Process · 5 min read
Transferring a property to a beneficiary
Where a beneficiary is keeping the property rather than selling it, the transfer is called an assent. It is a Land Registry exercise, not a sale, and it is usually inexpensive.
Written and reviewed by Ramani Gill, Founder & CEO — Solicitor, TEP, BA, LLM. Last reviewed 2026-08-19.
The paperwork
| Form | Purpose |
|---|---|
| AS1 | Assent of whole of registered title to a beneficiary |
| AP1 | Application to change the register |
| ID1 / ID5 | Verification of identity where no conveyancer acts |
| Sealed grant | Evidence of the personal representative's authority |
There is normally no Land Registry fee for an assent giving effect to a will or intestacy, though a scale fee applies where value changes hands between beneficiaries.
Points to check first
- Any mortgage must be redeemed, or the lender must agree to a transfer of equity
- Where one beneficiary buys out the others, Stamp Duty Land Tax can arise on the consideration paid
- Buildings insurance must continue and be in the right name from the transfer date
- Two or more beneficiaries taking a share should decide between joint tenants and tenants in common, and record it
Assent, then keep the accounts straight
The property leaves the estate at the probate value. Record the assent in the estate accounts so the beneficiary's entitlement is properly reduced by the value received.Common questions
- Do we pay stamp duty on an inherited house?
- Not on a straightforward inheritance. It can arise where a beneficiary pays the others for their shares, or takes on mortgage debt as consideration.
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Related guides
- Can you sell a house before probate?
- Estate accounts: what they contain and who sees them
- Do I need probate?
- How long does probate take?
General information only, not legal or tax advice. Last checked 2026-08-19.