Estate Planning for Allen County, Ohio Property Owners

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

Without a recorded beneficiary designation or a trust, Allen County property passes through the Probate Court — even simple Ohio probates run 6+ months and start with about $200 in filing fees. Ohio 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 Allen County

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

Before recording, an Ohio transfer on death designation affidavit is signed with a notary juratORC 5302.22 to 5302.24Verified Aug 24, 2026View source. The deed takes effect only if it is recorded before the owner's deathORC 5302.22 to 5302.24Verified Aug 24, 2026View source.

Create a OhioTOD deed →Allen Countysigning requirements →

Where to Record Property Documents

Deeds and other real property documents for Allen County are recorded with the County Recorder, led by County Recorder Mona S. Losh, at 301 N. Main St., Room 204, Lima, OH 45801. Phone: 419-223-8517. Hours: Monday - Friday, 8:00 AM - 4:15 PM.

The County Recorder charges $34 for the first 2 pages plus $8 for each page beyond 2. Recording a 2-page transfer on death designation affidavit in Allen County comes to $34. A transfer on death designation affidavit is exempt from transfer tax.

Allen County accepts electronic recording through CSC/Ingeo, ePN, Hopdox, Indecomm, Simplifile.

Recording Office Record

County Recorder

Allen County · County Recorder · Mona S. Losh

Address

301 N. Main St., Room 204Lima, OH 45801

Hours

Monday - Friday, 8:00 AM - 4:15 PM

E-recording

Available via CSC/Ingeo, ePN, Hopdox, Indecomm, SimplifileE-recording info →
Visit recorder website →

Recording fees

Base fee (first 2 pages)$34
Each page beyond 2$8
Transfer tax on a TOD deedExempt

ORC 317.32(A)(1); ORC 317.36(A)

Open in Google Maps

Verified September 8, 2026 · Source

Estate Planning Attorneys Serving Allen County

Solo PracticeOttawa, OH

Cunningham Law Office

Since 1925 · Serves 5 counties

Cunningham Law Office traces its roots to 1925 in Ottawa, the county seat of Putnam County. Attorney Matthew A. Cunningham is a third-generation attorney who took over the practice in 2002. The firm handles probate, wills, trusts, estates, guardianships, and general practice matters throughout northwest Ohio. Martindale-Hubbell Peer Distinguished Rating.

PracticesEstate PlanningTrust AdministrationProbateGuardianship

Office
1331 E. 4th St.Ottawa, OH 45875

Solo PracticeMiller City, OH

Law Office of Amber L. Niese, LLC

Serves 6 counties

The Law Office of Amber L. Niese serves northwest Ohio from offices in Miller City (Putnam County) and Napoleon (Henry County). The firm handles estate planning, estate and trust administration, elder law, special needs planning, and probate matters. Attorney Niese is an accredited attorney with the U.S. Department of Veterans Affairs and a member of NAELA.

PracticesEstate PlanningTrust AdministrationProbateElder LawSpecial Needs Planning

Office
211 East Main Cross StreetMiller City, OH 45864

FirmLima, OH

Kendall & Meyer Law, Ltd.

Kendall & Meyer Law has specialized in estate planning and probate for over 40 years, serving individuals and families in Allen County and the Lima area. The firm focuses on estate administration, wills, trusts, and probate matters.

PracticesEstate PlanningTrust AdministrationProbate

Office
121 W. High Street, Suite 602Lima, OH 45801

FirmBryan, OH

Bish, Butler & Thompson, Ltd.

Since 1907

Bish, Butler & Thompson traces its roots to 1907 and serves clients throughout northwest Ohio, northeast Indiana, and south central Michigan. The firm offers estate planning and probate services from Bryan, the county seat of Williams County, with nearly 200 years of combined legal experience among staff.

PracticesEstate PlanningProbate

Office
1210 West High StreetBryan, OH 43506

FirmDefiance, OH

Clemens, Korhn, Liming & Warncke, Ltd.

Since 1880

Clemens, Korhn, Liming & Warncke is the oldest law firm in Defiance County, founded in 1880. The firm provides estate planning and administration services across 12 northwest Ohio counties. All member attorneys hold AV Preeminent ratings from Martindale-Hubbell.

PracticesEstate PlanningTrust AdministrationProbate

Office
419 Fifth Street, Suite 2000Defiance, OH 43512

FirmVan Wert, OH

Diller & Rice, LLC

Diller & Rice serves Northwest Ohio with estate planning, probate, tax planning, family business succession planning, asset protection, and elder law including Medicaid and VA eligibility. The firm covers Van Wert, Mercer, Paulding, Defiance, Allen, Auglaize, and surrounding counties.

PracticesEstate PlanningTrust AdministrationProbateElder Lawand 4 more

Office
124 East Main StreetVan Wert, OH 45891
Free consultation
See all 19 firms serving Allen 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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