing mid-market price on the date of death or the nearest trading day)
• ISAs, premium bonds, and NS&I products (contact NS&I directly for valuations)
• Life insurance policies not written in trust (if in trust, the payout bypasses the estate entirely)
• Vehicles, jewellery, antiques, and household contents (use realistic second-hand values, not insurance replacement cost)
• Money owed to the deceased, such as unpaid salary, tax refunds, or debts from family or friends

You must also list all debts: credit cards, overdrafts, utility bills, funeral costs, and any outstanding loans. The net estate (assets minus debts) determines whether probate is needed and whether Inheritance Tax is due.

If you are uncertain about responsibilities, read our guide on the duties of an executor of a will.

How joint accounts and nominated assets affect probate

Assets that pass by survivorship or nomination do not form part of the estate for probate purposes. Common examples:

• Joint bank accounts: If held as joint tenants, the balance passes automatically to the surviving account holder. The bank releases funds on production of the death certificate alone.
• Jointly owned shares: The same survivorship principle applies if shares were held in joint names.
• Life insurance written in trust: The payout goes directly to the named beneficiaries without passing through the estate.
• Pension death benefits: Most schemes pay a lump sum or survivor's pension to a nominated beneficiary outside the estate.

These assets do not require probate, but they may still count for Inheritance Tax if the total estate (including joint assets and gifts made in the seven years before death) exceeds the nil-rate band. Check GOV.UK or seek advice if the combined value is close to the threshold.

For more on how joint ownership works, see our article on joint property and your will.

Inheritance Tax on estates without property

Inheritance Tax is charged at 40% on the value of the estate above £325,000 (2025 nil-rate band). If the deceased was married or in a civil partnership and their spouse or partner died first without using their full allowance, the survivor may inherit the unused portion, effectively doubling the threshold to £650,000.

Estates without property can still exceed these limits if the deceased held significant savings, investments, or life insurance. The executor must pay any IHT due before probate is granted. HMRC typically requires payment within six months of death, though interest accrues from the end of the sixth month, not from the date of death.

Because there is no property to sell, executors may need to use estate funds directly or arrange a short-term loan if cash is tied up in notice accounts or investments that cannot be liquidated immediately. Some banks release funds specifically to pay IHT on sight of the HMRC calculation.

The residence nil-rate band (an additional £175,000 for a home left to direct descendants) does not apply when no property forms part of the estate.

When the deceased died without a will

If the deceased left no will, the estate is distributed according to the intestacy rules. The process is the same: the administrator (usually the closest living relative) applies for letters of administration instead of probate, but the requirement to obtain a grant depends on asset thresholds, not on whether a will exists.

Under intestacy, a surviving spouse or civil partner inherits the first £322,000 of the estate plus personal possessions, then shares the remainder with children if there are any. If there is no spouse, children inherit equally. If there are no children, parents inherit; if no parents, siblings; and so on down a fixed hierarchy set out in the Administration of Estates Act 1925.

Intestacy can create complications if the deceased had savings or investments scattered across multiple accounts, because each institution applies its own threshold before releasing funds. An administrator may need to obtain letters of administration even for a modest estate if it is divided among several banks or providers.

Practical steps when no property is involved

Start by registering the death and obtaining multiple copies of the death certificate. You will need to send one to each bank, insurer, and pension scheme.

Next, write to every institution where the deceased held money or investments. Ask for a date-of-death balance or valuation and confirm their probate threshold. Many will send claim forms that can be completed without probate if the balance is below their limit.

If one or more institutions demand probate, apply online via GOV.UK or by post using form PA1P. You will need the original will (if one exists), the death certificate, and details of all assets and debts. Swear the executor's oath at a local probate office or by video appointment.

Once the grant is issued (usually four to eight weeks for straightforward cases), send a sealed copy to each institution. They will release funds to the executor or administrator, who then pays debts, settles any tax, and distributes the remainder to beneficiaries according to the will or intestacy rules.

Keep records of every payment and distribution. Executors can be held personally liable for mistakes, so retain bank statements, receipts, and a final estate account showing how the money was divided.

Costs of probate without property

Probate costs are lower when no property is involved, because you avoid conveyancing and estate agent fees. Typical expenses include:

• Probate application fee: £155 (DIY) or £273 (via solicitor)
• Death certificates: around £11 each
• Valuation fees: usually none, because banks provide date-of-death balances free
• Solicitor or probate specialist: £1,500 to £3,000 plus VAT for a simple estate; some charge a percentage (1% to 3%) of the estate value
• IHT interest or penalties if payment is late

Many executors handle the process themselves when no property is involved, because the paperwork is less daunting and there is no risk of a protracted property sale holding up distribution.

Common pitfalls and how to avoid them

One frequent mistake is assuming probate is unnecessary because the deceased rented their home. The absence of property does not exempt an estate from probate if asset values exceed institutional thresholds.

Another error is distributing funds before checking for unknown debts or claims. Executors should place statutory advertisements in the London Gazette and a local newspaper, inviting creditors to come forward within two months. This protects the executor from personal liability if a hidden debt later emerges.

Executors should also check whether the will has been updated recently. A new will revokes earlier versions, and a change or update to the will shortly before death can affect who inherits. Disputes sometimes arise if beneficiaries believe they were unfairly excluded — see our guide on contesting a will for the grounds on which a will can be challenged.

Finally, do not overlook the option of a deed of variation if beneficiaries agree to redistribute assets differently from the will. This can reduce Inheritance Tax or provide for someone the will omitted, but it must be executed within two years of death.

When to seek professional help

Most estates without property are straightforward, but you may need a solicitor or probate specialist if:

• The deceased had complex investments, overseas assets, or business interests
• There is a dispute among beneficiaries or a challenge to the will
• The estate is insolvent (debts exceed assets)
• Inheritance Tax is due and you are unsure how to calculate or pay it
• You are uncomfortable handling the administration yourself

Always use a regulated solicitor or a probate practitioner authorised by the Institute of Chartered Accountants or another recognised body. Check the Solicitors Regulation Authority register or the Society of Trust and Estate Practitioners (STEP) directory.

This is general information, not legal advice. Wills and inheritance rules vary — for anything binding, use a regulated solicitor or will-writing service.