Midlothian practice serving Chesterfield County and the greater Richmond area, including Chester, Powhatan, Henrico, Bon Air, and Short Pump. Handles probate and estate administration, guardianship and conservatorship, and Medicaid planning and applications alongside estate planning. Attorney Scott Martin has practiced for more than fifteen years.
Estate Planning for Richmond City, Virginia Property Owners
For most Richmond City 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.
For a Richmond City property owner, the biggest probate risk is the home itself. Real estate is what forces most families into the Circuit Court. The two tools that keep a Richmond City home out of probate are a transfer-on-death deed recorded with the Clerk of the Circuit Court, and a revocable living trust that holds title to the property.
Skipping this planning step means the Circuit Court decides who receives the property: a simple Virginia probate takes 6+ months. Virginia 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 Richmond City
A transfer on death deed names a beneficiary who receives Richmond City property automatically at the owner's death, without probate. It is recorded with the Clerk of the Circuit Court during the owner's lifetime and can be revoked at any time.
Before recording, a Virginia transfer on death deed is signed with notary acknowledgmentVa. Code 64.2-621 to 64.2-638Verified Oct 19, 2026View source. The deed takes effect only if it is recorded before the owner's deathVa. Code 64.2-621 to 64.2-638Verified Oct 19, 2026View source.
Where to Record Property Documents
Deeds and other real property documents for Richmond City are recorded with the Clerk of the Circuit Court at 400 North Ninth Street, John Marshall Courts Building, Richmond, VA 23219. Phone: 1-804-646-6505. Hours: Monday-Friday 8:30 AM-4:30 PM.
The Clerk of the Circuit Court charges $26 for 1-10 pages, $40 for 11-30 pages, $60 for 31+ pages. A 2-page transfer on death deed costs $30 to record in Richmond City, which is $26 in recording fees plus the $3 Open-Space Preservation Fee (Virginia Outdoors Foundation) and the $1 Land Book Transfer Fee. A transfer on death deed is exempt from transfer tax.
Richmond City accepts electronic recording through CSC and Simplifile.
Recording Office Record
Clerk of the Circuit Court
Richmond City
Phone
Hours
Monday-Friday 8:30 AM-4:30 PM
Office
400 North Ninth Street, John Marshall Courts Building, Richmond, VA 23219
Website
E-recording
Fax
1-804-646-6562
Recording fees
| 1-10 pages | $26 |
| 11-30 pages | $40 |
| 31+ pages | $60 |
| Open-Space Preservation Fee (Virginia Outdoors Foundation)Applies to a TOD deed | $3 |
| Land Book Transfer FeeApplies to a TOD deed | $1 |
| Deed Processing FeeNot required for a TOD deed | $20 |
| Paper-Filing Fee (clerks offering electronic land-record filing) | Up to $5.00 per instrument |
| Transfer tax on a TOD deed | TOD deeds are exempt from transfer tax |
Va. Code 17.1-275 (subdivision A 2), 17.1-279; add-ons at Va. Code 58.1-817, 58.1-3314(3), 17.1-258.3:1 and Appropriation Act Item 3-6.01
Verified October 17, 2026 · Source
Estate Planning Attorneys Serving Richmond City
Richmond firm serving the metro area and Williamsburg, representing executors, trustees, administrators, and personal representatives through Virginia probate. Handles estate and trust administration, will and trust contests and fiduciary litigation, guardianships and conservatorships, and estate and tax planning. In practice since 1977.
Glen Allen firm serving Henrico, Goochland, and the greater Richmond courts with a dedicated probate and estate-administration practice. On the settlement side it walks personal representatives through qualification, files inventories and accountings, and manages creditor claims and asset distribution, alongside long-term-care and guardianship work.
Midlothian firm working the Chesterfield County circuit court and Commissioner of Accounts. It administers both probate and non-probate estates — qualifying executors, administrators, and trustees, marshalling assets, and carrying trust administration through to distribution — alongside guardianship and conservatorship petitions for incapacitated relatives.
Downtown Richmond solo practice on East Broad Street handling estate settlement across the city and neighboring counties. Guides executors and administrators through their duties — transferring assets, balancing beneficiary and creditor claims, and closing the estate — with more than twenty years of Richmond-area estate work.
Henrico firm, with a Williamsburg office, serving the greater Richmond region within roughly 90 minutes of the city. Estate-side work covers estate planning, elder law and asset protection, and estate and fiduciary litigation, alongside family law. Offers fixed fees quoted in advance, free consultations, and estate-planning workshops held online or in person.
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.
Legal Sources
(2)·
- Va. Code 64.2-621 to 64.2-638
- Va. Code 17.1-275 (subdivision A 2), 17.1-279; add-ons at Va. Code 58.1-817, 58.1-3314(3), 17.1-258.3:1 and Appropriation Act Item 3-6.01
Data sourced from Virginia statutes and official state code. How we research.
Forms for Planning Your Estate in Virginia
Free forms for planning your estate in Virginia: will, living trust, pour-over will, powers of attorney and TOD deed. Prepare each form for Virginia.
Free
Last Will and Testament
In Virginia, a will is signed before 2Va. Code § 64.2-403Verified Oct 19, 2026View source witnesses, and a self-proving affidavit signed with it lets the court admit it without witness testimonyVa. Code § 64.2-403Verified Oct 19, 2026View source.
