You Didn’t Plan For
This Conversation.
Someone you loved has passed away — and now there’s a house to deal with. Gregory Property Agents is here to help.
You’re probably not sure where to start. You might have siblings with different opinions. You might have family members overseas who need to be kept in the loop. You might have a solicitor asking for a market appraisal you don’t know how to get.
This page exists for exactly this moment. No pressure. No sales pitch. Just a clear, honest guide to what happens next — and how BJ Gregory and the team at Gregory Property Agents have helped Liverpool families through this process for over 20 years.
Take what’s useful. Download the guide if you want it. And if you’d like to talk — BJ’s direct number is at the top of every page.
About this guide: Written by BJ Gregory, Director of Gregory Property Agents — Licensed NSW Real Estate Agent #20435105 — with 20+ years of deceased estate experience in Liverpool and South-West Sydney. Last reviewed: . All legal references verified against the Succession Act 2006 (NSW) and current NSW Supreme Court probate guidelines.
BJ Gregory
Director — Gregory Property Agents | Liverpool NSWWhat Happens to the House — Step by Step
Most families have never dealt with a deceased estate before. Here’s a plain-English timeline of what to expect — from the day of passing to settlement.
Secure the property and ensure insurance is active. Notify the bank, Services Australia / Centrelink, and the ATO. Locate the will. Contact a solicitor to begin the probate process. Get a market appraisal from Gregory Property Agents — often needed by your solicitor within the first two weeks.
Your solicitor applies to the NSW Supreme Court for a Grant of Probate (or Letters of Administration if there’s no will) under the Succession Act 2006 (NSW). This typically takes 4–12 weeks. The property cannot be sold until this is granted.
Declutter, clean, and present the home for sale. BJ will advise on what’s worth doing and what isn’t — no unnecessary spend. Professional photography and marketing arranged by Gregory Property Agents.
Well-presented Liverpool properties typically sell within 2–4 weeks. BJ personally manages every open home, every offer, and every negotiation — keeping all beneficiaries informed throughout.
Typically 42 days after exchange. Proceeds go to the estate account, then distributed to beneficiaries per the will or the Succession Act 2006 (NSW) if no will exists.
Executor’s First 14 Days — Checklist
- Secure the property — change locks if needed
- Notify the home insurer — vacant property policy may apply
- Locate the original will
- Engage a solicitor to begin probate
- Obtain a formal market appraisal (Gregory Property Agents — free, 48hrs)
- Notify Services Australia / Centrelink of the passing
- Notify the ATO and cancel the ABN if applicable
- Redirect mail via Australia Post
- Cancel utilities or transfer to estate account
- Notify council of change of ownership for rates
- Arrange lawn maintenance — vacant properties attract attention
- Communicate with all beneficiaries — keep everyone informed
⚖️ Do You Need Probate to Sell?
In NSW, the answer depends on how the property was owned. Here’s the quick guide:
Sole Owner
Probate required before the property can be sold or transferred.
Joint Tenants
Probate not required. Surviving owner inherits automatically via survivorship.
⚠️ Tenants in Common — each owner holds a defined share. The deceased’s share does form part of the estate and probate is required for that share to be dealt with.
Not sure which applies? Gregory Property Agents can check the title for you at no cost. Request a free title check →
Free Probate-Ready Market Appraisal
Your solicitor needs a formal written market appraisal before they can file for probate. Gregory Property Agents provides this document — accepted by the NSW Supreme Court and the ATO — at no cost to the estate, delivered within 48 hours.
Formally Written
A signed, dated letter on Gregory Property Agents letterhead — suitable for your solicitor’s probate file and the NSW Supreme Court application.
ATO Accepted
Used to establish the property’s market value at date of death for Capital Gains Tax purposes — essential for the estate’s tax obligations.
Delivered in 48 Hours
We understand solicitors work to tight deadlines. BJ personally inspects the property and delivers the written appraisal within 48 hours of contact.
No Cost to the Estate
There is no fee for the probate appraisal. It is provided as part of Gregory Property Agents’ service to Liverpool families navigating this process.
