Dealing with probate can feel overwhelming, especially when chattels, antiques, or collections are involved. At FEAC Legal, we provide HMRC compliant probate valuations for Coningsby families, solicitors, and executors. Whether you’re handling a simple estate or a large rural property, we offer sensitive, timely, and accurate valuations across Lincolnshire.

How Does It Work?

Step 1: Book Your Valuation

For a personal quote or to book a probate valuation service, please get in touch with us.

Phone: 07984 733931

Email: admin@feaclegal.co.uk

Step 2: Schedule Your Valuation

Once your appointment is confirmed, our team of professional valuers will arrive promptly at 9:00 AM on the scheduled day. They will conduct the valuation thoroughly and take the necessary time to ensure an accurate and comprehensive assessment.

Note! We can collect keys if you are unable to attend the property, or, you can post them to our head office.

Step 3: Receive Your Report

Once the valuation at your property is complete, our valuers will return to head office to prepare a detailed probate report. This report will be finalised and emailed to you in PDF format within 5 working days of your initial appointment. You can then print and distribute as many times as needed to the appropriate parties.

Our Probate Services In Coningsby

• Full chattels and household contents valuation for probate and inheritance tax
• HMRC Inheritance tax compliant documentation.
• Asset recovery service included.
• Flexible key collection and postal services for clients unable to attend in person, including those abroad or with busy schedules
• We can also offer full house contents clearance.

Why Choose Us?

• We are a family run business who have been operating for over thirty years.
• Our expert valuers have constant training in antique, fine jewellery, and specialist items. Making them the most knowledgable and best in the business.
• We cover the whole of the UK and Scotland.
• We work closely with over eighty solicitors throughout the UK.
• We have never had a report rejected by HMRC.
• We offer transparent, competitive pricing with no hidden fees.

Ready To Get Started?

Contact us today for probate and chattels valuation in Coningsby and across Lincolnshire.
Call 07984733931 or email admin@feaclegal.co.uk.

How to Handle Keys and Property Access

Keys and Access Control Are a Legal Executor Responsibility

Handling keys and controlling property access is not an administrative detail—it is a core executor duty. From the moment an executor accepts their role, they are responsible for safeguarding estate assets. Poor control of keys is one of the most common reasons estates suffer asset loss, disputes, and allegations of negligence.

Once access is uncontrolled, proving what was present at the date of death becomes difficult, and estate value can be permanently compromised.

Take Immediate Control of All Keys

As soon as practicable, executors should identify, collect, and secure all keys relating to the estate. This includes house keys, garage keys, outbuildings, safes, cabinets, vehicles, and storage units.

Best practice includes:

• Collecting keys from neighbours, carers, cleaners, or relatives
• Recording how many keys exist and what they access
• Securing keys in one controlled location
• Avoiding casual duplication

Untracked keys mean untracked access—and untracked access creates risk.

Restrict Who Can Enter the Property

Only executors (or professionals acting under instruction) should access the property. Family members often wish to “help,” but unsupervised access—even with good intentions—frequently leads to missing items or later disputes.

Executors should:

• Refuse unsupervised visits
• Avoid lending keys “temporarily”
• Clearly communicate that nothing may be removed
• Maintain firm but neutral boundaries

Access control protects the estate and protects the executor personally.

Keep a Simple Access Log

Where access is necessary—for inspections, maintenance, or professional visits—keeping a basic access log is strongly advisable.

A simple record noting:

• Date
• Who accessed the property
• Purpose of access

can be invaluable if questions arise later. This is not bureaucracy; it is evidential protection.

Do Not Allow Removal “For Safekeeping”

One of the most damaging access-related mistakes is allowing items to be removed “for safekeeping.” Once items leave the property without documentation, proving what existed at the valuation date becomes extremely difficult.

This applies particularly to:

• Jewellery
• Cash
• Documents
• Medals and watches
• Small collectables

Items should remain in situ until professionally valued, unless immediate professional guidance advises otherwise.

Vacant Property Access Requires Extra Care

Vacant properties carry heightened risk. Executors must ensure access is restricted and the property itself is secure.

This includes:

• Changing locks if key control is uncertain
• Limiting key holders to executors only
• Securing doors and windows
• Activating alarms where present
• Notifying insurers of vacancy

Failure to manage access can invalidate insurance or expose executors to liability for loss.

Avoid Tidying, Sorting, or Grouping

Access often leads to interference. Even brief visits can result in well-meaning “tidying” that destroys valuation context.

Executors and visitors must avoid:

• Sorting drawers or cupboards
• Grouping items together
• Bagging or boxing loose contents
• Moving items between rooms

Professional probate valuation depends on assessing assets exactly as they were found.

Why Professional Guidance Matters Early

Many access errors occur because executors are unsure what they are allowed—or required—to do. Early professional guidance prevents innocent actions from becoming legal problems.

FEAC Legal advises executors across England, Scotland, and Wales on correct key handling and access control before valuation, ensuring estates remain secure and evidentially intact.

With over 12 years of experience and no probate valuation ever rejected by HMRC, professional structure is introduced at the point where early mistakes are most costly.

Access Control Supports Asset Recovery

Hidden assets are most often lost because estates are disturbed too early. Proper access control allows asset recovery to be carried out methodically.

FEAC Legal includes a FREE asset recovery service when instructed for probate valuation or clearance. Restricting access ensures recovery is effective and defensible. Further details are available through our asset recovery service.

Coordinate Access With Clearance Decisions

Pressure to clear properties often arises quickly. Access control ensures clearance decisions are made after valuation—not before.

Where clearance is required, FEAC Legal’s specialist house clearance service operates alongside valuation to ensure access, removal, and documentation are handled correctly.

Key Control Protects Executors Personally

Executors remain personally liable for safeguarding estate assets. Proper key handling and access control demonstrate reasonable care, preserve evidence, and provide a strong defence if actions are questioned later.

For further guidance on executor responsibilities and common probate risks, our FAQs provide additional clarity.

Control Keys First, Protect Value Always

In probate, control of keys equals control of risk. Executors who secure keys and restrict access from the outset protect estate value, reduce disputes, and safeguard themselves from unnecessary liability.

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Contact FEAC Legal

Email: admin@feaclegal.co.uk
Phone: 07984733931
To make an enquiry or request a valuation, please contact us.