In Lackawanna County, probate is by appointment only. The county's Register of Wills page says so in plain terms, and the office is on the fifth floor of the Lackawanna County Government Center at 123 Wyoming Avenue in Scranton. That is where a will is probated or, with no will, a personal representative is appointed. Until letters are issued, no one can sign a deed for the estate, so the call for an appointment is the first practical step.
No obligation. We respond within 24 hours.
Many Lackawanna estates hold a century-old coal-region house: a small detached home, a twin or a row house. Kaizen's county notes list mine subsidence and ground stability, radon in northeastern Pennsylvania geology, and aging foundations and systems among the local issues. This guide covers the Scranton probate steps, the state inheritance tax rules and where a cash as-is sale fits. It is general information, not legal or tax advice.
The county says probates are by appointment only. Phone 570-963-6702 before you drive to Scranton, and ask what to bring and what the fee will be. The page says a fee schedule exists but does not print the amounts, so the office is the place to confirm them.
The Register of Wills probates or legally establishes the validity of a decedent's will. With no will, the office appoints a personal representative. It also collects inheritance tax. Letters testamentary go to an executor named in a will, and letters of administration go to a representative appointed when there is none.
The county page lists cash, check, credit or debit cards as payment methods. It also says the Orphans' Court has a no-refund policy. Because fees depend on the estate, have the estate attorney or the office tell you the amount first so you are not guessing at the window.
Kaizen's county notes describe Scranton-area houses as century-old, with mine subsidence, radon and aging foundations as local concerns. While the estate is open, someone should keep the utilities on, watch for water in the basement and keep the insurance active. A vacant house costs money every month.
The county page says the Register of Wills handles inheritance tax collection. The Department of Revenue lists a 5 percent discount if the tax is paid within three months of death, and says the tax is delinquent nine months after death. A tax professional can tell you which rate applies to each heir.
A coal-era house may have gone through informal family transfers. Pull the recorded deed and look for old names or liens. A title company or real estate attorney can find gaps, and fixing them early keeps a closing date from slipping.
Under 20 Pa.C.S. 3351, a personal representative can sell real property that is not specifically devised unless the will provides otherwise. A named devisee generally has to join the sale. Ask your estate attorney to confirm what applies before you accept any offer.
| Stage | Typical time |
|---|---|
| Probate appointment at the Government Center | By appointment only; call 570-963-6702 to schedule |
| Inheritance tax discount window | Within 3 months of the date of death |
| Inheritance tax becomes delinquent | 9 months after the date of death |
| Kaizen cash offer | Within 24 hours of getting the property details |
| Kaizen closing | 14 to 30 days, or the date the estate picks |
Lackawanna County Government Center, 123 Wyoming Avenue, 5th Floor, Scranton, PA 18503
570-963-6702
Probate by appointment only, letters testamentary and administration, inheritance tax collection and estate records.
Official pageSome Lackawanna heirs keep the house, some list it with an agent and some sell for cash. A listing can bring a better price if the house is sound and nobody is in a hurry. With a century-old house, though, the work an inspection may flag (foundation, radon, wiring, heat) can come out of the estate before closing or out of the price. An agent's commission also reduces the net.
Kaizen buys as-is for cash, so the estate does not pay for repairs or an agent commission. We make an offer within 24 hours and close in 14 to 30 days or on the date your family chooses. Letters from the Register of Wills still come first, because only the personal representative can sign. Call 267-329-0084, and let your attorney review the contract.
Yes. The county's Register of Wills page says probates are by appointment only. The office is on the 5th floor of the Government Center at 123 Wyoming Avenue, Scranton, and the phone is 570-963-6702.
The county page lists cash, check, credit or debit cards. It also notes the Orphans' Court has a no-refund policy. Ask the office for the fee amount when you book, because the schedule is not printed on the page.
The Register of Wills handles inheritance tax collection. The state rates are 0% spouse, 4.5% direct descendants, 12% siblings and 15% other heirs, with a 5% discount for payment within three months of death.
Often yes after letters are issued, since a personal representative can sell real property that is not specifically devised unless the will says otherwise. A specific devisee generally has to join. Confirm with an estate attorney first.
Kaizen buys as-is for cash. No repairs, no agent commission, and an offer within 24 hours based on the real condition of the house. Call 267-329-0084 and tell us what you know.
General information, not legal or tax advice. Rules change; confirm details with the office or a professional.
No obligation. No fees. Just a fair offer from a local buyer.