About Us
Specialist property support for probate and Court of Protection estates.
Experts in Probate Property Services
Experts in Probate Property Services
We work primarily with solicitors, private client departments and Court of Protection teams, providing specialist property support nationally throughout the estate process
Founded by Craig and Joanna, Harrose Property Group provides specialist probate property support built on professionalism, clarity and consistent communication. We work primarily with solicitors, private client teams and deputies, delivering a reliable, structured service that removes complexity from the property side of estate administration.
Our experience is hands‑on. We understand the pressures that come with overseeing a property at a sensitive time, and we manage each instruction with care, precision and consistency.
From the first conversation to the final update, our focus is on making the process more manageable and ensuring every task is completed properly.
Joanna Plimmer
Co-Founder
Client Services Director
Our Story
Craig Plimmer
Co-Founder
Property Director
Harrose Property Group was founded on a clear belief: people deserve better. Better communication, better support and greater care during some of life’s most difficult transitions. After years working within corporate property environments, we saw how families, executors and deputies were often moved through processes built around targets rather than people. The human element was lost. Harrose Property Group was created to restore dignity, clarity and genuine care to the property side of probate and Court of Protection matters.
Craig brings a breadth of property expertise developed over 15 years, spanning estate agency, part‑exchange, assisted‑move services, maintenance, land appraisals, holiday lodge sales, B2B partnerships and the coordination of both property and chattel auctions. Having led valuation, sales and estate management teams, he provides a calm, strategic approach that protects value, manages risk and guides clients confidently through complex decisions.
Joanna brings over twenty years of award‑winning, client‑facing experience and sets the service standard at Harrose Property Group. Her background spans high‑level customer service, operational delivery and sensitive client support, giving her an exceptional ability to communicate clearly, manage expectations and support individuals at difficult moments. Her volunteer work with charities such as Look Good Feel Better reflects a long‑standing commitment to compassion, dignity and patience. Joanna ensures that every instruction is handled with care, clarity and respect, shaping the calm, reassuring experience Harrose Property Group is known for.
Harrose Property Group is intentionally different. We are not driven by quotas, margins or corporate targets. We provide structured, compliant and dependable property support, delivered with professionalism and humanity. Reusable items are responsibly upcycled through Emmaus, supporting efforts to reduce homelessness within our community.
Together, we combine deep property expertise, exceptional service standards and a shared commitment to doing things properly. We don’t simply manage property; we protect estates, support families and bring clarity to difficult moments.
That is the difference.
That is Harrose Property Group.
One instruction. One point of contact. Complete property oversight.
The Executors Guide
Probate Property Support
When a home enters probate, the executor becomes responsible for keeping it safe, insured and protected until the estate is ready to move forward.
It’s a sensitive time and the practical workload can feel overwhelming. Harrose provides clear guidance and hands‑on support, ensuring the property is secure, compliant and ready for sale, wherever it is in the UK.
Your Responsibilities as Executor
A probate property must be managed carefully.
Standard home insurance usually becomes invalid once a home is left vacant, so acting quickly is essential. Executors typically follow the steps below:
Secure The Property
Check doors, windows, alarms and access points. A secure home protects the estate and prevents avoidable issues, along with confirming the location of the Will.
Update The Insurance
Vacant‑home insurance is required once the property is empty. We help you understand what’s needed, refer you to our specialist provider and ensure compliance.
Record The Condition
A formal inspection and condition report protects the estate, satisfies insurers and provides a clear baseline for probate.
Check Utilities
Confirm gas, electric and water status. Drain down systems if needed to prevent leaks, damp or frost damage.
Clear & Organise Belongings
Identify items to keep , donate, store or dispose of. Executors must ensure nothing valuable or sensetive is missed.
Clean & Prepare the Home
Light cleaning or full clearance depending on the estate’s needs. A presentable property protects value and supports future sale.
Maintain The Property
Regular checks, garden care and basic upkeep keep the home compliant with insurance and prevent deterioration.
Prepare for Sale
Whether auction or estate agent, the home must be ready for marketing with clear documentation and safe access.
Estate Sale Support
Harrose manages probate property sales nationally. We coordinate estate agents, oversee viewings, manage preparation and ensure the home is presented properly so the estate achieves the strongest possible value. Executors stay fully informed while we handle the practical work and keep the process moving.
For those who prefer a faster and more certain sale, Harrose works directly with three leading national auction houses. Each partner has over 100,000 registered buyers, creating strong demand and competitive bidding. Auction has become one of the most reliable routes for executors seeking speed, certainty and a fixed completion timeline.
We guide you through the best route, traditional sale or auction and manage all preparation, documentation and property access. Our role is simple: create interest, protect value and deliver a completed sale within an agreed timeframe.
The Risks if Action is Delayed
Executors have a duty of care to protect the estate, and early action makes everything easier. When a probate property becomes vacant, standard home insurance often reduces cover, and cheaper vacant‑home policies can exclude common issues like leaks, water ingress, damp or frost damage.
