Estate Planning for Franklin County, Mississippi 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 Chancery Court. The two tools that keep a Franklin County home out of probate are a transfer-on-death deed recorded with the Chancery Clerk, and a revocable living trust that holds title to the property.

Skipping this planning step means the Chancery Court decides who receives the property: a simple Mississippi probate takes 6+ months and opens with $143 in court filing fees. Mississippi 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 Chancery Clerk during the owner's lifetime and can be revoked at any time.

Before recording, a Mississippi transfer-on-death deed is signed with notary acknowledgmentMiss. Code Ann. 91-27-1 to 91-27-37Verified Oct 18, 2026. The deed takes effect only if it is recorded before the owner's deathMiss. Code Ann. 91-27-1 to 91-27-37Verified Oct 18, 2026.

Create a Mississippi TOD deed →Franklin County signing requirements →

Where to Record Property Documents

Deeds and other real property documents for Franklin County are recorded with the Chancery Clerk at 36 Main Street, Meadville, MS 39653. Phone: 1-601-384-2330. Hours: Monday-Friday 8:00 AM-5:00 PM.

Documents submitted by mail go to P.O. Box 297, Meadville, MS 39653.

The Chancery Clerk charges $25 for the first 5 pages plus $1 for each page beyond 5. A 2-page transfer-on-death deed costs $26 to record in Franklin County, which is $25 in recording fees plus the $1 Archive Fee. No transfer tax applies to a transfer-on-death deed.

Recording Office Record

Chancery Clerk

Franklin County

Hours

Monday-Friday 8:00 AM-5:00 PM

Office

36 Main Street, Meadville, MS 39653

Open in Google Maps

Mail

P.O. Box 297 Meadville, MS 39653

Fax

1-601-384-5864

Verified October 16, 2026 · Source

Estate Planning Attorneys Serving Franklin County

FirmVicksburg, MS

Bailess & Rector, LLP

Since 1878 · Serves the whole state

Vicksburg firm serving Warren County and clients across Mississippi, successor to a partnership formed in 1878. Guides executors through probating a will and settling the estate, and represents estates and executors in will challenges and claims of mismanaged estate assets. Also drafts wills, codicils, and advance directives.

PracticesEstate PlanningProbateProbate LitigationWills Trusts

Office
BancorpSouth Bank Building, 820 South Street, Suite 501Vicksburg, MS 39181

Solo PracticeMcComb, MS

Brock Law, PLLC

Serves the whole state

McComb practice of Thomas W. Brock, admitted in 1980, serving Pike County and clients across Mississippi. Advises executors and administrators from appointment and bond through paying creditors and distributing property, and represents them in beneficiary disputes. Drafts wills, living trusts, and directives, and handles guardianships and conservatorships.

PracticesEstate PlanningProbateProbate LitigationTax Planningand 3 more

Office
200 Main StreetMcComb, MS 39648
Free consultation

Solo PracticeTupelo, MS

Bryson Law Firm, PLLC

Serves the whole state

Tupelo practice of attorney Kerry M. Bryson, handling estate planning and probate for Lee County clients and across Mississippi, including out-of-state heirs. Checks the courthouse for liens on real property to value the estate and reviews probate alternatives, and drafts wills, powers of attorney, and advance health care directives. Can provide video recordings of a will signing.

PracticesEstate PlanningProbateTax PlanningWills Trusts

Office
125 Robins StreetTupelo, MS 38804
Free consultation

FirmCleveland, MS

Cox & Moore, PLLC

Serves the whole state

The oldest law firm in Cleveland, tracing its beginnings to 1952, serving Bolivar County and clients across the Delta and North Mississippi. Handles estate planning and administration and probate, including wills, trusts, powers of attorney, and health care directives. Listed in the Bar Register of Preeminent Lawyers, one of four Cleveland firms to hold that distinction.

