RICS Red Book valuations accepted by HMRC
Regulated
Our RICS-qualified valuers carry out probate valuations across Solihull for executors who need a defensible figure for inheritance tax and Grant of Probate paperwork. The value must reflect the open market price at the date of death, not a guess, not a sale price months later, and not a quick appraisal from a local agent. We provide Red Book valuations that stand up to HMRC scrutiny and give families a clear route through an often difficult process. That matters when the estate includes a house in B91, a flat in B90, or more than one property.
Solihull’s housing values vary sharply from one street to the next, with homedata.co.uk records showing an overall average of £410,000, detached homes at £630,000, semi-detached homes at £360,000, terraced homes at £290,000, and flats at £210,000. Over the last 12 months, the market moved -2.4% overall, and 2,050 sales completed across the area, which means the probate figure needs local judgement as well as valuation discipline. A property near Solihull Town Centre, Knowle, or Dorridge can sit in a very different price band from a newer home in Shirley or Monkspath. Our valuers take that local spread into account so executors can file the estate with confidence.
£410,000
Overall Average House Price
£630,000
Detached Average
£210,000
Flats Average
2,050
12-Month Sales
-2.4%
Overall 12-Month Change
Using listing data from home.co.uk and property data from homedata.co.uk
A probate valuation is an opinion of market value at the date of death, prepared for legal and tax purposes. Our valuers follow the RICS Valuation - Global Standards, often called the Red Book, so the figure can be relied on by solicitors, executors, and HMRC. It is not the same as a marketing appraisal, because probate needs a figure that is independently evidenced and properly recorded. That difference matters in Solihull, where a home in B91 may sit beside another with a very different price history.
The report looks at the property’s condition, location, size, tenure, and any factors that might affect value, including conservation area status or structural concerns. Solihull has 20 designated Conservation Areas, including Solihull Town Centre, Knowle, Dorridge, Hampton-in-Arden, and Olton, and those designations can affect both repair costs and market appetite. The borough also sits on Mercia Mudstone, which can bring shrink-swell movement in clay-rich ground, especially where mature trees are nearby. Our RICS team weighs those issues carefully, because a probate figure needs to reflect the property as it stood on the date of death.
homedata.co.uk records show that Solihull’s housing market is broad rather than uniform, which is exactly why probate work here needs a local eye. Detached homes average £630,000, while semi-detached homes sit at £360,000 and terraced homes at £290,000, so the same street can contain very different estate values. Flats average £210,000, which brings a different set of comparables and, often, a different level of demand. Executors dealing with a property in the borough cannot rely on a rough borough-wide estimate alone.
The housing mix also tells a clear story. Detached homes account for 33.7% of stock, semi-detached homes for 39.1%, terraced homes for 12.3%, and flats, maisonettes, or apartments for 14.6%. A large share of the borough’s homes were built between 1945 and 1980, which means many probate properties need close attention to roof coverings, windows, damp, wiring, and earlier repair history. With 74.3% of homes built before 1980, the valuation often depends on whether the property has been updated, extended, or left close to its original condition.
New-build activity adds another layer. home.co.uk listings at Hampton Manor in Solihull, B91 2SW, show 2, 3, 4, and 5 bedroom homes from £370,000 to £800,000+, while The Green in Shirley, B90 4NE, shows 2, 3, and 4 bedroom homes from £315,000 to £575,000. Monkspath, B90 4JE, has homes listed from £290,000 to £550,000+, and Lucas Green shows 2-bedroom apartments from £225,000 to 4-bedroom semi-detached homes at £525,000. Those figures matter because a probate valuer must compare an older estate property against the most relevant local evidence, not just the nearest asking price.
Executors usually need a probate valuation as soon as they start preparing the estate papers. If the estate includes property and the total value may exceed the nil-rate band, the figure must be correct from the outset because it feeds into the inheritance tax return and the application for Grant of Probate. The standard nil-rate band is £325,000 per person, frozen until April 2028, and the residence nil-rate band can add £175,000 per person where a home passes to direct descendants. That makes the property figure central to the tax position.