If damage occurs, the estate may face avoidable repair costs, and beneficiaries, co‑executors or solicitors can question whether the home was protected properly. In rare cases, an executor may be asked to reimburse the estate if clear negligence has led to financial loss. The property doesn’t need to remain exactly as it was when probate began, but it must be kept secure, insured correctly and reasonably maintained to prevent deterioration.
Taking these steps early keeps the home safe, insurable and well‑managed, giving executors peace of mind at a difficult time. Harrose can be there throughout the journey, providing practical support, clear guidance and reliable services whenever they’re needed.
Why Choose Us at Harrose Property Group?
Clear Communication Throughout
You will have a single point of contact and consistent updates from start to finish. This ensures you always know what is happening and what comes next.
Discreet & Reliable Service
Our work is carried out with professionalism, respect and careful attention to sensitive circumstances, ensuring properties are managed appropriately at every stage.
Efficient and Well Coordinated
Our hands-on experience helps executors, administrators and solicitors manage property with confidence. We focus on keeping the process organised, clear and properly handled.
Frequently Asked Questions
What services does Legacy Lane Probate provide?
We support private client, probate and Court of Protection teams with the full management of estate properties. Our work includes securing properties, carrying out insurer‑compliant inspections, coordinating clearances, managing essential maintenance, producing IHT‑compliant valuation reports and overseeing the entire sale process. These services are arranged through appropropriately qualified professionals.
Do you work directly with solicitors and private client teams?
Yes. The majority of our instructions come from solicitors, deputies and private client teams. We provide practical, compliant property support that reduces administrative pressure, keeps matters progressing and protects the reputation of the legal professionals we work alongside.
Can you help if a property is vacant during probate?
Absolutely. We arrange scheduled insurer‑compliant inspections, security measures, maintenance and protection services with approproate professionals to ensure the property remains safe, compliant and properly managed while unoccupied. Our focus is always on safeguarding the estate and preventing avoidable issues.
How do you handle property clearances?
We use a highly compliant, carefully vetted panel of professional clearance contractors and also hold our own waste carrier licence. Every clearance is managed with full oversight – nothing is left to chance.
We take every step necessary to ensure the estate is protected, items are handled appropriately and all work is carried out respectfully and responsibly.
Do you produce formal valuations?
Yes. We arrange formal IHT‑compliant valuation reports through the appropriate qualified professionals suitable for HMRC submission. These are prepared with accuracy and clarity to support probate, Court of Protection and private client matters.
What is your preferred method for selling probate property?
We naturally favour auction for probate and Court of Protection matters. A live auction provides complete transparency and confirms that the estate has achieved the best available price on the open market. Contracts exchange immediately, and we can set a 30, 60 or 90‑day completion date depending on the needs of the estate.
Longer completion options open the property to a wider pool of buyers while still guaranteeing a fixed completion date, no fall‑throughs and none of the uncertainty associated with months of sales progression.
However, where a traditional sale is more appropriate, we also work with a nationwide panel of trusted estate agents who understand the sensitivity and requirements of probate instructions.
Do you manage the process of preparing a property for sale?
Yes. We handle the full sale‑ready preparation of probate and Court of Protection properties — including clearances, essential maintenance, safety checks and photography. We also produce formal IHT‑compliant valuation reports.
For the sale itself, we work with a nationwide network of over 300 estate agency branches and two specialist auction partners. We select the most suitable route based on the property’s style, location and the value we believe can be achieved.
How quickly can you attend a property?
We can usually arrange attendance promptly, depending on location and the nature of the instruction. Our priority is always to prevent delays in the estate process and support legal teams in progressing matters efficiently.
How do you keep legal teams updated?
We provide clear, structured updates throughout the instruction so solicitors, deputies and administrators remain fully informed about the condition, progress and status of the property at every stage.
Our Philosophy
1
Professional Standards
We approach every instruction with professionalism, care and attention to detail. Our priority is to ensure property matters are handled correctly and responsibly.
2
Honesty & Reliability
We maintain straightforward communication and provide regular updates throughout each instruction. Clients have a single point of contact and a clear understanding of progress at every stage.
3
Discreet, Responsible Support
We recognise the sensitivity that often surrounds probate matters. Our work is carried out with discretion, reliability and respect for the responsibility entrusted to us.
Built on Experience
Joanna and Craig bring a wealth of expertise to client support, combining deep operational insight with years of hands‑on property experience. Craig has worked in property since 2011, covering auction sales, holiday home sales, probate and Court of Protection maintenance, part‑exchange and national partnerships.
Before founding Harrose Property Group, he served as Group Head of Sales for a national probate support company. Harrose Property Group was created to provide legal teams with a service that is compliant and accountable, while remaining proactive and personal.
Guidance You Can Trust
We believe in doing things the right way – no exaggerated claims, no unnecessary complexity, just reliable support delivered with integrity.
Clients have a single point of contact, regular updates and the reassurance that every detail is being handled with attention and care.
Harrose Property Group exists to support people through a difficult process with discretion, clarity and standards they can trust.