Estate & Probate Real Estate in BC: Help for Executors and Families (CEA)
Leo Nagaoka is a Certified Executor Advisor (CEA) and REALTOR® with Oakwyn Realty Northwest. He helps executors, administrators and families in Burnaby and Greater Vancouver handle real estate when someone has passed away: valuing the property, preparing an inherited home for sale, selling during or after probate, and working smoothly with the estate lawyer, accountant and beneficiaries. Service is available in English or Japanese.
Being named executor often comes at the hardest time, with legal duties, deadlines and family emotions all at once. Leo's role is to take the real estate side off your plate and keep every step documented and transparent for the beneficiaries.
Talk to Leo in confidence (free and no obligation, in person, by phone or on Zoom).
How a Certified Executor Advisor helps
- Date-of-death valuation: a market evaluation of the property as of the date of death, often needed by your accountant for the final tax return and by the lawyer for the estate's asset list.
- Securing and caring for a vacant home: checking insurance, utilities, mail and maintenance while the estate is being settled.
- Clearing the house: referrals for estate sales, declutter and donation services, and cleaners.
- Selling the estate property: pricing (PSA), marketing and negotiation, with the sale timed around probate and the lawyer's advice.
- Keeping beneficiaries informed: clear, documented updates so family members, here or overseas, can see how decisions were made.
Probate and real estate in British Columbia: the basics
- Grant of probate: in most cases the executor needs the court's grant of probate before the house can be transferred to a buyer. Leo can prepare the property and plan the listing while the application is underway, then complete the sale once the grant is issued.
- Probate fees: BC charges probate fees on the gross value of BC assets passing through the estate, roughly 1.4% of the value above $50,000. Your lawyer will confirm the exact amount.
- Taxes: capital gains and the principal residence exemption depend on the property and the family situation. Leo works with the estate's accountant and does not give tax or legal advice.
- Beneficiaries outside Canada: extra steps may apply when heirs live in Japan or elsewhere. Leo coordinates with your lawyer and accountant and can explain the process to family in Japanese.
- Before someone passes: an enduring power of attorney or representation agreement may let a family member manage a parent's home if their health changes. Leo can work with the person named in those documents.
A professional network for estates
Leo coordinates with estate and wills lawyers, notaries, accountants, financial planners, appraisers, home inspectors, trades, movers and estate-sale companies, and can refer trusted local professionals if you don't have one yet.
Our process for executors
- Confidential first meeting: your role, the will, the property and the family situation.
- Valuation and options: date-of-death value, current market value, and the choice between selling, renting or transferring to a beneficiary.
- Prepare the property: secure it, clear it and make cost-effective repairs.
- List and sell: timed with probate and approved by the executor, with documented offers.
- Close: work with the lawyer or notary through completion and the release of funds to the estate.
Frequently asked questions
Can an executor sell a house before probate is granted in BC?
You can usually prepare the home and plan the sale, but completing the transfer to a buyer generally requires the grant of probate. Your estate lawyer will advise on timing, and Leo will plan the listing around it.
What is a Certified Executor Advisor (CEA)?
CEA is a designation for professionals trained to support executors and families through estate administration, including the steps, timelines and professionals involved when an estate includes real estate.
Do all beneficiaries have to agree to the sale?
It depends on the will and the circumstances. The executor's lawyer will confirm who must approve; Leo provides clear documentation so beneficiaries can see the property was marketed and priced fairly.
Can you help family members who live in Japan?
Yes. Leo can explain each step in Japanese by Zoom or email and coordinate local work, while your lawyer and accountant handle the legal and tax requirements.
Contact
Leo Nagaoka, CEA, SRES®, PSA | Oakwyn Realty Northwest
Phone: (236) 885-6097
Email: leo@leonagaoka.com
Office: 4481 Hastings Street, Burnaby, BC V5C 0L6
Contact form / Free home evaluation / Seniors & downsizing (SRES®) / 日本語
This page is general information, not legal or tax advice. Please consult your lawyer and accountant about your situation.
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