Selling through an estate agent
Usually more money, because the house reaches the whole market. It involves viewings, fees and the chance of a buyer's chain or mortgage falling through.
Sell a house on moving into care, with patience and the right checks
When a parent or relative moves into care, the family may need to sell the house. Moving into care is a big change, and the home is often full of a lifetime's belongings. We buy directly, at a pace that suits you, with a written offer below open-market value, no fees and your legal fees paid. Where an attorney or deputy is signing, we check their authority carefully.
Selling a parent's house after a move into care
Selling a parent's house is different from selling your own. You are making decisions about someone else's home, often while they are settling into a new place and while you are juggling visits, paperwork and your own family. It is not unusual to feel that everyone has an opinion and no one has quite enough time.
We cannot make that easier emotionally, but if the family needs to sell the house on moving into care, we can keep the property side simple. Resolute Estate Solutions Ltd buys homes directly. We do not market the house, we do not bring a stream of strangers through it, and we never pass details on to anyone else. You deal with one company, you use your own solicitor, and we pay the legal fees.
We will always be clear about price. Our offers are below open-market value. An estate agent will usually achieve more on the open market. Some families prefer that, and some prefer the certainty of one buyer and one written offer. Either is a reasonable choice, and our comparison of estate agents, auctions and direct buyers sets out the differences without spin.
The same approach applies whether the move was into residential care, into a nursing home or to live nearer family. Some people need to sell a house for care reasons; others have simply moved and no longer need the space.
Who can sign the sale when the owner has moved into care
The most important question is who has the legal authority to sell. The answer depends on the owner's ability to make the decision and on the documents that are in place.
The owner can decide for themselves
If the owner still has capacity, they can sell the house themselves, with family helping as much or as little as they want. A registered lasting power of attorney can also be used while the owner has capacity, with their permission.
There is a registered lasting power of attorney
In England, a property and financial affairs lasting power of attorney covers decisions such as selling the donor's home. It has to be registered with the Office of the Public Guardian before it can be used. GOV.UK explains the two types of LPA on its power of attorney page. A health and welfare LPA does not give authority to sell.
There is no power of attorney
If the owner can no longer make the decision and there is no lasting or enduring power of attorney, someone may need to apply to the Court of Protection to become a property and financial affairs deputy. The court order sets out what the deputy is allowed to do. There is more on becoming a deputy on GOV.UK, and our guide to selling a house with power of attorney covers each route in more detail.
Power of attorney house sale: the checks we make
Homes left empty after a move into care are among those HM Land Registry says are more exposed to property fraud. That is one reason we check every power of attorney house sale carefully. The checks protect the owner first.
- The authority. The registered LPA, enduring power of attorney or court order, checked against the Office of the Public Guardian's register. Anyone can search the OPG register free of charge.
- Its scope. That the document covers property and finance, and any conditions or instructions in it that affect a sale.
- The signatories. Depending on how the LPA says the attorneys must act, one or all of them may need to sign. The solicitors confirm this.
- Identity and title. Photo identification for each attorney or deputy, and fresh official copies of the title register showing the owner.
- Where the money goes. The purchase money is paid only to the seller's regulated solicitor, never to an individual.
You can read more about our identity and fraud checks, and why we ask for each document, before you get in touch.
Keeping the owner involved in decisions about their home
An attorney or deputy has to act in the best interests of the person whose home it is. In practice, that usually means talking to them about the sale where they are able to take part, taking account of their wishes and feelings, and keeping a note of how the decision was reached. Your solicitor can explain exactly what the duty involves for your family.
We are glad to help with that. If the owner would like to meet us, ask questions or see the written offer, we can arrange it at a time and place that suits them, including at the care home with a family member present. If they would rather not be involved in the details, that is fine too. We never contact the owner without the family's knowledge, and we never ask anyone to decide on the day.
We also think it is worth checking with the other relatives before an offer is accepted. Disagreements are much easier to deal with before contracts are exchanged than after. Your solicitor can advise if anyone raises concerns about the sale.
If a family is unsure whether selling is the right step at all, we suggest waiting until the owner has settled in and the family has had independent advice. The house will still be there, and so will we. A decision made calmly, with everyone informed, is far better for the owner than one made in the first difficult weeks after a move.
