Short answer
Yes, but not until someone with authority signs for the estate. In Pennsylvania that means the Register of Wills must appoint an executor or administrator and issue letters. If the estate was never opened, that is the first step. A title company will not insure a deed signed by someone without letters.
The deed still names the parent
Title does not change on its own when someone dies. Until the deed is signed by someone with legal authority, the public record still shows the parent as owner. Pennsylvania's estate code gives the personal representative the right to take possession of the decedent's real property and, unless the will provides otherwise, to sell real property that was not specifically devised.
Opening the estate, even years later
If nobody ever opened the estate, you can usually do it now. In Philadelphia, you go to the Register of Wills with an original death certificate, an estimate of the estate's value and a valid, current ID. With a will, you bring the original will too. Without a will, sole beneficiaries typically qualify as administrator, and multiple heirs must renounce to one person or act together. Ask the office about fees, which depend on the size of the estate. Years can pass before a family decides to sell. That is normal, and the estate can usually be opened late. The longer the gap, the more likely it is that a lien, a missing heir or unpaid tax has appeared. Do not let that discourage you. Start with a title search and a call to the Register of Wills, and you will learn what the real problems are. Most are fixable with the right paperwork and some patience.
Other things that may surface
After a long gap, you may find unpaid inheritance tax, tax liens, water charges or other claims. Pennsylvania inheritance tax becomes delinquent nine months after death. The City of Philadelphia files liens for unpaid taxes and water charges. A title search will show what applies. An attorney can advise how to clear it.
A checklist
Make a folder with the death certificate, the will if any, the deed, the latest tax bill and any mortgage statement. Find out whether anyone ever filed for letters. Ask the Register of Wills whether an estate file exists. Make a list of the people who may be heirs, and decide who will serve. Order a title search. Ask the City or county for tax and water balances. Ask an estate attorney about inheritance tax. Ask for a payoff on any mortgage. Then decide how to sell. Taking these steps in order keeps surprises out of the closing.
A buyer who will take it as-is
Kaizen Home Buyers buys houses as-is for cash, with no repairs and no agent commission. We can make an offer within 24 hours and close in 14 to 30 days or on your date, once the person with authority is ready to sign. Call 267-329-0084. A listing is another option, but a retail buyer may need a clean title and a financeable house.