Detailed answer — step‑by‑step

1. Accept appointment and confirm your powers.

   After probate opens, the court will appoint a personal representative (executor or administrator). Confirm the document (letters testamentary or letters of administration) that the court issues; it shows the authority you have to act for the estate. The probate court in the county where the decedent lived controls estate administration under West Virginia probate law (see West Virginia Code, Chapter 44: Probate, Estates and Trusts: https://code.wvlegislature.gov/44/).

2. Inventory assets and identify liens and debts.

   Create an inventory of all estate assets, including real property, and determine secured debts (mortgages, tax liens) and unsecured debts (credit cards, medical bills). Locate deeds, mortgage statements, tax bills, and title information. You must know whether the property has liens that must be paid or cleared at sale.

3. Determine whether sale is necessary and whether the will authorizes sale.

   Sometimes a will gives the executor authority to sell without prior court permission; other times it does not. Even with such authority, many executors still seek court approval to avoid disputes. If the estate needs cash to pay debts and there’s insufficient liquid assets, selling real property is a common option.

4. Give notice to creditors and follow probate notice rules.

   Before or after filing for probate you must publish or mail notice to creditors according to state requirements so they can present claims. Creditor claims procedures and deadlines are governed by West Virginia probate law; follow the court’s directions to make sure creditors are bound by the probate process (see West Virginia Code, Chapter 44: https://code.wvlegislature.gov/44/).

5. Seek court authority to sell (when required).

   If the will does not explicitly permit an unfettered sale, or if the sale is contentious (e.g., beneficiaries object), file a petition with the probate court requesting authority to sell real property. Your petition should include the reasons for the sale, an appraisal or valuation, and proposed sale terms. The court will set a hearing and may require notice to interested parties and beneficiaries. The court’s written order will authorize the sale and specify whether it must be by public auction, sealed bids, or private sale subject to confirmation.

6. Obtain an appraisal or valuation.

   Most courts want an independent appraisal or estimated fair market value before approving a sale to ensure the estate receives a fair price. Get at least one qualified appraisal or market analysis from a licensed appraiser or real estate professional.

7. Provide required notices and follow sale method set by the court.

   Follow the sale method in the court order. If the court orders a public auction, follow auction procedures. If it permits a private sale, you might have to advertise the property or obtain competing offers and obtain court confirmation. Serve or notify interested persons as the court requires so the sale can’t be later challenged for lack of notice.

8. Close the sale and transfer title under court supervision.

   Execute the deed as the personal representative and close through a title company or attorney. If the sale required court confirmation, obtain the confirming order before or concurrent with closing. Pay off mortgages and liens from sale proceeds as required by law and by lien priority rules.

9. Pay estate debts and expenses in the correct order.

   Apply proceeds to funeral expenses, administration costs, taxes, secured debts, and then unsecured creditor claims in the priority set by West Virginia law. Keep careful records and retain receipts and settlement statements from the sale. If creditors remain unpaid, follow statutory priority and procedures before distributing to beneficiaries.

10. Account to the court and distribute remaining funds.

    Prepare a final accounting showing receipts (including sale proceeds), payments to creditors and expenses, and proposed distributions to heirs or beneficiaries. File the accounting and obtain the court’s approval before making final distributions. Closing the estate formally relieves you of fiduciary duties once the court discharges you.

11. Keep records and consider bonding or insurance.

    Keep complete records of the sale, notices, court orders, title transfer documents, and disbursements. If the court required a bond, make sure the bond stays in effect until final discharge. Consider using fiduciary errors & omissions insurance if available.

Key West Virginia legal resources: For the statutory framework that governs probate administration and sales, see West Virginia Code, Chapter 44 (Probate, Estates and Trusts): https://code.wvlegislature.gov/44/ . Also follow local probate court rules for the county where the estate is being administered; many procedural details (filings, forms, notice publication) are county‑specific.

This is general information only and not legal advice. If you have questions about duties, deadlines, or potential personal liability as a personal representative, consult a West Virginia probate attorney.

Helpful Hints — practical checklist for executors selling real property

• Obtain and keep a certified copy of your letters testamentary/administration from the probate court before handling title or closing a sale.
• Get a professional appraisal or broker price opinion so the court can see the property’s fair market value.
• Identify all liens and tax obligations on the property early so buyers and the court know what will be paid from sale proceeds.
• Give proper notice to creditors and beneficiaries; follow court-ordered notice procedures exactly to avoid later challenges.
• Consider using a probate attorney or title company to handle the closing to ensure deed language and payoff demands are correct.
• Retain sale documents, bank records, and receipts; you’ll need them for the estate accounting and to justify actions to beneficiaries and the court.
• If beneficiaries object, consider mediation or ask the court for guidance rather than proceeding without court approval.
• Watch deadlines: creditor claim deadlines and court reporting deadlines vary; missing a deadline can create liability or complicate distribution.
• If the decedent owned the property jointly or it passed by operation of law (trust, survivorship, TOD), the property may not be part of the probate estate — confirm title status before petitioning to sell.
• When in doubt, get a short consultation with a West Virginia probate attorney to avoid personal liability as a fiduciary.

Again, this is not legal advice. Laws and local court rules change; consult a licensed West Virginia attorney or your probate court for guidance tailored to your estate.