No Obligation
Requesting an appraisal does not commit you to selling with Gregory Property Agents. Many families use it purely for probate and return when they’re ready.
Licence #20435105
BJ Gregory is a fully licensed NSW real estate agent. The appraisal is signed under his licence — giving it the legal standing your solicitor requires.
Or call BJ directly on 0422 333 333 — he answers his own phone.
BJ Gregory
Director — Gregory Property Agents
A second-generation Liverpool local with 20+ years of experience guiding families through deceased estate sales across Liverpool, Cabramatta, Fairfield, Bossley Park, Green Valley, and South-West Sydney. BJ answers his own phone, writes his own appraisals, and personally manages every deceased estate from first call to settlement.
NSW Real Estate Licence #20435105 — Verify with NSW Fair Trading
Everything You Need to Do — In Order
Being an executor is a significant legal responsibility. These checklists cover every stage — from the first week through to final distribution.
- Secure the property and change locks
- Notify home insurer — vacant property
- Locate the original will
- Engage a probate solicitor
- Request market appraisal from BJ Gregory
- Notify Services Australia / Centrelink
- Notify the ATO of the passing
- Redirect mail via Australia Post
- Cancel or transfer utilities
- Arrange lawn and garden maintenance
- Notify council for rates purposes
- Communicate with all beneficiaries
- File probate application with NSW Supreme Court
- Provide formal market appraisal to solicitor
- Gather all financial institution records
- Identify all assets and liabilities of the estate
- Notify all financial institutions of the passing
- Obtain death certificates (multiple copies)
- Manage ongoing property costs from estate funds
- Keep beneficiaries updated on probate timeline
- Arrange property contents clearance if needed
- Obtain Grant of Probate from the Court
- Engage Gregory Property Agents formally
- Agree on listing price and strategy with BJ
- Arrange professional photography
- Complete any agreed minor repairs or presentation
- Engage solicitor to prepare Contract for Sale
- List on realestate.com.au and Domain
- Conduct open homes with BJ present
- Review all offers with BJ’s guidance
- Communicate all offers to beneficiaries
- Execute Contract for Sale upon agreement
- Confirm settlement date with all parties
- Ensure estate bank account is active
- Pay outstanding rates, utilities, and agent fees
- Obtain final tax advice re: CGT obligations
- Receive net proceeds into estate account
- Distribute to beneficiaries per the will
- Obtain signed receipts from all beneficiaries
- Lodge final estate tax return with the ATO
- Close the estate bank account
- Retain all estate records for 7 years
When Things Get Complicated
Most deceased estates in Liverpool involve at least one complication. Here are the most common — and how BJ handles them.
👨👩👧 Siblings Can’t Agree on the Sale Price
Dispute ResolutionThree adult children, three different opinions on what the family home is worth. One wants to hold. One wants to sell immediately. One is overseas and disengaged.
🌏 Executor is Overseas — Can’t Fly In
Remote CoordinationThe executor is in Lebanon. The beneficiaries are split between Sydney and the Philippines. Nobody can be present for open homes or negotiations.
🏚️ Property Has Been Vacant for Months
Presentation StrategyProbate took longer than expected. The property has been empty for six months — garden overgrown, interior dated, neighbours concerned.
📜 No Will — What Happens Now?
Intestate EstateThe deceased passed without a will. The family doesn’t know who has authority to sell the property or how the proceeds will be divided.
What Liverpool Families Say
Real reviews from real clients — verified on Rate My Agent.
“BJ did an outstanding job in selling my home. I tried with 4 other agents over 18 months and BJ sold within 9 weeks of being on his books. BJ was persistent and was always ahead the game and predicted outcomes and changed strategies to suit. I was always kept informed on a regular basis and nothing was too hard and maximum effort was applied throughout the sale. Thanks BJ.”
“BJ is incredibly knowledgeable and such a joy to work with. He has helped my family sell multiple homes and we have never been disappointed. His determination to ensure our needs were met and to make sure we weren’t only kept informed of the process but he took the time to make sure we understood the processes and information. Would not recommend anyone other than BJ — he is the best agent we’ve worked with.”
