Probate
You Don't Have to Do It Alone.
Navigating inheritance, legal paperwork, and property decisions after a loved one passes is overwhelming. When you inherit a property, you’re often dealing with more than just grief. You’re facing legal hurdles, paperwork delays, home maintenance, and family decisions that feel anything but simple. As a Certified Probate Specialist and licensed Realtor, I help families across Philadelphia and Bucks County manage the real estate side of probate with clarity, care, and efficiency.
Common Challenges
Court delays. Probate filings in Philadelphia can take weeks to process, delaying your ability to sell.
Tangled titles. In parts of Philly, unclear ownership or unpaid liens can stall or block a sale.
Vacant property risks. Unattended homes are vulnerable to vandalism, code violations, or insurance lapses.
Deferred maintenance. Heirs often inherit properties that need cleanouts, repairs, or full updates.
Family tensions. With multiple heirs, emotions and financial decisions can easily collide.
Investor pressure. Cash buyers often target probate homes before families know the property's real value.
How I Can Help
I offer more than just real estate services. I provide peace of mind during a difficult transition:
Full-service probate listing. From cleanout to closing, I coordinate every step.
Trusted vendor network. Cleanout crews, estate attorneys, locksmiths, contractors.
Property valuation. Honest, data-driven pricing advice so you don’t leave money on the table.
Title support. I work with title professionals to resolve tangled title issues quickly.
Discreet, compassionate process. No pressure, no judgment, just support.
Probate
Real Estate Expertise
I am a Certified Probate Specialist trained to handle the legal, financial, and logistical challenges of probate real estate. With a trusted network of attorneys, contractors, and service providers, I streamline the process and reduce stress for families.
Hands on Support with
Property Challenges
Inherited homes often come with complications. Such as, tenants still living in the house, title or deed issues, or properties that need repairs before they can sell. I step in with solutions and connect you to trusted local services, so you don’t have to manage it alone.
Compassion and Steady Communication
You’ll always know what’s happening next. I explain your options in plain language, I stay available, responsive, and patient, so you never feel left in the dark or pressured into making choices before you're ready.
When you're ready, let's connect.
Each situation is unique, and the best place to begin is with a conversation. Use the calendar to select a time that works for you.
This is an opportunity to ask questions, learn about your options, and get straightforward guidance on the probate process.
There is no pressure or obligation. It is simply a step toward understanding what comes next.
Schedule a time that works for you.
RESOURCES
PHILADELPHIA
Probate is managed through the Register of Wills. The website provides forms, inheritance tax information, and step-by-step details about what the court requires.
BUCKS COUNTY
The Register of Wills is the county office where a decedent's estate paperwork is processed, where a personal representative to administer the estate is assigned.
BLOG POST
Understanding the Probate Process in Pennsylvania
A step-by-step outline of the probate process in PA, with clarity on what executors need to know before they reach the point of handling property. ...more
Probate
November 14, 2025•5 min read
What Is Probate
This article defines probate and explains how the process works in Philadelphia. Learn what probate is, how long it usually takes, what factors can affect the timeline, and what documents you need to ... ...more
Probate
September 04, 2025•2 min read
Frequently Asked Questions
What is probate?
Probate is the legal process of settling someone’s estate. It includes paying debts and taxes, then distributing what’s left to heirs according to the will or state law.
Do I need probate if there's a will?
Yes. A will has to be validated through the probate court. Some estates may qualify for simplified procedures if the value is under the state minimum.
How long does probate take?
A simple case may take a few months. More complex estates can take a year or longer.
How much does probate cost?
Costs vary but usually include court fees, attorney fees, and other expenses. In many cases, fees can be paid from the estate.
Can I sell an inherited home during probate?
It depends on state law and the situation. Sometimes it’s possible to sell before probate closes. I can guide you on the options.
Do I have to be local to handel probate?
Not always. If you’re out of the area, I can be your “boots on the ground” for property needs and connect with the right professionals on your behalf.
Honest Real Estate
12320 Academy Road
Philadelphia PA 19154
Office: (215) 904-6001
My Assistant, Denise (215) 261-5567