What to Do When Someone Dies in Lancaster, Pennsylvania
Probate in Lancaster 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 Lancaster 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
Lancaster County
Address
Lancaster County Courthouse, 50 North Duke StreetLancaster, PA 17602
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 Lancaster, probate runs through the Orphans' Court at Lancaster County Courthouse, 50 North Duke Street, Lancaster.
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 Lancaster County
What probate costs in Lancaster 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 Lancaster County Courthouse, 50 North Duke Street, Lancaster.
Probate matters are handled through the Probate. Filing and payment go through these offices, not the main clerk window.
The Orphans' Court charges $50 - $950+ (based on estate value)42 P.S. § 21022.1; 42 Pa.C.S. § 3733Verified Sep 8, 2026View source to open a probate case. 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 Lancaster County are filed at the Orphans' Court. File in person during business hours or by mail.
Filings here are routed through the Probate. Confirm with the office which intake handles the petition type you're filing.
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.
These are specific requirements for filing probate in this county. Following these guidelines will help avoid delays or rejected filings.
Before You File
In-person petitions for Grant of Letters; videoconference by special exception
In-person petitions for Grant of Letters accepted. Videoconference is available by special exception only. Inheritance tax returns/payments accepted at counter; postmark used for mailed filings.
You can file in person without an appointment. Petitions for Grant of Letters are accepted for filing in person. Videoconference filing is available by special exception only, with prior arrangement.
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 Lancaster 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 Lancaster County are recorded with the Recorder of Deeds at Lancaster County Government Center, 150 North Queen Street, Suite 315, Lancaster, PA 17603. Phone: (717) 299-8238. Hours: Monday - Friday, 8:30 AM - 5:00 PM (recordings conclude at 4:30 PM).
The Recorder of Deeds charges $71 for the first 4 pages plus $2 for each page beyond 4.
Lancaster County accepts electronic recording through Simplifile / CSC / EPN.
Recording Office Record
Recorder of Deeds
Lancaster County · Recorder of Deeds
Address
Lancaster County Government Center, 150 North Queen Street, Suite 315Lancaster, PA 17603
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 Lancaster 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 Lancaster 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.
Lancaster firm on East King Street with a trusts and estates group serving Lancaster County and south-central Pennsylvania, with additional offices in Reading, York, and Harrisburg. Handles estate planning, estate and trust administration, and probate, plus Orphans' Court litigation and estate and inheritance tax planning.
PracticesEstate PlanningTrust AdministrationProbate LitigationTrust Litigationand 2 more
Harrisburg firm serving Dauphin County and Central Pennsylvania, guiding executors and administrators through the Pennsylvania probate process since 1978. Handles estate plans ranging from simple wills to business-succession structures, plus estate administration, elder law, and powers of attorney.
Located in Lititz, Lancaster County, offering value-added lifetime estate and elder law planning services including wills, powers of attorney, trust planning, and Medicaid qualification assistance.
Full-service firm with offices in Harrisburg and Lancaster whose Estate Planning Group works with clients and their other professional advisors to develop customized estate plans that reduce taxes, preserve assets, and carry out legacies.
PracticesEstate PlanningTrust AdministrationProbate LitigationTrust Litigationand 5 more
Harrisburg firm on North Front Street serving Dauphin, Cumberland, Perry, Lancaster, and York counties in south-central Pennsylvania since 1969. Its estates and trusts group handles estate planning, estate and trust administration, and probate, along with guardianship, Medicaid, and estate and inheritance tax planning.
Lancaster firm with over 90 years of combined legal experience serving Lancaster, York, Berks, and Lebanon counties with wills, trusts, powers of attorney, trust and estate 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.
Enter estate details
Select your state and enter an estate value to see a detailed cost estimate.
Quick examples:
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.
$
Total probate assets (exclude beneficiary-designated accounts)
Can you self-file probate?
Enter your state and estate value to get a personalized recommendation with estimated cost savings.
Score-based assessment with reasoning
Cost comparison vs. hiring an attorney
This tool provides general information about self-filing probate and is not legal advice. Consult a licensed attorney in your state for guidance specific to your situation.
Lancaster Guides
Step-by-step tools for families in Lancaster, Pennsylvania.
