When you are applying for probate, mortgage lenders mainly want two things: legal clarity (who can sign and sell or transfer the property) and timing clarity (when the transaction can complete). You can usually start a mortgage application while you are applying for probate, but completion often depends on the Grant being issued by the relevant Probate Registry or probate office.

Applying for probate can slow a mortgage-related purchase or transfer because the estate needs legal authority before completion. Lenders still run affordability checks, credit checks, stress testing and a valuation, but they may ask for extra estate documents and updates. A whole-of-market broker can help you plan around time limits and choose a suitable lender.

The article is updated as of  December 12, 2025

What probate is (in simple terms) and why lenders care

Applying for probate is the process of getting official permission to deal with the deceased’s estate (money, property, and other assets). The people who deal with the estate are often called personal representatives (executors if there is a will, or administrators if there is not).

A mortgage lender cares because they need to know:

  • Who is legally allowed to sell, transfer, or remortgage the property (the “right person” signing).
  • Whether the application process is far enough along to complete before the mortgage offer expires.
  • Whether there are risks like a dispute, a claim to the estate, or a claim against the estate that could block the sale.

Do I need to apply for probate?

People often ask, do i need to apply for probate. It depends on what assets exist, how they are owned, and the value. For property sales, applying for probate is very common because the solicitor and lender usually want the Grant (often called a Grant of Representation) before completion.

Probate application basics you will hear about

Probate application and the Probate Registry

A probate application is usually made online or by post, and it is processed through the probate service run by  HM Courts & Tribunal Service  (often shortened to HM Courts and Tribunal Service).

You may see or hear:

  • Probate Registry (the system/area handling applications)
  • probate office (a general phrase people use for where probate is dealt with)
  • Courts and Tribunals Service Centre (where enquiries can be handled)

Application fee, court fee, and extra copies

There is usually an application fee (also called a court fee) depending on estate value. GOV.UK currently states that if the estate is over £5,000 the fee is £300, and there is no fee if it is £5,000 or less.

Key probate documents that often link to mortgage work

Death certificate and Tell Us Once

A death certificate is commonly needed to notify a bank, building society, or other financial institution about a death, and it also links to government notifications through Tell Us Once.

PA1P form and PA1A form (paper applications)

If you apply by post in England and Wales:

  • PA1P form is used when there is a will.
  • PA1A form is used when there is not a will.

Grant of letters of administration and Letter of Administration

If there is no will, you may need a grant of letters of administration (sometimes people say Letter of Administration). That Grant is still a type of Grant of Representation.

Probate and inheritance tax: the bit that can slow everything down

If inheritance tax is due, you may need:

Tax-free threshold and nil rate band

You will often hear “tax-free threshold” and “nil rate band”. GOV.UK explains the nil rate band information and how it works.

Probate and inheritance tax helpline

If you are stuck, HM Revenue & Customs has a probate and inheritance tax contact route for general enquiries (including confirming which forms you need).

In Northern Ireland, there is also a listed Probate and Inheritance Tax Helpline contact page.

Applying for probate UK without a solicitor (and when a probate solicitor helps)

Applying for probate UK can be done yourself online or by post. GOV.UK confirms that you can apply yourself, and that it can be cheaper than paying a practitioner.

Applying for probate without a solicitor: pros and cons

Pros

  • Lower legal costs.
  • You control the paperwork and pace.

Cons

  • Mistakes can cause delays, and delays can put your mortgage offer at risk.
  • It can be stressful if the estate is complex (for example, foreign assets, a missing will, or an insolvent estate where debts are higher than assets).

Probate solicitor: quick safety check

If you do use a probate solicitor, it is sensible to check the firm is regulated. The  Solicitors Regulation Authority provides a Solicitors Register for checking firms and individuals.

(Some people choose a local firm, for example Percy Hughes & Roberts Solicitors, but always check regulation and suitability for your situation.)

Mortgage fundamentals lenders still check (even while you are applying for probate)

Even if you are applying for probate, mortgage underwriting still follows normal rules.

Affordability checks and stress testing

Lenders assess affordability now and at higher rates later (stress testing). The FCA sets an interest rate stress test rule in its Mortgage Conduct of Business requirements (MCOB).

Credit profile expectations

Lenders review your credit file. MoneyHelper encourages checking your credit report before applying, so you can correct mistakes.

Income multiples (and why it is not just a simple number)

Some lenders use income multiples, but affordability is usually the real limit. Each lender can take a case-by-case basisapproach depending on spending, dependants, and existing commitments.

Deposit rules and source of funds

Lenders check deposit source carefully. If deposit money is coming from the estate, timing matters because funds in a bank account may not be released until the bank has the right documents.

Mortgage products and Buy to Let

You can look at fixed, tracker, or variable products. If you plan to rent the property, Buy to Let lenders usually focus on rental income and property suitability, plus your overall background.

Property ownership types that change the probate story

This part matters because it decides whether the property passes automatically or not.

Joint tenants, Right of Survivorship, and beneficial joint tenancies

With beneficial joint tenancies, there is often a Right of Survivorship, meaning the property can pass to the surviving owner automatically. HM Land Registry explains joint ownership types such as joint tenants and tenants in common.

