How to choose a probate agent

General information for Pennsylvania, last reviewed November 9, 2026. Not legal advice. Practice varies by county Orphans' Court and Register of Wills.

If you are an executor selling a house in Philadelphia or the suburbs, it is reasonable to talk with two or three agents before choosing one. These questions are meant to help you compare them calmly. None of them requires you to commit to anything.

Questions to ask any probate agent

1. How many estate or probate sales have you personally handled in this county in the last few years? Ask for the agent's own number, not a team total. Then ask what was hard about one of them.
2. Will you work alongside our estate attorney? Ask how they share offers and documents with counsel, and confirm they won't give legal or tax advice.
3. Can you show me an as-is number and a prepared number? A good agent can explain what a clean-out, paint, or repairs might cost, and what they might or might not add.
4. Who will actually do the work? On teams, ask who will be your day-to-day contact and who will attend the walk-through and inspections.
5. How do you handle heirs who live far away or disagree? Ask how they will keep everyone informed.
6. What vendors do you suggest, and are we free to use others? Ask whether the agent has any financial relationship with the vendors or investors they recommend.
7. Do you also buy houses or refer to investors? That can be useful, but you should know about it up front.
8. What does the township or borough require before settlement? Many municipalities require resale or Use & Occupancy inspections.

Credentials and claims

Designations such as CPRES (Certified Probate Real Estate Specialist) or SRES (Seniors Real Estate Specialist) show training, not guaranteed results. You can confirm any Pennsylvania real estate license through the state's public license lookup, PALS. This directory reports credentials and experience figures only when the agent's own public page states them. We also note when a number refers to all home sales rather than only estate sales.

Signs to slow down

• Pressure to sign a listing agreement or a sale contract before the estate's authority is in place
• A price that sounds much higher than the others, with little data behind it
• Reluctance to put fees, cancellation terms, or vendor relationships in writing
• Advice about the will, taxes, or distributions. Those questions belong with your attorney or accountant.

Find a probate agent near you

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