Short answer
If the house is in the name of someone who died, the estate usually has to be opened with the Register of Wills before anyone can sign a deed. Philadelphia's office is in City Hall, Room 180. A house that was owned jointly with a surviving spouse may follow different rules, so check the deed first.
When probate is needed
The Philadelphia Register of Wills says that when a person dies with a will and assets in their name only, the will must go through probate to prove it is valid. When there is no will, the office appoints an administrator. Both paths end with a document, letters, that tells the title company who can sign for the estate.
What to bring
For a will: the original will, an original death certificate, an estimate of the estate's value and a valid, current ID. For no will: the death certificate, estimate and ID. Fees depend on the size of the estate. You can reach the office at (215) 686-6255 or [email protected]. Weekday hours are 8 a.m. to 4 p.m., except holidays. Expect the appointment to take part of a morning. Staff will check your identification, review the will and death certificate, and take payment. They may ask about other heirs and about the estate's assets. Answer as well as you can, and say so when you do not know. Estimates of value do not need to be perfect, but they should be honest. Leave with a receipt and ask how long the letters will take to issue, so you know when to schedule the next steps.
When it may not be needed
The Department of Revenue notes that property owned jointly between spouses is exempt from inheritance tax. That is a tax point, not a probate rule, but it hints at the bigger idea: how the deed was held matters. If title passed outside the estate, there may be nothing to probate for the house. A real estate or estate attorney can read the deed and tell you.
Before your appointment
Gather the paperwork first. You need an original death certificate and a valid, current ID. You also need an estimate of the estate's value, and the original will if there is one. Check the deed so you know whose name is on it. Make a list of family members who may be heirs. Call the office at (215) 686-6255 or email [email protected] with questions, and ask about fees, which depend on the size of the estate. Have a payment method ready, since the office accepts Visa, Mastercard, a certified check or a money order. If you have an estate attorney, bring their contact information.
A sale after letters
Once letters are issued, the personal representative can sell the house. Kaizen Home Buyers buys Philadelphia houses as-is for cash, with no repairs and no agent commission. We make an offer within 24 hours and can close in 14 to 30 days or on your date. Call 267-329-0084. A traditional listing is the other option, and it can bring a higher price when the house is in good shape.