What to Do When Someone Dies in Lackawanna County, Pennsylvania
Probate in Lackawanna County runs through the Orphans' Court: prove the will, settle the debts, and pass the house to the heirs. Here is how the local process works—and what each step actually costs.
When someone dies in Lackawanna County, settling their estate runs through the Orphans' Court. This page covers the court record, whether probate is required, what it costs, how to file, transferring property, and the local attorneys who handle probate here.
Probate Court Record
Orphans' Court
Lackawanna County
Address
Lackawanna County Government Center, 123 Wyoming Avenue, 5th FloorScranton, PA 18503
Probate is the court-supervised process of settling someone's estate after they die — validating the will, paying debts and taxes, and transferring what's left to the heirs. In Lackawanna County, probate runs through the Orphans' Court at Lackawanna County Government Center, 123 Wyoming Avenue, 5th Floor, Scranton.
The personal representative opens the case, gives notice to heirs and creditors, files an inventory of the estate's assets, settles outstanding debts and taxes, and then distributes the remainder under the will — or under Pennsylvania intestacy law when there is no will.
Most Pennsylvania estates take 9 months to 14 months to move through this process. The 12 months20 Pa.C.S. § 3532 (one year from first complete advertisement of the grant of letters — a risk-distribution protection period for the personal representative, not a nonclaim bar)Verified Sep 8, 2026View source creditor claim window is the largest fixed piece of that timeline — a mandatory wait regardless of how simple the estate is.
What Probate Costs in Lackawanna County
What probate costs in Lackawanna County, Pennsylvania comes down to a handful of line items — the court filing fee, attorney and executor compensation, publication, and sometimes a bond — scaled by the estate's size and whether the will is contested. The case itself runs through the Orphans' Court at Lackawanna County Government Center, 123 Wyoming Avenue, 5th Floor, Scranton.
Pennsylvania charges $50 - $950+ (based on estate value)42 P.S. § 21022.1; 42 Pa.C.S. § 3733Verified Sep 8, 2026View source to open probate, the same in every county. Additional filings during administration — inventory, accounting, the final petition — add to the total.
Estimate the costs for this estate:
Attorney fees in Pennsylvania are negotiated, typically 1.9%No statutory fee schedule; the Orphans' Court reviews reasonableness under In re Trust Estate of LaRocca, 431 Pa. 542, 246 A.2d 337 (1968). County percentage guidelines are not law — "[e]gregious error is committed when a court awards commissions and fees simply on a percentage basis without inquiry into the reasonableness of the compensation" (In re Estate of Preston, 560 A.2d 160, 165 (Pa. Super. 1989), quoted in Estate of Andrews, 2026 PA Super 168)Verified Sep 8, 2026View source to 3%No statutory fee schedule; the Orphans' Court reviews reasonableness under In re Trust Estate of LaRocca, 431 Pa. 542, 246 A.2d 337 (1968). County percentage guidelines are not law — "[e]gregious error is committed when a court awards commissions and fees simply on a percentage basis without inquiry into the reasonableness of the compensation" (In re Estate of Preston, 560 A.2d 160, 165 (Pa. Super. 1989), quoted in Estate of Andrews, 2026 PA Super 168)Verified Sep 8, 2026View source of estate value. Flat-fee arrangements are common for straightforward estates.
Executor compensation is based on reasonable pay for time and effort — the states that do set a schedule pay 2.2%Estimated from the 16 state statutes that set an executor fee schedule (median and interquartile range at this estate value)Verified Sep 8, 2026View source to 3.8%Estimated from the 16 state statutes that set an executor fee schedule (median and interquartile range at this estate value)Verified Sep 8, 2026View source of estate value. Family members who are also beneficiaries often waive the fee — executor pay is taxable income while inheritances are not.
Pennsylvania requires publishing creditor notice in a local newspaper, typically $200–$500. Professional appraisals for real estate or business interests add $300–$600 per asset.
A surety bond may be required unless the will waives it or all beneficiaries consent. Premiums run roughly 0.5%20 Pa.C.S. §§ 3171, 3174 (bond required before letters except as § 3174 provides; a PA-resident PR named in the will, or a PA-resident sole residuary legatee/next of kin, is excused by operation of law); § 3175 (court or register may still require bond)Verified Sep 8, 2026View source of estate value annually.
Probate in Pennsylvania typically runs 9 months to 14 months, and costs accrue throughout that period.
How to File Probate at the Orphans' Court
Probate cases in Lackawanna County are filed at the Orphans' Court. File in person during business hours or by mail.
How to File Your Documents
Paper Filing Available
You can file your probate documents in person at the court or by mail.
Paper Filing Required For
•Guardian Inventory (G-05)
•Guardian Report of Person (G-02)
•Guardian Report of Estate (G-03)
Can You File Without an Attorney?
Not every estate requires an attorney. Estate size, asset types, and whether beneficiaries agree determine if self-filing at the Orphans' Court is realistic.
An appointment is required to file in person. Probates are by appointment only. Contact the office at 570-963-6702 to schedule.
Accepted payment
Cash, Check, Credit card, Debit card. Cash, check, credit, or debit cards accepted for estate filings.