The need for a valuation becomes more pressing where Solihull property is held jointly, where more than one home forms part of the estate, or where an executor plans to sell after probate. A house in Shirley, a bungalow in Olton, and a flat in the town centre can each sit in different price brackets, so the estate needs a valuation that matches the actual asset. If HMRC later questions the number, the valuation paper trail has to show how the figure was reached. Our valuers prepare that evidence in a form that fits the probate process, not a sales brochure.
The executor or solicitor contacts our team and shares the property address, ownership details, and the date of death. We confirm the scope, explain the process, and arrange an inspection at a time that suits the estate.
One of our RICS valuers visits the Solihull property and records its layout, size, condition, fittings, and any visible defects. We look at matters such as extensions, alterations, flood risk, and the effect of conservation area controls where they apply.
We analyse recent sales and local market evidence, then compare the property with similar homes in Solihull, Shirley, Monkspath, or the surrounding wards. homedata.co.uk sales evidence helps us anchor the valuation to real transaction data.
We prepare a formal valuation report that states the date-of-death value and explains the reasoning behind it. The report is written for legal use, so executors and solicitors can rely on it when completing the estate forms.
The finished report is sent to the executor, who can pass it to the solicitor or retain it for the inheritance tax submission. If the estate includes a planned sale, the figure also gives a clean starting point for capital gains tax records later on.
The valuation supports the IHT return, which must be submitted within 12 months of death. If HMRC reviews the estate later, it can challenge valuations within 4 years, so accuracy at the start matters.
Inheritance tax is often the point at which probate valuations become urgent. The main nil-rate band is £325,000 per person, and the residence nil-rate band adds £175,000 per person where a home passes to direct descendants, giving many estates more headroom than they first expect. Married couples and civil partners can transfer unused allowances, which can raise the available threshold for the second estate. Even so, a higher-value home in Solihull can take an estate into taxable territory very quickly.
Property value is only one part of the calculation, but it is usually the largest single asset in the estate. A detached home in Solihull at £630,000, or a newer home at Hampton Manor in B91 2SW from £370,000 to £800,000+, can move the estate’s liability in a way that cash savings rarely do. If the deceased made gifts in the seven years before death, taper relief may affect the tax due on those gifts, and the probate file needs to record the property figure correctly so the full estate position is clear. Executors have 12 months from death to submit the IHT return, so the valuation should be ordered early.
Older housing in Solihull can complicate the figure further. With 44.2% of homes built between 1945 and 1980, plus 13.9% built before 1919 and 16.2% from 1919 to 1945, many probate properties need careful adjustment for age, condition, and layout. Mercia Mudstone can create shrink-swell movement, and parts of the borough face fluvial and surface water flood risk from the River Blythe, the River Cole, and heavy rainfall. Our valuers take those local risks into account because a tax figure based on a clean, polished brochure picture would not stand up for long.
Many estates need a valuation first and a sale later, so the probate report becomes the starting point for the disposal process. Solihull’s market has seen 2,050 sales in the last 12 months, and the overall figure moved -2.4%, so timing and pricing need a steady hand rather than a hurried listing. A probate sale in B90, B91, or B92 may suit a different strategy from a fast cash disposal, especially where the property is older or needs work. We can support executors with the valuation, the sales process, and the legal steps that follow.
New-build asking prices give a useful contrast with the older stock that often appears in probate estates. home.co.uk listings show Ashtree Grove in Hampton in Arden, B92 0BF, from £529,000 to £1,400,000, while The Green in Shirley and Monkspath sit lower in the price band. That spread shows why a date-of-death probate figure has to be set carefully before any sale begins, because capital gains tax calculations later use the probate value as the base. If the estate is selling a home in a conservation area or a property affected by local ground conditions, our team can point you towards conveyancing and survey support as well.
Executors need a probate valuation because HMRC requires the open market value of the property at the date of death. That figure feeds into the inheritance tax return and helps determine whether the estate is taxable. A Red Book valuation also creates a clear record if HMRC asks questions later. In Solihull, where values range from flats at £210,000 to detached homes at £630,000, a proper valuation removes guesswork.
