What is probate and does my King of Prussia property need to go through it?

Probate is the legal process of administering a deceased person's estate under court supervision. In Pennsylvania, if the property was titled solely in the deceased's name (not jointly with right of survivorship), it must pass through probate before it can be sold. The Montgomery County Register of Wills handles this process. If the property was in a living trust, jointly titled, or had a transfer-on-death deed, it may avoid probate entirely.

Where do I file for probate for a King of Prussia property?

Probate in Montgomery County is filed with the Montgomery County Register of Wills and Clerk of Orphans' Court, One Montgomery Plaza (4th Floor), 425 Swede Street, Norristown PA 19401. Phone: 610-278-3400. Email: ROWSupport@montgomerycountypa.gov. Hours: Monday–Friday, 8:30 AM to 4:15 PM (no walk-ins after 3:30 PM). An E-Filing portal is available at webapp.montcopa.org/ROWEFiling for eligible filings.

Can I sell a King of Prussia property while probate is still open?

Yes. Once the executor receives Letters Testamentary (or an administrator receives Letters of Administration) from the Montgomery County Register of Wills, they have legal authority to enter a real estate purchase agreement and sell the property. The estate doesn't have to be fully settled. Many families enter a purchase agreement early in the process and close once the letters are issued.

What are Pennsylvania inheritance tax rates for Montgomery County estates?

Pennsylvania inheritance tax applies to most estate assets transferred to beneficiaries. Rates: 0% for surviving spouses; 0% for transfers to children/grandchildren under 21; 4.5% for children and lineal heirs; 12% for siblings; 15% for all others. The tax is paid by the estate from proceeds before distribution to heirs. This is separate from the realty transfer tax (2% for King of Prussia / Upper Merion Township). Source: PA Department of Revenue — revenue.pa.gov.

How long does probate take in Montgomery County, PA?

Simple Montgomery County estates with a clear will and cooperative heirs can be resolved in 3–6 months. More complex estates — multiple beneficiaries, contested will, significant assets, tax questions — can take 12–24 months. Selling the real property can happen before the estate fully closes, once the executor has authority to sell.

Sell Probate Property King of Prussia PA

The Short Answer for Executors

Once you have Letters Testamentary from the Montgomery County Register of Wills, you have the authority to enter a real estate purchase contract. You don't need to wait for the entire estate to settle. We can sign a purchase agreement now and close as soon as you're ready — or hold to a specific date that works for the estate timeline. No repairs, no cleanout required.

Montgomery County Probate — How It Works for Real Estate

File for probate at the Montgomery County Register of Wills

One Montgomery Plaza (4th Floor), 425 Swede Street, Norristown PA 19401. Phone: 610-278-3400. File the original will and pay the filing fee (based on estate value). E-Filing available at webapp.montcopa.org/ROWEFiling for eligible documents.

Receive Letters Testamentary or Letters of Administration

These documents authorize the executor (or administrator if no will) to act on behalf of the estate — including selling real property. Timing varies by complexity, but many straightforward estates receive letters within days to a few weeks.

Executor signs the purchase agreement

With Letters Testamentary in hand, the executor signs the real estate contract on behalf of the estate. We work with your estate attorney to ensure the documentation is correct.

Close with a PA title company — proceeds to estate account

Closing is handled by a licensed Pennsylvania title company. Proceeds go to the estate account for distribution to heirs after PA inheritance tax obligations and other estate debts are settled.

Sources: Montgomery County Register of Wills — montgomerycountypa.gov/202/Register-of-Wills · PA Inheritance Tax — Revenue.PA.gov

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No cleanup, no repairs. We work with your estate attorney and timeline.

Selling a Probate Property in King of Prussia, PA

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