Clearing a family home after a move into care
Sorting through a parent's home can take far longer than anyone expects, and it is rarely just about furniture. There are photographs, letters and things that matter to the person who has moved, even if they cannot take them to their new room.
We never ask families to rush this. Before we make an offer, we ask what you would like to do about the contents. Some families take everything. Others take the personal and valuable items and would rather not deal with the rest. If you would prefer to leave some contents, tell us at the start so that it is agreed clearly in writing.
The house does need to be empty of occupants by completion. If another relative has been living there, they will need to have moved out by the completion date. We discuss this openly at the start, so there are no surprises later.
While the house is empty, keep the insurer informed and check the heating in cold weather. Our checklist for looking after an empty house has practical tips.
Care costs, council tax and where to get independent advice
How care is paid for, and how the proceeds of a house sale are treated, are important questions. They are not ones we can answer. We are a property buyer, and we do not give advice about care funding, benefits or tax. We would encourage every family to speak to independent advisers before selling: the local council's adult social care team can explain how assessments work, and Citizens Advice offers free, impartial guidance and can point you to specialist help.
A few property points are useful to know:
- England. A home left empty because the resident has moved into care can be fully exempt from council tax. See GOV.UK's page on council tax on second homes and empty properties.
There is more background on council tax on empty homes on our information page.
Selling a house for someone in care, stage by stage
This is the usual order of events when a family sells a house on moving into care. You can pause at any stage before exchange, and there is never any cost for saying no.
A conversation
Call 0203 746 5656 or send us the property details. We ask who owns the house, who will sign and what documents are in place.
A viewing
We visit at a time that suits the key holder. The owner is welcome to be there, but there is no need.
A written offer
You receive our written offer, the Terms of Business and an explanation of the figure, to share with the owner and the family.
Solicitors and checks
The seller uses an independent solicitor, and we pay the legal fees. The solicitors check the power of attorney or court order, identity and title.
Exchange
When everyone is satisfied, contracts are exchanged, and the sale becomes binding.
Completion
On the agreed date, the money goes to the seller's solicitor, and the keys are handed to us. The house is empty of occupants by then.
There is more detail about each stage of selling to us on our process page, and how we work out our offers explains the figure.
Estate agent, auction or direct sale for a home left after a care move
There is no single right answer. These are the main routes families consider, described as fairly as we can.
Selling at auction
At a traditional auction, the sale is usually binding when the hammer falls. Fees apply, and the price depends on the bidders on the day.
Selling to Resolute Estate Solutions
One buyer, a written offer, no fees and legal fees paid. The price is below open-market value in return.
Keeping or letting the house
Some families keep the home for a time. Letting brings landlord duties, and an attorney should take advice on whether it suits the owner's interests.
If the house needs a lot of work, our page on homes that need major work explains how condition affects the price. You can also read about who we are and how we trade.
Questions families ask when a home is sold after a move into care
Can I sell my parent's house if I have power of attorney?
If you hold a registered property and financial affairs LPA, or a registered enduring power of attorney, it can usually be used to sell the home, subject to any conditions in the document. A health and welfare LPA cannot. The solicitors will check the registration and what it allows.
What if there is no power of attorney?
If your parent can still make the decision, they can sell the house themselves with your help. If they cannot, someone may need to apply to the Court of Protection to be appointed as a deputy.
Will you give us advice about paying for care?
No. We are a property buyer, and we do not advise on care funding, benefits or tax. The local council's adult social care team and Citizens Advice are good places to start, and a solicitor can advise on the legal side.
Is your offer lower than the market value?
Yes. Our offers are below open-market value in return for one buyer, no fees, legal fees paid and a sale that does not depend on a chain. We explain in writing how the figure was worked out.
Does the house need to be empty when you buy it?
Yes. By completion, no one can be living there, including any relative who had been staying at the property. We talk about this and about the contents before an offer is accepted.
Can my parent meet you before deciding?
Of course, if they would like to. We can meet them with a family member, answer their questions and leave the written offer with them. There is never any pressure to decide at a meeting.
Page last reviewed on by the Resolute Estate Solutions team.