PracticesEstate PlanningProbateWills Trusts

Office
109 S. Sharpe AvenueCleveland, MS 38732

FirmOxford, MS

Garrett, Friday & McRight, P.L.L.C.

Serves the whole state

Oxford firm on Office Park Drive in Lafayette County, representing individuals and businesses throughout Mississippi; senior partner Ray Garrett opened his Oxford practice after graduating from law school in 1995. Handles the probate of estates and drafts wills, trusts, living wills and powers of attorney. Family law, criminal defense and personal injury make up most of the practice.

PracticesEstate PlanningProbateWills Trusts

Office
1205 Office Park Drive, Suite BOxford, MS 38655

Solo PracticeRidgeland, MS

Hancock Law Firm, PLLC

Since 2001 · Serves the whole state

Ridgeland firm on South Pear Orchard Road in Madison County, founded in 2001 by Pamela L. Hancock. Handles probate and estate administration, including small estate affidavits, muniments of title, insolvent estates, ancillary proceedings, and will contests, and drafts wills, revocable living trusts, and special needs, bypass, and life insurance trusts.

PracticesEstate PlanningProbateProbate LitigationSpecial Needs PlanningWills Trusts

Office
855 S. Pear Orchard Road, Building 100Ridgeland, MS 39157
See all 15 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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Legal Sources

Data sourced from Mississippi statutes and official state code. How we research.

Forms for Planning Your Estate in Mississippi

Free forms for planning your estate in Mississippi: will, living trust, pour-over will, powers of attorney and TOD deed. Prepare each form for Mississippi.

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Last Will and Testament

In Mississippi, a will is signed before 2Miss. Code Ann. § 91-5-1Verified Oct 19, 2026View source witnesses, and a self-proving affidavit signed with it lets the court admit it without witness testimonyMiss. Code Ann. § 91-5-1Verified Oct 19, 2026View source.

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Codicil to a Will

In Mississippi, a codicil is signed before 2Miss. Code Ann. § 91-5-1Verified Oct 19, 2026View source witnesses, like a will; the statute on the witnesses' affidavit names the will aloneMiss. Code Ann. §§ 91-7-7, 91-7-9Verified Oct 25, 2026View source.

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Healthcare Power of Attorney

Mississippi allows a choice for a healthcare power of attorney: 2Miss. Code Ann. § 41-41-209Verified Oct 15, 2026View source witnesses or a notary.

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HIPAA Release

In Mississippi, a HIPAA release is the federal authorization alone: the state adds no category rule, and the document carries the elements federal law requires, among them an expiration date or an expiration event that relates to the individual45 CFR 164.508(c)(1)(v)Verified Oct 21, 2026View source.

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Financial Power of Attorney

Mississippi requires explicit durability language for a power of attorney to survive incapacityMiss. Code §§ 87-3-1, 87-3-3, 87-3-7, 87-3-101, 87-3-103, 87-3-105, 87-3-107, 87-3-109, 87-3-111, 87-3-113Verified Oct 21, 2026View source, and it is signed with no witness or notary requirementMiss. Code §§ 87-3-1, 87-3-3, 87-3-7, 87-3-101, 87-3-103, 87-3-105, 87-3-107, 87-3-109, 87-3-111, 87-3-113Verified Oct 21, 2026View source.

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Transfer on Death Deed

In Mississippi, a transfer-on-death deed is signed before a notaryMiss. Code Ann. 91-27-1 to 91-27-37Verified Oct 18, 2026, then recorded with the county before the owner's deathMiss. Code Ann. 91-27-1 to 91-27-37Verified Oct 18, 2026. Mississippi does not recognize a Lady Bird deed.

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Vehicle Transfer on Death

Mississippi allows a transfer-on-death beneficiary designation on a vehicle titleMiss. Code Ann. 63-21-261 (Title 63, Ch. 21, Art. 4, 63-21-251 to 63-21-261)Verified Oct 21, 2026View source, filed through the Mississippi Department of Revenue (applications made to a designated agent / county Tax Collector).