Tenancies in common

With tenancies in common, each person owns a share. That share can pass under a will, which can make applying for probate more likely.

Land Registry

After death and transfer, the Land Registry position usually needs to be updated as part of the conveyancing work (your conveyancer handles this, but it affects timelines).

Estate administration: what you may need to value and list

Estate administration (also called administration of estates) includes listing and valuing assets, such as:

  • property
  • stocks and shares
  • bank accounts
  • pensions and insurance policies

Estate valuation and RICS property surveyor

For property, you may need an Estate valuation. An  RICS property surveyor  can provide an inheritance tax valuation, which can help if tax is involved.

Common challenges (and practical tips) when applying for probate alongside a mortgage

Common challenges

  • Missing documents (for example, the original will, or missing death certificate copies).
  • Delays with inheritance tax forms (IHT400) and reference numbers.
  • Disputes: someone challenges the will or enters a caveat, meaning the probate court process may pause.
  • Foreign assets: you may hear “Foreign Grant” if another jurisdiction is involved (extra steps can add time).

Practical tips that usually help

  • Order extra sealed copies of the Grant if you need to deal with several banks and institutions (it can speed up Estate administration).
  • Keep your mortgage paperwork ready so you can move quickly once the Grant arrives.
  • Avoid taking new credit while you are applying for probate and applying for a mortgage.
  • Ask your broker early about lender offer validity and possible extensions.

Online probate service help (the “signed out” problem)

Sometimes the probate service or a lender portal can be frustrating. If you get signed out or see a session timeout or inactivity timeout, try these:

  • Use a modern web browser and update it.
  • Disable any third-party browser plugin that blocks pop-ups or cookies.
  • Use the “Stay Signed In” option only on a private device (not a shared computer) for website security.
  • Search the site’s support article pages if there is a known issue with page loading or sign-in.
  • If you are a power user doing lots of uploads, save files in a simple format and upload in smaller batches.

If you need to contact HM Courts and Tribunal Service, GOV.UK lists a probate email address for probate contact (and there are also phone and webchat options depending on the service route).

Disputes, mediation, and “going to court”

If the family cannot agree, disputes can lead to court delays, sometimes involving the High Court in certain probate situations (especially complex ones). In many everyday disputes, mediation can help people settle without lengthy court steps. GOV.UK explains civil mediation as a confidential way to resolve disputes, and the Civil Mediation Council provides information about mediation (including family-related mediation pages).

Other estate tools people use

  • The Gazette: some executors place notices to help protect themselves before distributing the estate.
  • National Will Register: can help when a will might exist but cannot be found.
  • Executor’s Year: you may hear this phrase as a general rule-of-thumb for how long estate work can reasonably take.

You might also hear about a  Deed of Variation  (changing how an estate is distributed) but this can have tax and legal effects, so proper advice is important.

Why many people use a whole-of-market mortgage broker

When you are applying for probate, timing and lender criteria become more sensitive. A whole-of-market adviser can:

  • match you with lenders whose processes fit probate timelines
  • package your case clearly, including estate documents and updates
  • explain affordability, stress testing, deposit rules, and lender criteria in plain English
  • reduce avoidable delays by checking documents before submission

MoneyHelper specifically notes that using a mortgage adviser can be helpful, especially a whole-of-market service, rather than only going direct to one lender.

FAQs

Do I need to apply for probate before I can complete a mortgage purchase?

Often, yes. You can usually apply for the mortgage earlier, but completion may need the Grant so the estate can legally transfer the property.

Can a mortgage offer expire because applying for probate takes too long?

Yes. If delays push past the offer end date, you may need an extension or a new application.

What is the difference between PA1P form and PA1A form?

PA1P is used when there is a will. PA1A is used when there is not a will.

Where do I get an inheritance tax reference number?

You request it from HM Revenue & Customs (there are online and postal routes depending on your case).

Does applying for probate UK change mortgage affordability rules?

No. Lenders still follow affordability checks and stress testing requirements.

How to get mortgage-ready when probate is involved (suitable for HowTo schema)

  1. How to seek mortgage advice

Speak to a whole-of-market mortgage adviser.

  • Explain the property situation and where the probate application is up to.
  • Ask what timing risks exist and what lenders are likely to be suitable.
  1. How to apply through an adviser
  • Get a mortgage in principle first.
  • Submit a full application once your adviser confirms lender criteria and document readiness.
  • Keep your adviser updated on probate progress so they can manage offer timing.
  1. How to prepare key documents
  • Identification (passport or driving licence) and proof of address
  • Proof of income (payslips and P60, or accounts and tax documents)
  • Bank statements (commonly three to six months)
  • Evidence of deposit and any gifted deposit letter
  • Your credit file (download and correct errors before application)
  • Estate documents you already have (death certificate copies, solicitor details, and probate updates)

Important information

Mortgage criteria and probate processes can change, and different lenders have different rules. Your home may be repossessed if you do not keep up repayments on your mortgage.