How to Sell an Inherited House in Bucks County, PA (Probate Guide)

Step by step in Bucks County

1. 1

   Pick the closest office

   Bucks County lists three places to do probate business: the main office in Doylestown, a Lower Bucks satellite in Levittown, and an Upper Bucks satellite in Quakertown that is open Thursdays only. If the decedent lived in Bensalem or Bristol, Levittown may save a trip. Upper Bucks residents can use Quakertown on Thursdays.

2. 2

   Make an appointment

   The Doylestown office offers virtual and in-person appointments, and the county says appointments are recommended at the Levittown satellite, while Quakertown is by appointment. Call before you drive. Bring the death certificate, the original will if there is one, and a list of heirs. The county page does not list required documents, so ask when you call.

3. 3

   Understand the Register's role

   The county describes the Register as holding a quasi-judicial position. The Register conducts hearings on appointments of executors or administrators, including issues like forgery and undue influence, and decisions may be appealed to the Orphans' Court Division. If a family member challenges a will, you are in a different timeline than a simple estate.

4. 4

   Get letters and file what the estate needs

   The office accepts for filing the documents needed to complete the administration of an estate. Once you have letters, you can open an estate account, deal with the house and talk to buyers. Keep certified copies: the title company, the bank and the county will each want one.

5. 5

   Pay attention to inheritance tax

   The Register of Wills acts as the county's agent to collect inheritance tax, so the tax paperwork starts at the same counter. The state sets the rate by the heir's relationship: 4.5% for direct descendants and lineal heirs, 12% for siblings, 15% for other heirs. Early payment pays off, with a 5% discount inside three months of death and delinquency after nine. Have a tax professional review the return.

6. 6

   Check the house for county-typical issues

   Mid-century homes can have roofs and HVAC near the end of their life. Houses in the rural north may have well and septic systems that need testing. Delaware riverfront parcels near Bristol can be flood-prone. Know which of these applies before you list or accept an offer.

7. 7

   Confirm sale authority, then compare buyers

   A personal representative can sell real property that is not specifically devised unless the will provides otherwise, and a specific devisee generally has to join the sale. If a bond applies, proceeds cannot be taken until the court excuses or approves additional security. The estate attorney should confirm this before you sign.

Bucks County offices you may deal with

Bucks County probate questions