What to Bring
To file at the Orphans' Court you need: the original will (or proof there isn't one), a certified death certificate, contact information for all heirs and beneficiaries, and a summary of what the estate owns and owes.
Transferring Property in Lackawanna County
Clearing title to real estate after a death, whether by a personal representative’s deed, an affidavit of survivorship, or a court order, happens at the Recorder of Deeds.
Deeds and other real property documents for Lackawanna County are recorded with the Recorder of Deeds, led by Recorder of Deeds Evie Rafalko-McNulty, at Lackawanna County Government Center, 123 Wyoming Avenue, Suite 218, Scranton, PA 18503. Phone: (570) 963-6775. Hours: Monday - Friday, 9:00 AM - 4:00 PM (recording hours 9:00 AM - 3:45 PM).
The Recorder of Deeds charges $100 for the first 4 pages plus $2 for each page beyond 4.
Lackawanna County accepts electronic recording through Simplifile / CSC / ePN.
Recording Office Record
Recorder of Deeds
Lackawanna County · Recorder of Deeds · Evie Rafalko-McNulty
Address
Lackawanna County Government Center, 123 Wyoming Avenue, Suite 218Scranton, PA 18503
County fee schedule adopted under the Recorder of Deeds Fee Law (Act 87 of 1982, 16 P.S. § 11011-1 et seq.), 42 Pa.C.S. § 3733(a.1)(1)(v), and 53 Pa.C.S. § 6011
Pennsylvania allows informal probate, so many families settle straightforward estates in Lackawanna County without hiring an attorney. A probate attorney earns the fee when the estate is contested, includes a business or out-of-state real estate, has unclear or insolvent debts, or when beneficiaries disagree.
Probate attorney fees in Pennsylvania are based on reasonable compensation — typically 1.9%No statutory fee schedule; the Orphans' Court reviews reasonableness under In re Trust Estate of LaRocca, 431 Pa. 542, 246 A.2d 337 (1968). County percentage guidelines are not law — "[e]gregious error is committed when a court awards commissions and fees simply on a percentage basis without inquiry into the reasonableness of the compensation" (In re Estate of Preston, 560 A.2d 160, 165 (Pa. Super. 1989), quoted in Estate of Andrews, 2026 PA Super 168)Verified Sep 8, 2026View source to 3%No statutory fee schedule; the Orphans' Court reviews reasonableness under In re Trust Estate of LaRocca, 431 Pa. 542, 246 A.2d 337 (1968). County percentage guidelines are not law — "[e]gregious error is committed when a court awards commissions and fees simply on a percentage basis without inquiry into the reasonableness of the compensation" (In re Estate of Preston, 560 A.2d 160, 165 (Pa. Super. 1989), quoted in Estate of Andrews, 2026 PA Super 168)Verified Sep 8, 2026View source of the estate's value, billed hourly or as a flat fee. Ask a Lackawanna County firm to quote a structure up front.
A probate attorney files the petition with the Orphans' Court, publishes the required creditor notices, prepares the inventory and accounting, handles creditor claims and tax filings, and guides the final distribution. They represent the personal representative — not the beneficiaries — a distinction that matters if a dispute develops.
Downtown Wilkes-Barre firm on South Franklin Street handling probate and estate administration before the Luzerne County Register of Wills and Orphans' Court. Guides executors and administrators through opening the estate and distributing assets, and prepares wills, trusts, and powers of attorney; offers a free initial consultation and extends into Lackawanna and the Poconos.
PracticesEstate PlanningTrust AdministrationPowers Of AttorneyProbate AdministrationWills Trusts
Olyphant firm serving Lackawanna, Luzerne, Monroe, and Pike counties across the Scranton, Wilkes-Barre, and Carbondale area of northeastern Pennsylvania. Attorneys John and Michael Krisa handle estate planning, wills, and probate administration, with over 50 years of combined experience in elder law and estates.
Scranton solo practice on West Market Street handling estate planning and probate before the Lackawanna County Register of Wills. Prepares wills, living wills, and powers of attorney, and guides personal representatives through post-death distribution and estate administration.
PracticesEstate PlanningPowers Of AttorneyProbate AdministrationWills Trusts
Serves clients in Scranton, Carbondale, Wilkes-Barre, Pittston and all over Northeastern Pennsylvania including Lackawanna, Susquehanna, Wayne, Pike, Monroe, Luzerne, and Wyoming counties.
PracticesEstate PlanningElder LawSpecial Needs PlanningPowers Of Attorneyand 3 more
Olyphant firm serving Lackawanna, Luzerne, and Wyoming counties across the Scranton and Wilkes-Barre area of northeastern Pennsylvania, with more than 50 years handling estate matters. Handles probate and estate administration, estate planning, wills, and trust administration.
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.
Living trust assets, and accounts with a named beneficiary or surviving joint owner. These skip probate; some states charge the court fee only on what remains.
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Probate fee bases vary by state and may use gross estate, personal property, inventory value, or net property after debts. This calculator provides educational estimates only and does not constitute legal or financial advice. Actual costs vary significantly by county, attorney, and estate complexity. Consult a licensed attorney in your state for guidance specific to your situation.
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Lackawanna County Guides
Step-by-step tools for families in Lackawanna County, Pennsylvania.