Probate valuations in Solihull start from £250 with Homemove, depending on the property type and the level of detail required. Properties in B91, B90, or around conservation areas may need more inspection time if there are extensions, unusual features, or structural concerns. The fee covers the inspection, comparable analysis, and a formal Red Book report. If you need a quote, we can confirm the price before any instruction is placed.
HMRC is far more likely to accept a valuation when it is prepared by a qualified RICS valuer under the Red Book standard. Our report states the date-of-death figure, explains the evidence used, and records any factors that affect value. That matters if the estate includes a higher-value Solihull home or a property with flood or subsidence risk. HMRC can challenge valuations within 4 years, so the report needs to be properly evidenced from the start.
The inspection itself is usually arranged quickly, and the full report is typically completed within 5-7 working days. Properties with complex construction, large plots, or legal issues can take longer if more evidence is needed. Homes in conservation areas such as Knowle, Dorridge, or Solihull Town Centre may need extra checks on alterations or setting. We keep executors updated so the estate papers do not stall.
The main nil-rate band is £325,000 per person, and it is frozen until April 2028. If the home passes to direct descendants, the residence nil-rate band can add £175,000 per person. Married couples and civil partners may be able to transfer unused allowances, which can make a major difference to the estate calculation. A probate valuation helps show whether the property pushes the total estate above those limits.
An estate agent’s appraisal can help with sale planning, but it is not the same as a probate valuation. HMRC wants a defensible open market value at the date of death, backed by evidence and prepared to Red Book standards. In Solihull, where one road can have a detached home at £630,000 and a flat at £210,000, a marketing appraisal may be too loose for probate use. Our valuers provide the legal standard that executors need.
Poor condition does not stop a probate valuation, and it often changes the figure quite a bit. Damp, roof wear, outdated wiring, timber defects, and shrink-swell movement on Mercia Mudstone can all reduce value, especially in older Solihull homes. We inspect the property as it stood at the date of death and reflect those defects in the report. That gives executors a realistic figure rather than an optimistic guess.
Yes, we value everything from apartments in Shirley to larger homes in Hampton Manor and Ashtree Grove. Newer properties can still need probate work if the estate includes an uncompleted purchase, a recent extension, or a disputed condition issue. home.co.uk listings in Solihull show wide price ranges, so we compare like with like rather than forcing every home into the same bracket. The result is a valuation that fits the actual asset, not a generic borough average.
From £499
Legal support for probate sales and estate transfers
From £400
For homes that need a clear condition report before sale
Price on request
For older, altered, or listed homes needing deeper analysis
Price on request
Useful where the estate plans to market the property
Our probate valuations in Solihull start from £250, with the final fee depending on property type, size, and complexity. A flat in B90 with a straightforward layout will usually take less time than a detached house in B91 with an extension, large garden, or older alterations. The fee covers the inspection, comparable sales analysis, and a formal Red Book report written for probate use. Executors receive a figure that is ready to go into the estate paperwork without guesswork.
Turnaround is typically 5-7 working days from inspection, although properties with unusual construction or legal complications may take a little longer. The report sets out the open market value at the date of death, explains how the figure was reached, and notes any matters that influenced the valuation. That detail matters in Solihull because the market spans everything from flats at £210,000 to detached homes at £630,000, with new-build asking prices reaching £800,000+ in some locations. A properly prepared report keeps the executor’s position clear if HMRC asks for evidence later.
For estates that may move on to sale, the probate value also becomes an important baseline for the next stage. If the home sells for more than the date-of-death figure, the estate may need that earlier valuation to support capital gains tax records and solicitor checks. homedata.co.uk sold-price records and current home.co.uk asking prices give us the local evidence base, but the final report is always written as a formal RICS document. That combination of market evidence and legal structure is what makes the figure useful long after the grant is issued.
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RICS Red Book valuations accepted by HMRC
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