Lehigh County publishes something many counties do not: a one-page filing timetable for the Register of Wills Division. It lists what an estate must do and when, starting with the Register of Wills office in Room 122 of the Lehigh County Courthouse, 455 West Hamilton Street, Allentown. Anyone who plans to sell an inherited house should read it, because the sale usually has to fit inside those deadlines.
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The Lehigh Valley market moves fast. Kaizen's county notes describe dense Allentown rowhouses and small detached homes beside growing suburbs, with lead paint in older urban cores, deferred maintenance in Allentown rowhomes and estate sales in a fast-moving market among the local issues. This guide follows the county timetable, the inheritance tax rules and where a cash as-is sale fits. It is general information, not legal or tax advice.
The Register of Wills Division is in Room 122 of the Courthouse. The Orphans' Court Division clerk's office is a different office in Room 123 at the same address, with its own phone, (610) 782-3172. An executor opening an estate wants the Register of Wills. Keep the two straight so you do not stand in the wrong line.
The timetable says forms can be found on www.lccpa.org and points to an online e-filing account setup. If you choose not to e-file, you must submit a hard copy and pay a $1.00 per page conversion fee. A lawyer or the estate's representative should set up the account before the first deadline.
Within three months of death, file the Payment on Account form electronically. Pay by check payable to Register of Wills, Agent, with the estate file number and decedent's name. The postmark date must fall inside the three-month period to earn the 5 percent discount. Hand delivery or mail goes to the Room 122 address.
Within three months of the date of the grant of letters, the representative must file a Certification of Notice under Pa. O.C. Rule 10.5 saying all beneficiaries and intestate heirs have been notified. If the family is spread out, start collecting current addresses on day one.
Within nine months of death, e-file the original Inventory and Inheritance Tax Return and pay the balance due. Any additional probate fees must be paid when you e-file the return. The Department of Revenue lists rates of 0% spouse, 4.5% lineal descendants, 12% siblings and 15% others, and calls the tax delinquent after nine months.
Within two years of death, the timetable requires a Status Report under Pa. O.C. Rule 10.6, and another each year until administration is done. An unsold, vacant Allentown rowhome is a common reason an estate stays open. Selling sooner can help close the file.
Under 20 Pa.C.S. 3351, a personal representative can sell real property that is not specifically devised unless the will says otherwise. A named devisee generally has to join. Staff cannot advise you, and the timetable itself suggests contacting counsel, so ask an estate attorney.
| Stage | Typical time |
|---|---|
| Pre-pay inheritance tax for the 5% discount | Within 3 months of the date of death |
| Certification of Notice to heirs | Within 3 months of the grant of letters |
| Inventory, tax return and balance due | Within 9 months of the date of death |
| First Status Report | Within 2 years of death, then yearly until the estate is done |
| Kaizen cash offer and closing | Offer in 24 hours; close in 14 to 30 days or on your date |
Lehigh County Courthouse, 455 West Hamilton Street, Room 122, Allentown, PA 18101-1614
610-782-3170
Probate filings and inheritance tax payments as agent. Staff are not permitted to advise on preparing or filing estate documents.
Official page455 West Hamilton Street, Room 123, Allentown, PA 18101-1614
(610) 782-3172
A separate office from the Register of Wills; guardianships, adoptions and Orphans' Court forms.
Official pageLehigh heirs can keep the house, list it with an agent or sell for cash. Because Lehigh County is among the faster markets in Kaizen's county notes, a listing in decent shape may draw attention quickly. A rowhome with deferred maintenance or lead paint is a different story, and the estate still carries taxes, utilities and the filing deadlines above while it waits. An agent's commission comes off the net as well.
For an estate that wants out of the house, Kaizen offers a cash purchase as-is. That means no repairs and no agent commission. An offer comes within 24 hours of getting the details, and closing happens in 14 to 30 days or on the date your family names. The Register of Wills must issue letters first, because only the personal representative can sign. Call 267-329-0084 and have your attorney read the contract.
In Room 122 of the Lehigh County Courthouse, 455 West Hamilton Street, Allentown, PA 18101-1614. The county timetable lists hours of Monday through Friday, 8:00 a.m. to 4:30 p.m., and 610-782-3170 for help with filing fees.
Make a pre-payment within three months of death by electronically filing the Payment on Account form. The timetable says to pay by check payable to Register of Wills, Agent, and the postmark must fall inside the three-month period to earn the 5% discount.
The original Inventory and Inheritance Tax Return must be e-filed, and the balance of the tax paid to avoid penalty and interest. Additional probate fees are payable when the return is e-filed.
The timetable says that if you choose not to e-file, you must submit a hard copy of the document and pay a $1.00 per page conversion fee. Forms are on www.lccpa.org.
Yes, the estate can ask. Kaizen sends a cash offer within 24 hours, buys the house as-is with no repairs and no agent commission, and closes in 14 to 30 days or on a date you set. Letters from the Register of Wills come first. Call 267-329-0084.
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.