Estate Planning for Franklin County, Kansas Property Owners

For most Franklin County homeowners, the house is what drags an estate into probate. A transfer-on-death deed or a living trust keeps it out—here is how to set up either one and record it locally.

Record a TOD deedWhere to recordLocal attorneys

For a Franklin County property owner, the biggest probate risk is the home itself. Real estate is what forces most families into the District Court. The two tools that keep a Franklin County home out of probate are a transfer-on-death deed recorded with the Register of Deeds, and a revocable living trust that holds title to the property.

Skipping this planning step means the District Court decides who receives the property: a simple Kansas probate takes 6+ months and opens with $132 in court filing fees. Kansas also lets owners name a transfer-on-death beneficiary on vehicle titles, which keeps cars out of the same process.

Record a Transfer-on-Death Deed in Franklin County

A transfer on death deed names a beneficiary who receives Franklin County property automatically at the owner's death, without probate. It is recorded with the Register of Deeds during the owner's lifetime and can be revoked at any time.

Before recording, a Kansas transfer on death deed is signed with notary acknowledgmentK.S.A. 59-3501 to 59-3507Verified Aug 24, 2026View source. The deed takes effect only if it is recorded before the owner's deathK.S.A. 59-3501 to 59-3507Verified Aug 24, 2026View source.

Create a KansasTOD deed →Franklin Countysigning requirements →

Where to Record Property Documents

Deeds and other real property documents for Franklin County are recorded with the Register of Deeds, led by Vicki Hughes, at 315 S. Main St., Ottawa, KS 66067. Phone: 785-229-3440. Hours: Mon-Fri 8:00 AM - 4:30 PM; recording until 4:00 PM.

The Register of Deeds charges $21 for the first page plus $17 for each additional page. A 2-page transfer on death deed costs $38 to record in Franklin County. A transfer on death deed is exempt from transfer tax.

Franklin County accepts electronic recording through Simplifile, CSC.

Recording Office Record

Register of Deeds

Franklin County · Vicki Hughes

Address

315 S. Main St.Ottawa, KS 66067

Fax

785-229-3441

Hours

Mon-Fri 8:00 AM - 4:30 PM; recording until 4:00 PM

E-recording

Available via Simplifile, CSCE-recording info →

Recording fees

Base fee (first page)$21
Each additional page$17
Transfer tax on a TOD deedExempt

K.S.A. 28-115(a)(5), (b), (i)

Open in Google Maps

Verified September 4, 2026 · Source

Estate Planning Attorneys Serving Franklin County

FirmOttawa, KS

Anderson & Byrd, LLP

Serves 2 counties

Ottawa firm serving Franklin and Miami counties and the surrounding capital region, with the Franklin County district court nearby. Handles estate planning built to avoid probate, estate and trust administration, and elder law, and also takes energy, business, and litigation matters. Draws on more than 150 years of combined attorney experience and offers a free initial consultation.

PracticesEstate PlanningTrust AdministrationElder LawProbate AdministrationWills Trusts

Office
216 S. HickoryOttawa, KS 66067
Free consultation

FirmOttawa, KS

Harris Kelsey, Chtd.

Since 1870 · Serves 2 counties

The oldest continuously operating law firm in Kansas, founded in 1870. Located in historic downtown Ottawa, serving all business and family legal needs including estate planning, probate, and corporate law.

PracticesEstate PlanningBusiness SuccessionProbate AdministrationWills Trusts

Office
101 West Second StreetOttawa, KS 66067

FirmBurlington, KS

Coffman & Campbell, LLC

Serves 2 counties

Nearly 50 years of collective legal experience serving Coffey and Osage counties from offices in Burlington and Lyndon. Handles estate planning, probate, wills, and real estate matters.

PracticesEstate PlanningProbate AdministrationWills Trusts

Office
511 Neosho StBurlington, KS 66839

FirmWichita, KS

Foulston Siefkin LLP

Since 1919 · Serves the whole state

Founded in 1919 and the largest Kansas-based law firm, Foulston Siefkin runs an estate planning and probate group from its Wichita, Topeka, and Overland Park offices, serving clients statewide. Attorneys administer estates and trusts through probate, handle incapacity and tax-minimization planning, plan farm and business succession, and litigate trust and estate disputes.

PracticesEstate PlanningTrust AdministrationTrust LitigationElder Lawand 6 more

Office
1551 N. Waterfront Parkway, Suite 100Wichita, KS 67206

FirmGarden City, KS

Kennedy Berkley, P.A.

Since 1961 · Serves the whole state

A multi-office regional firm founded in 1961, providing trust and estate planning, probate, business transactions, and farm and ranch law services across Western Kansas with offices in Garden City, Dodge City, Hays, Salina, and Overland Park.

PracticesEstate PlanningTrust AdministrationBusiness SuccessionFarm Ranch Planningand 2 more

Office
1811 East Mary St., Suite BGarden City, KS 67846

FirmTopeka, KS

Patton & Patton

Serves the whole state

Patton & Patton handles wills, trusts, and probate administration from offices in Topeka, Lenexa, and Wichita, with probate matters going through Shawnee County District Court and the surrounding regions. The firm prepares estate plans with powers of attorney and health-care directives and represents families through estate administration after a death. Free consultations available.

PracticesEstate PlanningProbate AdministrationWills Trusts

Office
534 S Kansas Ave, Suite 1120Topeka, KS 66603
Free consultation
See all 7 firms serving Franklin County→

Firm listings are for informational purposes only. SimplyTrust does not endorse or recommend any specific firm or attorney. Contact firms directly to verify their current practice areas and availability.

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