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Codicil to a Will
In Virginia, a codicil is signed before 2Va. Code § 64.2-403Verified Oct 19, 2026View source witnesses, like a will, and the self-proving affidavit signed with it lets the court admit it without witness testimonyVa. Code § 64.2-452Verified Oct 25, 2026View source.
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Free
Healthcare Power of Attorney
Virginia requires 2Va. Code Ann. § 54.1-2984Verified Oct 15, 2026View source witnesses for a healthcare power of attorney; notarization is not requiredVa. Code Ann. § 54.1-2984Verified Oct 15, 2026View source.
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HIPAA Release
In Virginia, 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
Virginia treats a power of attorney as durable by defaultVa. Code §§ 64.2-1600 through 64.2-1642Verified Oct 21, 2026View source, and it is signed with no witness or notary requirementVa. Code §§ 64.2-1600 through 64.2-1642Verified Oct 21, 2026View source.
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Transfer on Death Deed
In Virginia, a transfer on death deed is signed before a notaryVa. Code 64.2-621 to 64.2-638Verified Oct 19, 2026View source, then recorded with the county before the owner's deathVa. Code 64.2-621 to 64.2-638Verified Oct 19, 2026View source. Virginia does not recognize a Lady Bird deed.
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Vehicle Transfer on Death
Virginia allows a transfer-on-death beneficiary designation on a vehicle titleVa. Code 46.2-633.2Verified Oct 21, 2026View source, filed through the Virginia Department of Motor Vehicles (DMV) using Form VSA 18.
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Free
Living Will
In Virginia, the living will is the Advance Medical DirectiveVa. Code Title 54.1, Ch. 29, Art. 8 (Health Care Decisions Act), §§ 54.1-2981 to 54.1-2993.1; Art. 9 (Advance Health Care Planning Registry), §§ 54.1-2994 to 54.1-2996Verified Sep 27, 2026View source, a written instruction that is valid with no agent named.
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Tools for Planning Your Estate in Virginia
Free tools for planning your estate in Virginia: will and trust costs, trust or TOD deed, and the signing rules. Run each tool for Virginia and read its answer.
How Do I Sign Estate Documents?
In Virginia, a will is signed before 2Va. Code § 64.2-403Verified Oct 19, 2026View source witnesses, and notarization is not requiredVa. Code § 64.2-403Verified Oct 19, 2026View source.
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Will My Estate Documents Transfer?
Virginia has no statute recognizing a will by the law of the place where it was signedVa. Code § 64.2-407Verified Oct 19, 2026View source, so a will used here is tested against its own rule: 2Va. Code § 64.2-403Verified Oct 19, 2026View source witnesses, and notarization is not requiredVa. Code § 64.2-403Verified Oct 19, 2026View source.
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Trust or Will: Which Costs Less?
In Virginia, a will-based plan pays probate attorney fees of typically 2.5%Modeled estimate under Va. Code §§ 64.2-105(B)(12) (fiduciary employs and compensates counsel), 64.2-1208(A) (commissioner of accounts allows reasonable expenses; no statutory percentage): the hours the statutory fee schedules imply, at the state's surveyed hourly rateVerified Sep 9, 2026View source to 3.9%Modeled estimate under Va. Code §§ 64.2-105(B)(12) (fiduciary employs and compensates counsel), 64.2-1208(A) (commissioner of accounts allows reasonable expenses; no statutory percentage): the hours the statutory fee schedules imply, at the state's surveyed hourly rateVerified Sep 9, 2026View source of the estate; a funded revocable trust keeps those assets out of probate and off that fee.
Calculate Costs
How Much Does a Revocable Living Trust Cost?
An attorney-prepared revocable living trust in Virginia runs $3,770Estimate: 10 hours at $377, Clio's Virginia Trusts rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source to $5,655Estimate: 15 hours at $377, Clio's Virginia 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 Virginia runs $1,311Estimate: 3 hours at $437, Clio's Virginia Wills and Estates rate; Compare Lawyer Rates, 2025 dataVerified Oct 15, 2026View source to $2,622Estimate: 6 hours at $437, Clio's Virginia 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 $29,411Va. Code §§ 64.2-105(B)(12) (fiduciary employs and compensates counsel), 64.2-1208(A) (commissioner of accounts allows reasonable expenses; no statutory percentage)Verified Sep 9, 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 Virginia, a parent names a guardian for a minor child in a willVa. Code §§ 64.2-1701, 64.2-1702Verified Sep 16, 2026View source, and the nomination covers the child until the age of majority, 18Va. Code § 1-204Verified Sep 16, 2026View source.
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Do I Need a Revocable Trust?
Probate in Virginia takes 6 months to 9 months for a simple estate and charges attorney fees of typically 2.5%Modeled estimate under Va. Code §§ 64.2-105(B)(12) (fiduciary employs and compensates counsel), 64.2-1208(A) (commissioner of accounts allows reasonable expenses; no statutory percentage): the hours the statutory fee schedules imply, at the state's surveyed hourly rateVerified Sep 9, 2026View source to 3.9%Modeled estimate under Va. Code §§ 64.2-105(B)(12) (fiduciary employs and compensates counsel), 64.2-1208(A) (commissioner of accounts allows reasonable expenses; no statutory percentage): the hours the statutory fee schedules imply, at the state's surveyed hourly rateVerified Sep 9, 2026View source of the estate; assets held in a revocable trust skip both.
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Virginia Estate Planning Articles
Estate planning articles for Virginia.
