The Maryland Probate & Estate Liquidity Program™

It depends. In many Maryland estates, you can move forward once a Personal Representative is appointed and Letters of Administration (or Letters Testamentary) are issued, because that’s commonly what proves authority to act for the estate. Closing still has to match what your title company requires and what’s filed through the Register of Wills (and sometimes the Orphans’ Court).

Yes, in most cases. Title companies commonly need written proof that someone has authority to sign on behalf of the estate. In Maryland, that’s typically shown through the PR appointment and the estate’s Letters. Without Letters, most sales stall because there’s no verified signer. Once Letters are issued, you can often sign a contract while probate continues (as long as title/probate requirements are satisfied).

Yes — functionally, but Maryland terminology matters. “Executor” is a common generic word, but Maryland probate materials typically use Personal Representative (PR). Using PR is the Maryland-correct wording and matches what you’ll see in Register of Wills paperwork and what title companies expect when verifying who can sign for the estate.

It depends. Some estates can sell once the PR has authority and the probate/title documentation is ready, while other situations require additional court coordination (especially if there are disputes, restrictions, or unusual circumstances). The safest approach is to align the contract and closing plan with what your attorney or title company says your county’s probate process requires.

It depends. Many Maryland estates take months to a year depending on complexity, creditor issues, and how quickly filings are completed (and corrected if needed). Timelines commonly stretch when heirs disagree, paperwork is incomplete, or the home becomes a management burden (insurance, utilities, maintenance). If the property is expensive to hold, selling during probate can reduce financial drag while the process continues.

It depends. Estate administration includes creditor-notice timing, and those timelines can affect when an estate feels fully settled. But a home sale doesn’t always have to wait until everything is finished. What matters is whether the PR has authority and whether the closing meets probate/title requirements for your specific estate. A good title company can tell you exactly what’s needed to close cleanly.

It depends. Maryland uses different administration tracks based on estate value, often discussed as Small Estate ($50,000 or less, or $100,000 if spouse is sole heir) vs Regular Estate. The paperwork and timing can differ, but a sale usually comes down to two things: (1) authority (PR appointment + Letters) and (2) closing readiness (title/probate documentation acceptable for settlement).

No. You don’t have to complete a full cleanout just to sell, but your chosen route matters. A traditional listing typically performs best when the home is emptied and prepared, while an as-is sale can remove that burden and reduce timeline pressure. For many families, avoiding cleanout stress is a major reason to choose an as-is solution while probate is ongoing.

Yes — think of it as proof of authority. Letters of Administration are issued through the Maryland probate process and show that a Personal Representative is authorized to act for the estate. In real estate terms, it’s one of the key documents a title company relies on to confirm who can sign contracts and closing paperwork for the estate’s property.

It depends. Maryland inheritance tax depends on the heir’s relationship to the person who passed away. Many close relatives are exempt, while some non-exempt recipients may owe inheritance tax (often referenced as 10%). This is separate from probate fees and normal closing costs. When an estate is cash-poor, selling the property is often how families create liquidity to handle obligations.

Yes — usually, but it depends on the title status and what must be cleared at settlement. Probate doesn’t automatically remove a mortgage or liens; they’re typically handled through payoff or other title resolutions at closing. If the loan is in default or an auction date may be approaching, timing becomes critical. In those cases, our Pre-Foreclosure Resolution Program™ is designed to help the Personal Representative evaluate urgency, coordinate with the title company (and the estate’s attorney if needed), and choose the safest path to protect remaining equity. Outcomes and timelines vary—confirm requirements with your settlement agent.

Yes — there are clear red flags. Watch for pressure to sign before you have authority, refusal to use a reputable title/settlement process, vague pricing with no clear explanation, and last-minute fee surprises. A safer path is a written offer that explains pricing logic, uses a standard title company closing, and respects the probate timeline and required documentation.