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Quick overview: As the executor (called a personal representative in Pennsylvania), you must confirm your authority, inventory the estate, determine creditor claims, and either use authority in the will or get court permission to sell real property so creditors can be paid. You must clear liens, document the sale in your fiduciary capacity, pay debts in the statutorily required order, and provide a final accounting before distributing any remaining assets.

Disclaimer: This is general information, not legal advice. I am not a lawyer. For specific legal steps and court filings, consult a Pennsylvania attorney or the local Orphans’ Court.

Detailed answer — step‑by‑step process under Pennsylvania law

1. Confirm your appointment and authority.

   Before you can act, you must be appointed by the court and receive Letters Testamentary or Letters of Administration (often called Letters of Office), issued by the Register of Wills or the clerk of Orphans’ Court in the decedent’s county. If the will expressly gives you the power to sell real estate, that language may authorize you to sell without a separate court order; if not, you usually must seek court approval. See Pennsylvania’s Probate and Fiduciaries statutes (Title 20) for the framework governing fiduciary powers: 20 Pa.C.S. (Decedents, Estates and Fiduciaries).

2. Inventory assets and identify liens and debts.

   Create a full inventory (real property, bank accounts, personal property, insurance, etc.). Order a title search on the real estate to identify mortgages, tax liens, judgments, or other encumbrances. You need this information to know how much must be paid from sale proceeds.

3. Notify creditors and follow required notice procedures.

   Pennsylvania procedures require that creditors be given notice so they can present claims. The exact notices and timing vary by county and by whether the estate proceeds under formal probate or a summary process. Check the Pennsylvania Courts guidance on estate administration for local practice and forms: Pennsylvania Courts — Estate Administration. Timely creditor notice protects the estate and the personal representative from later claims.

4. Decide whether you can sell without court permission.

   If the will grants explicit authority to sell real estate, and the sale falls within that grant, you may sell under the will’s terms and the powers in your Letters. If no written power exists, most executors request a court license (permission) from the Orphans’ Court to sell real property to pay debts, taxes, or for estate administration. The Orphans’ Court will review the petition, notify interested parties, and may hold a hearing.

5. If needed, file a petition for license to sell real estate.

   The petition asks the Orphans’ Court to authorize sale. Typical contents: identification of the estate, description of the property, reason for sale (pay debts, taxes, or conserve estate), a proposed method of sale, and proposed distribution of sale proceeds. The court may require notice to heirs and creditors, and it may order publication. Consult county Orphans’ Court local rules for specific filing requirements.

6. Prepare the property for sale: valuation and lien payoff planning.

   Obtain a current appraisal or broker price opinion to justify the asking price. Contact mortgage holders, taxing authorities, and other lienholders for payoff figures and procedures. If tax liens or mortgages exist, you generally must pay them from sale proceeds or have the buyer take subject to them (rare). Title insurance is common in these sales to give buyers marketable title.

7. Execute the sale in your fiduciary capacity.

   When you sign a contract to sell, sign it as the personal representative and attach a certified copy of your Letters (or otherwise show your authority as required by the buyer/title company). The deed transferring title must identify you as personal representative and reference the estate. If the court required a license, include the court’s authorization with closing documents as the title company will request it.

8. Close, receive proceeds, and pay debts in priority order.

   At closing, sale proceeds typically pay closing costs and any lien payoffs. You must then apply the remaining funds to estate debts in the Pennsylvania priority order (secured claims, funeral expenses, administration expenses, preferred claims such as certain family allowances and taxes, then other creditors). Keep careful receipts and documentation.

9. Prepare an accounting and seek court approval/distribution.

   After paying debts, you must prepare a final accounting (an itemized statement of collections, payments, and distributions). File the inventory and accounting with the court as required. If estate administration is formal, you will typically petition the court for distribution and your discharge as personal representative. Once the court approves, distribute remaining proceeds to heirs or devisees per the will or intestacy rules.

10. Retain records and consider bond and indemnity issues.

    Keep records of all actions, notices, title searches, payoffs, receipts, and communications. If you posted bond or the court set other security conditions, ensure you comply and obtain court discharge before closing your administration duties.

Key legal references and resources

• Pennsylvania Consolidated Statutes, Title 20 (Decedents, Estates and Fiduciaries): https://www.legis.state.pa.us/cfdocs/legis/LI/consCheck.cfm?txtType=HTM&ttl=20
• Pennsylvania Courts — overview and resources on estate administration and Orphans’ Court practice: https://www.pacourts.us/learn/estate-administration

Helpful hints

• Get certified Letters of Office before entering contracts or signing deeds. Title companies often require them at closing.
• Order a professional title search early to find liens and avoid surprises.
• Obtain a written appraisal or broker’s opinion to justify the sale price to the court and beneficiaries.
• Communicate early and clearly with heirs and known creditors — transparency reduces disputes and court challenges.
• Follow county-specific Orphans’ Court local rules for petitions, notices, and filings. Local rules vary across Pennsylvania counties.
• Use a real estate attorney or closing attorney experienced with fiduciary sales — they can prepare deed language, closing statements, and ensure compliance with court orders.
• Keep meticulous records of all receipts, disbursements, and notices. You will need them for the final accounting and to justify your actions to the court.
• If a dispute arises (an heir objects, a creditor contests a claim), consider seeking advice from a probate attorney before proceeding with sale or distribution.