Update property records when someone dies

How you update the property records when someone dies depends on whether they were the joint or sole owner of a property.

You can apply to update the records yourself or get a solicitor or conveyancer to do it for you.

The process involves legal steps and can be complicated. If you choose to apply yourself, find out what to consider before making an application without legal representation.

There’s a different way to and .

This guide is also available in Welsh (Cymraeg).

Check the property records if you do not know:

  • who owns a property
  • whether it’s owned jointly or solely

When a joint owner dies

When a joint owner of a property dies, fill in form DJP to remove their name from the register.

Send the completed form to HM Land Registry, along with an official copy of the death certificate.

When a sole owner dies

When the sole owner of a property has died, the property is normally transferred to either:

  • the person inheriting the property (known as ‘the beneficiary’)
  • a third party, for example someone buying the property

Additional evidence will be required if:

  • the grant is limited in any way, this may be if the executor named is a minor
  • the personal representative has died, or appointed an attorney to administer the estate for them

If you transfer to a beneficiary

To transfer a property to a beneficiary, download and fill in the following forms:

You must also send:

  • the original or an official copy of the grant of probate or letters of administration issued in the UK
  • the Stamp Duty Land Tax certificate or self-certificate, or for properties sold in Wales on or after 1 April 2018 (if tax was paid on the property)
  • a fee -

Fill in ‘Verify identity: citizen’​​ (sometimes known as form ID1). The beneficiary also needs to complete this form.

Send all the completed forms and supporting documents to HM Land Registry.

If you sell the property to a third party

You need to:

  • transfer the ownership of the property
  • provide the buyer with an official copy of the grant of probate or letters of administration issued in the UK

You must also send:

  • the original or an official copy of the grant of probate (issued in the UK) or letters of administration
  • the Stamp Duty Land Tax certificate or self-certificate, or if you sold the property in Wales on or after 1 April 2018, if you paid tax on the property
  • a fee -

If you have a foreign grant of probate

If you want to update property records and have a grant of probate or an equivalent issued outside the UK, you’ll need to either:

This page is Part of What to do when someone dies: step by step

  1. Step 1 Register the death

    1. Register the death

    Check what to do if:

  2. Step 2 Tell government about the death

    The Tell Us Once service allows you to inform all the relevant government departments when someone dies.

    1. Use the Tell Us Once service to tell government
    2. If you cannot use Tell Us Once, tell government yourself

    You'll also need to tell organisations outside government, like employers and private pension providers, banks, and utility companies.

  3. Step 3 Arrange the funeral

    1. Arrange the funeral
    2. Get help paying for a funeral
    3. Get help paying for a child's funeral

  4. Step 4 Check if you can get bereavement benefits

    You might be eligible for financial help.

    Check if you can get:

  5. and Deal with your own benefits, pension and taxes

    Your tax, benefit claims and pension might change depending on your relationship with the person who died.

    1. Manage your tax, pensions and benefits if your partner has died
    2. Check how benefits are affected if a child dies

  6. and Find bereavement support and services

    Get help with managing grief and the things you need to do when someone dies.

    1. Find bereavement help and support
    2. Find bereavement services from your local council

  7. and Check if you need to apply to stay in the UK

    If your right to live in the UK depends on your relationship with someone who died you might need to apply for a new visa.

    Check the rules if:

    1. Contact UKVI to check the rules for other visas

  8. Step 5 Value the estate and check if you need to pay Inheritance Tax

    To find out if there’s Inheritance Tax to pay, you need to estimate the value of the property, money and possessions (the ‘estate’) of the person who died.

    1. Value the estate and pay Inheritance Tax if it's due

  9. Step 6 Apply for probate

    You might need to apply for probate before you can deal with the property, money and possessions (the ‘estate’) of the person who died.

    1. Check if you need to apply for probate
    1. Apply for probate

  10. Step 7 Deal with the estate

    Pay any debts or taxes owed by the person who's died. You can then distribute the estate as set out in the will or the law.

    1. Deal with the estate
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