Can I accept an offer before Letters are issued?
You can sign a contract contingent on receiving Letters, but you can't close until you have them. We're happy to sign early and wait.
Seller Situation
Selling a house in probate.
Probate slows everything down. But it doesn't stop the bills, the insurance requirements, or the family pressure. If you're an executor or administrator trying to sell a Philly house through probate, here's what you need to know.
What You're Dealing With
Probate is one of the hardest times to be responsible for a house. You're grieving. You're coordinating with family members who have opinions. You're following a process you've never been through before. And you're trying to do right by whoever left the house behind.
We've closed 14 probate deals in Philly since 2021. We know the process, we know the Register of Wills, and we know how to wait patiently for paperwork while not letting the deal stall out.
Your Real Options
Three honest paths
Option 1 · List with an agent, once you have Letters
Once you have Letters Testamentary or Letters of Administration, you can list. Agents don't handle the probate work — that's your lawyer. But they'll list the property, manage showings, and negotiate. Timeline from Letters to close: usually 3-5 months with an agent listing. Good choice if the house is presentable and you're not in a hurry.
Option 2 · Sell it yourself
Same logistics as non-probate FSBO, plus you're coordinating around probate court schedules. Hard for most first-time executors to handle.
Option 3 · Sell to us
We sign the contract as soon as you're ready, work with your probate attorney on timing, and close when the court and title company say we can. We buy as-is, so the house can stay however it is through the probate process. No cleanup, no showings, no inspections for us.
When Covenant Fits
When we make sense
- The executor is out of state and can't manage a listing.
- The estate has bills piling up (property taxes, water, insurance) and needs cash flow.
- The house needs work and you don't want to coordinate repairs during probate.
- Multiple beneficiaries want a clean, fast distribution of cash.
- You want to wait for court clearance but still have a deal lined up.
Philly Specifics
Philadelphia probate process
Philadelphia probate goes through the Register of Wills at City Hall, Room 185. The process starts by filing a petition, submitting the will (if there is one), and paying filing fees. Fees depend on estate value.
Letters Testamentary (with a will) or Letters of Administration (without a will) typically issue within 2-6 weeks after filing. Once you have Letters, you're legally authorized to act on behalf of the estate, including selling real estate.
If the estate is small (under $50,000), Pennsylvania allows a simplified process. If the estate is complex (multiple heirs disputing, assets in multiple states, significant debts), it can take 6-12 months. A Philly probate lawyer is worth every dollar for anything beyond a simple single-heir estate.
Where
Neighborhoods where we see this most
Related
Situations that often overlap
Situation Questions
Questions about probate house sales
Do you work with probate attorneys?
Yes. We send everything through your attorney — contract, title work, closing docs. You don't have to coordinate between us and them.
What's a Short Certificate and why do I need one?
A Short Certificate is a document from the Register of Wills that proves you're the authorized executor or administrator. Act Land Services needs a current Short Certificate (usually issued within 60 days of closing) to close the deal.
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