Estate Planning for Sullivan County, New York Property Owners

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

Without a recorded beneficiary designation or a trust, Sullivan County property passes through the Surrogate's Court — even simple New York probates run 7+ months and start with $45 in filing fees.

Record a Transfer-on-Death Deed in Sullivan County

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

Before recording, a New York transfer on death deed is signed with 2N.Y. Real Prop. Law 424Verified Oct 19, 2026View source witnesses and notary acknowledgmentN.Y. Real Prop. Law 424Verified Oct 19, 2026View source. The deed takes effect only if it is recorded before the owner's deathN.Y. Real Prop. Law 424Verified Oct 19, 2026View source.

Create a New York TOD deed →Sullivan County signing requirements →

Where to Record Property Documents

Deeds and other real property documents for Sullivan County are recorded with the County Clerk at 100 North Street, County Government Center, Monticello, NY 12701. Phone: 1-845-807-0411. Hours: Monday-Friday 9:00 AM-4:45 PM.

Documents submitted by mail go to P.O. Box 5012, Monticello, NY 12701.

The County Clerk charges $45 per document plus $5 for every page. A 2-page transfer on death deed is $55 in recording fees, before any required forms the office charges for. A transfer on death deed is exempt from transfer tax.

Sullivan County accepts electronic recording through CSC, ePN and Simplifile.

Recording Office Record

County Clerk

Sullivan County

Hours

Monday-Friday 9:00 AM-4:45 PM

Office

100 North Street, County Government Center, Monticello, NY 12701

Open in Google Maps

Mail

P.O. Box 5012 Monticello, NY 12701

Fax

1-845-807-0434

Verified October 17, 2026 · Source

Estate Planning Attorneys Serving Sullivan County

FirmGoshen, NY

Blustein, Shapiro, Frank & Barone, LLP

Serves 2 counties

Goshen (Orange County) firm with a second office in Monticello, in Sullivan County. Its wealth-preservation group sees that a decedent's assets are distributed correctly and on time through probate for individually owned property and trust administration for assets passing under a trust instrument, and takes on guardianships; its litigation group handles estate and trust disputes among heirs. Most of its attorneys have been named to the Upstate New York Super Lawyers list.

PracticesEstate PlanningTrust AdministrationProbateProbate Litigationand 5 more

Office
10 Matthews StreetGoshen, NY 10924

Solo PracticeGoshen, NY

Mark G. Aberasturi, Attorney at Law P.C.

Serves 4 counties

Goshen solo practice a few minutes from the Orange County Surrogate's Court, also serving Ulster, Sullivan and Rockland. Walks a surviving spouse or child through being appointed executor or administrator, marshaling scattered accounts, filing the inventory, paying creditors and taxes, filing the decedent's final return and the estate return, and filing the final account with the court. Former chairman of the Orange County Bar Association Elder Law Committee.

PracticesEstate PlanningProbateElder LawTax Planningand 2 more

Office
30 Matthews StreetGoshen, NY 10924
Free consultation

FirmNewburgh, NY

Northrop & Stradar, P.C.

Since 1827

Newburgh firm in New York's lower Hudson Valley, established in 1827. Advises executors and administrators through probate: filing the will with the court, locating beneficiaries, assembling and transferring assets, paying creditors and taxes, and distributing property to beneficiaries. Also handles probate disputes between beneficiaries, challenging invalid wills or defending valid ones in court.

PracticesEstate PlanningProbateProbate Litigation

Office
11 Balmville Road, Suite 2 SouthNewburgh, NY 12550

FirmWalton, NY

Rourke Law

Serves 3 counties

Walton office (Delaware County) of a three-office firm serving the Catskills, Upper Delaware River Valley and Mid-Hudson regions, opened after the firm identified a critical need for legal services in Delaware County. Handles Surrogate's Court work: probate, administration, estate and trust administration, spousal elective share claims, and guardianships.

PracticesEstate PlanningTrust AdministrationProbateProbate Litigationand 2 more

Office
44 West Street, Suite 6Walton, NY 13856
Free consultation

FirmLake Success, NY

Abrams Fensterman, LLP

Since 2000 · Serves 9 counties

Lake Success (Nassau County) firm guiding executors, administrators, trustees and beneficiaries through New York Surrogate's Court — probate, estate and trust administration, and contested estates and objections to a will or to fiduciary conduct. Also handles estate planning, retirement-distribution planning, Medicaid and elder law. Absorbed the Berwitz & DiTata estate practice.

