Do I need to complete probate before selling an inherited Allentown property?

In most cases, yes. If the property was titled solely in the deceased's name, it must pass through the estate administration process through the Lehigh County Register of Wills, located at the Lehigh County Courthouse, 455 W Hamilton St, Allentown PA 18101. However, if the property was jointly titled with right of survivorship, it transfers automatically. An experienced PA real estate attorney can clarify your specific situation quickly.

Where do I file for probate in Allentown?

Probate for estates in Allentown is handled by the Lehigh County Register of Wills, located at the Lehigh County Courthouse at 455 W Hamilton St, Allentown PA 18101. If the deceased lived in a different county, probate is filed in that county's Register of Wills office.

Can I sell before probate is complete?

Often yes, with the right coordination. Once Letters Testamentary or Letters of Administration are issued by the Lehigh County Register of Wills, the personal representative (executor) has authority to sign the deed. A cash buyer experienced with estate sales can enter a purchase agreement and close once those letters are in hand — without waiting for the entire probate process to conclude.

What if there are multiple heirs who need to agree?

All beneficiaries with ownership interest must agree to the sale. If heirs are not in agreement, the personal representative may need to petition the court. In practice, most families reach agreement — especially when the alternative is ongoing carrying costs, maintenance, and taxes on a property no one wants to keep.

Do we have to clean out the house before selling?

No. Leave whatever you don't want. We purchase properties in as-is condition with all contents. Many Allentown inherited properties have decades of belongings — we handle the cleanout after closing. You take what matters to you and leave the rest.

Do you work with Spanish-speaking families inheriting Allentown properties?

Yes. With over 56% of Allentown's population being Hispanic, we regularly work with families where Spanish is the primary language. We can explain the entire process in Spanish and work with your family at every step. No language barrier should prevent you from understanding your options and rights.

Sell Inherited Property in Allentown PA

Selling an Inherited House in Allentown, PA

You inherited a property in Allentown or Lehigh County. Whether it's across town or across the country, you don't have to deal with repairs, cleanouts, or months on the market. We buy inherited properties as-is and close in 7-14 days.Bilingual service — Hablamos español.

Call 888-440-5250 — Talk to Someone Today

What Most Families Want to Know First

You don't have to clean it out. You don't have to fix anything. You don't have to be in Allentown to close. The biggest questions are usually about probate — and most of those are resolvable faster than people expect with the right title company and a clear estate situation.

Allentown Inherited Property: Common Situations We Handle

Out-of-state heirs

You live in another state and inherited an Allentown property. Managing a traditional sale from a distance — contractors, cleanouts, showings — is a logistical nightmare. Many Allentown properties are older row homes and Bethlehem Steel-era houses that need significant work. We handle it from here. You can close remotely.

Multiple heirs

You and your siblings, cousins, or other family members inherited the house together. Everyone needs to agree. We're experienced with multi-heir situations and can work with your estate attorney to get everyone to the closing table.

Property needs work

The house hasn't been updated in decades, or it's been vacant for years. Many Allentown row homes have aging systems — older boilers, knob-and-tube wiring, aging roofs. Traditional buyers will ask for repairs or discounts. We buy it as-is.

Estate still in probate

Probate in Lehigh County isn't finished yet, but you want to move forward. We can enter a purchase agreement and close once Letters Testamentary are issued from the Lehigh County Register of Wills. No need to wait for the full process to conclude.

Back taxes or liens

The property has accumulated back taxes or there are liens from the estate. These are handled at closing — paid from proceeds. They don't prevent the sale.

Lehigh County Probate — The Basics

If the property was titled solely in the deceased's name, it goes through probate at the Lehigh County Register of Wills. Here's what that typically looks like:

File for probate at Lehigh County Register of Wills

455 W Hamilton St, Allentown PA 18101 (Lehigh County Courthouse). The executor (personal representative) named in the will files for Letters Testamentary.

Letters Testamentary are issued

Once issued, the executor has legal authority to manage and sell estate assets. This often happens within days to a couple of weeks.

Executor signs the purchase agreement

With Letters Testamentary in hand, the executor can sign a real estate contract. The estate sells the property, not the individual heirs.

Close with a title company

Closing is handled by a PA title company. Proceeds go to the estate account for distribution to heirs according to the will or PA intestate law.

Get a Cash Offer on the Inherited Property

No cleanup, no repairs, no showings. We work around estate timelines.