“After losing Mum, we had no idea where to start with the house. BJ was calm, patient, and completely on top of every detail. He coordinated with our solicitor, kept all three of us kids informed, and got a result above what we expected. He treated our family home with genuine respect.”
Liverpool’s Property Expert
on 89.3FM The Pulse
Every Thursday from 9am–11am, BJ Gregory joins the team at 89.3FM 2GLF — The Pulse to talk Liverpool property — market updates, listener questions, and straight answers about what’s happening in South-West Sydney real estate.
Broadcasting from the 2GLF studios in Liverpool, BJ has been a regular voice in the community for years — the same trusted, no-nonsense approach he brings to every deceased estate he handles.
Managing an Estate from
Overseas?
Liverpool is one of Australia’s most culturally diverse communities — 43.2% of residents were born overseas. It’s completely normal for the executor or beneficiaries to be managing this process from Lebanon, Vietnam, the Philippines, India, or anywhere else in the world.
Gregory Property Agents has a well-established process for remote estate coordination. You do not need to fly to Sydney to manage this. BJ will keep you informed at every step — in plain English, via your preferred channel.
- Video walkthrough of the property via WhatsApp or Zoom
- All documents sent digitally — DocuSign accepted
- Regular written updates to all beneficiaries simultaneously
- Direct coordination with your Sydney-based solicitor
- Time-zone aware communication — BJ works around you
Liverpool’s Global Community
Families Gregory Property Agents regularly coordinates with across international borders:
💡 Tip for overseas executors: You can grant a trusted person in Sydney a Power of Attorney to sign documents on your behalf. BJ can refer you to a Liverpool solicitor who handles this regularly for overseas families.
BJ Explains the Process
A plain-English walkthrough of what to expect when selling a deceased estate in Liverpool — from the first phone call to settlement.
Video Coming Soon
BJ’s walkthrough video will be embedded here shortly.
In the meantime — call him directly on 0422 333 333 and he’ll walk you through it personally.
The Executor’s Information Pack
Everything in one place — checklists, probate timeline, questions to ask any agent, and CGT guidance. BJ will send it personally within a few hours.
What’s Inside the Pack
A practical, plain-English resource designed specifically for Liverpool executors and families.
- Executor’s First 14 Days Checklist
- NSW Probate Timeline — week by week
- Questions to ask any real estate agent
- Capital Gains Tax — plain English guide
- Overseas executor coordination guide
- Solicitor referral list — Liverpool & SW Sydney
- BJ Gregory’s direct contact details
- “Share with Family” cover letter included
Get Your Free Copy
BJ will send it personally — usually within a few hours.
You’re all set, .
BJ will send your Executor’s Information Pack personally — usually within a few hours. If you need anything sooner, call him directly on 0422 333 333.
Step 1 of 2 — No spam, ever. Your details go directly to BJ.
Your information is sent directly and securely to BJ Gregory. It is never shared or sold.
Frequently Asked Questions
The questions BJ gets asked most often — answered honestly, without the legal jargon.
Solicitors & Accountants
Gregory Property Agents works alongside Liverpool’s legal and accounting community to make the probate process as smooth as possible for your clients.
What We Provide to Your Practice
- Formal written market appraisal on letterhead — within 48 hours
- Signed by BJ Gregory, Licence #20435105
- Suitable for NSW Supreme Court probate filing
- ATO-accepted for CGT cost base purposes
- Comparable sales data included
- No cost to your client or your practice
How the Referral Works
Simply email or call BJ with the property address and your client’s contact details. BJ will contact your client directly, arrange the inspection, and return the written appraisal to both you and your client within 48 hours. No paperwork, no referral forms, no fuss.
📞 Direct line for professionals:
0422 333 333
or
bj@gregory.agency
Service Area — Liverpool LGA & Surrounds
Ready to Take the Next Step?
No pressure. No obligation. Just a conversation with someone who has guided Liverpool families through this process for over 20 years.