PracticesEstate PlanningTrust AdministrationProbateProbate Litigationand 5 more

Office
3 Dakota Drive, Suite 300Lake Success, NY 11042

FirmBronx, NY

Cavallo & Cavallo

Since 1989 · Serves 4 counties

Bronx firm on East Tremont Avenue with an appointment-only New Rochelle office, serving Bronx, Westchester, Manhattan and Queens families since 1989. Walks executors and administrators through filing the will and petition with the Surrogate's Court, getting appointed, notifying heirs, beneficiaries and creditors, collecting and valuing assets, paying debts, taxes and expenses, and distributing what remains. Also takes contested probate - will contests, undue-influence claims, disputes over asset ownership and challenges to executor authority - plus trust administration, guardianships and conservatorships, and Medicaid and special-needs planning. Consultations are free and the firm practices in Spanish.

PracticesEstate PlanningTrust AdministrationProbateProbate Litigationand 7 more

Office
3453 East Tremont AvenueBronx, NY 10465
Free consultation
See all 14 firms serving Sullivan 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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Data sourced from New York statutes and official state code. How we research.

Forms for Planning Your Estate in New York

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

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Last Will and Testament

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Codicil to a Will

In New York, a codicil is signed before 2EPTL § 3-2.1Verified Oct 19, 2026View source witnesses, like a will, and the self-proving affidavit signed with it lets the court admit it without witness testimonySCPA §§ 103(52), 1406Verified Oct 25, 2026View source.

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Healthcare Power of Attorney

New York requires 2NY PHL § 2981(5)(d)Verified Oct 15, 2026View source witnesses for a healthcare power of attorney; notarization is not requiredNY PHL § 2981(5)(d)Verified Oct 15, 2026View source.

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HIPAA Release

In New York, a HIPAA release names who may receive your records and, as the state requires, names HIV/AIDS-related information and genetic informationN.Y. Pub. Health Law §§ 2780(9), 2782(5)(a) (Article 27-F); NY DOH Form DOH-2557 (Rev. 2/11); N.Y. Civ. Rights Law § 79-l(2)(b), (2)(c), (2)(d), (3)(a)Verified Jun 19, 2026View source expressly before a provider releases them.

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Financial Power of Attorney

New York treats a power of attorney as durable by defaultNY GOL §§ 5-1501, 5-1501A, 5-1501B, 5-1502A through 5-1502N, 5-1504, 5-1512, 5-1513Verified Sep 18, 2026View source, and it is signed before 2NY GOL §§ 5-1501, 5-1501A, 5-1501B, 5-1502A through 5-1502N, 5-1504, 5-1512, 5-1513Verified Sep 18, 2026View source witnesses and a notary.

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Transfer on Death Deed

In New York, a transfer on death deed is signed before a notaryN.Y. Real Prop. Law 424Verified Oct 19, 2026View source and 2N.Y. Real Prop. Law 424Verified Oct 19, 2026View source witnesses, then recorded with the county before the owner's deathN.Y. Real Prop. Law 424Verified Oct 19, 2026View source. New York does not recognize a Lady Bird deed.

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Pour-Over Will

In New York, a pour-over will is signed before 2EPTL § 3-2.1Verified Oct 19, 2026View source witnesses and moves anything left outside the trust into it through probate.

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Revocable Living Trust

Create a revocable living trust to avoid probate, protect privacy, and control asset distribution.

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How Do I Sign Estate Documents?

In New York, a will is signed before 2EPTL § 3-2.1Verified Oct 19, 2026View source witnesses, and notarization is not requiredEPTL § 3-2.1Verified Oct 19, 2026View source.

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Will My Estate Documents Transfer?

New York recognizes a will signed under the law of the place where it was signedEPTL § 3-5.1(c)Verified Oct 19, 2026View source; a will signed in New York itself needs 2EPTL § 3-2.1Verified Oct 19, 2026View source witnesses, and notarization is not requiredEPTL § 3-2.1Verified Oct 19, 2026View source.

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Trust or Will: Which Costs Less?

In New York, a will-based plan pays probate attorney fees of typically 2.5%Modeled estimate under SCPA § 2110 (reasonable compensation; no statutory percentage): the hours the statutory fee schedules imply, at the state's surveyed hourly rateVerified Sep 8, 2026View source to 4%Modeled estimate under SCPA § 2110 (reasonable compensation; no statutory percentage): 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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An attorney-prepared revocable living trust in New York runs $4,250Estimate: 10 hours at $425, Clio's New York Trusts rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source to $6,375Estimate: 15 hours at $425, Clio's New York 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 Do I Name a Guardian for My Minor Children?

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