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Living Will

In Mississippi, the living will is the Advance Health-Care DirectiveMiss. Code Ann. §§ 41-41-201 to 41-41-229 (Uniform Health-Care Decisions Act)Verified Sep 27, 2026View source, a written instruction that is valid with no agent named.

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Tools for Planning Your Estate in Mississippi

Free tools for planning your estate in Mississippi: will and trust costs, trust or TOD deed, and the signing rules. Run each tool for Mississippi.

How Do I Sign Estate Documents?

In Mississippi, a will is signed before 2Miss. Code Ann. § 91-5-1Verified Oct 19, 2026View source witnesses, and notarization is not requiredMiss. Code Ann. § 91-5-1Verified Oct 19, 2026View source.

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Will My Estate Documents Transfer?

Mississippi has no statute recognizing a will by the law of the place where it was signedMiss. Code § 91-7-33Verified Oct 19, 2026View source, so a will used here is tested against its own rule: 2Miss. Code Ann. § 91-5-1Verified Oct 19, 2026View source witnesses, and notarization is not requiredMiss. Code Ann. § 91-5-1Verified Oct 19, 2026View source.

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Trust or Will: Which Costs Less?

In Mississippi, a will-based plan pays probate attorney fees of typically 1.6%Modeled estimate under Miss. Code § 91-7-281 (attorney fees allowable; reasonable); see also § 91-7-299: the hours the statutory fee schedules imply, at the state's surveyed hourly rateVerified Sep 8, 2026View source to 2.5%Modeled estimate under Miss. Code § 91-7-281 (attorney fees allowable; reasonable); see also § 91-7-299: the hours the statutory fee schedules imply, at the state's surveyed hourly rateVerified Sep 8, 2026View source of the estate; a funded revocable trust keeps those assets out of probate and off that fee.

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How Much Does a Revocable Living Trust Cost?

An attorney-prepared revocable living trust in Mississippi runs $3,680Estimate: 10 hours at $368, Clio's Mississippi Trusts rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source to $5,520Estimate: 15 hours at $368, Clio's Mississippi Trusts rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source for an individual, against $0 to $549 up front plus a subscription with an online service.

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How Much Does a Will Cost?

An attorney-prepared will in Mississippi runs $849Estimate: 3 hours at $283, Clio's Mississippi Wills and Estates rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source to $1,698Estimate: 6 hours at $283, Clio's Mississippi Wills and Estates rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source, against $0 to $299 up front with an online service, and probate on a $500,000 estate adds about $23,712Miss. Code § 91-7-281 (attorney fees allowable; reasonable); see also § 91-7-299Verified Sep 8, 2026View source.

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How Does SimplyTrust Compare to LegalZoom, Trust & Will, and Other Services?

Compare what it costs to make a trust official across SimplyTrust, LegalZoom, Trust & Will, Rocket Lawyer, and Quicken WillMaker.

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How Do I Name a Guardian for My Minor Children?

In Mississippi, a parent names a guardian for a minor child in a will or a separate signed writingMiss. Code §§ 93-20-201, 93-20-206Verified Sep 15, 2026View source, and the nomination covers the child until the age of majority, 21Miss. Code § 1-3-27Verified Sep 15, 2026View source.

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Do I Need a Revocable Trust?

Probate in Mississippi takes 6 months to 12 months for a simple estate and charges attorney fees of typically 1.6%Modeled estimate under Miss. Code § 91-7-281 (attorney fees allowable; reasonable); see also § 91-7-299: the hours the statutory fee schedules imply, at the state's surveyed hourly rateVerified Sep 8, 2026View source to 2.5%Modeled estimate under Miss. Code § 91-7-281 (attorney fees allowable; reasonable); see also § 91-7-299: the hours the statutory fee schedules imply, at the state's surveyed hourly rateVerified Sep 8, 2026View source of the estate; assets held in a revocable trust skip both.

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