Pennsylvania Forms

Lancaster County Personal Representative Deed Form

Lancaster County Personal Representative Deed Form

Lancaster County Personal Representative Deed Form

Fill in the blank form formatted to comply with all recording and content requirements.

Validated 7/7/2025 Preview Form
Lancaster County Personal Representative Deed Guide

Lancaster County Personal Representative Deed Guide

Line by line guide explaining every blank on the form.

Validated 5/26/2025 Preview Form
Lancaster County Completed Example of the Personal Representative Deed Document

Lancaster County Completed Example of the Personal Representative Deed Document

Example of a properly completed form for reference.

Validated 5/29/2025 Preview Form

All 3 documents above included • One-time purchase • No recurring fees

Important: Your property must be located in Lancaster County to use these forms. Documents should be recorded at the office below.

Where to Record Your Documents

Lancaster County Recorder of Deeds
Address:
50 North Duke St / PO Box 1478
Lancaster, Pennsylvania 17608-1478

Hours: 8:30am - 5:00pm Monday - Friday / Recording until 4:30pm

Phone: (717) 299-8238

Recording Tips for Lancaster County:
  • Double-check legal descriptions match your existing deed
  • Bring extra funds - fees can vary by document type and page count
  • Some documents require witnesses in addition to notarization

Cities and Jurisdictions in Lancaster County

Properties in any of these areas use Lancaster County forms:

  • Adamstown
  • Akron
  • Bainbridge
  • Bart
  • Bausman
  • Bird In Hand
  • Blue Ball
  • Bowmansville
  • Brownstown
  • Christiana
  • Columbia
  • Conestoga
  • Denver
  • Drumore
  • East Earl
  • East Petersburg
  • Elizabethtown
  • Elm
  • Ephrata
  • Gap
  • Goodville
  • Gordonville
  • Holtwood
  • Hopeland
  • Intercourse
  • Kinzers
  • Kirkwood
  • Lampeter
  • Lancaster
  • Landisville
  • Leola
  • Lititz
  • Manheim
  • Marietta
  • Martindale
  • Maytown
  • Millersville
  • Mount Joy
  • Mountville
  • Narvon
  • New Holland
  • New Providence
  • Paradise
  • Peach Bottom
  • Penryn
  • Pequea
  • Quarryville
  • Reamstown
  • Refton
  • Reinholds
  • Rheems
  • Ronks
  • Silver Spring
  • Smoketown
  • Stevens
  • Strasburg
  • Talmage
  • Terre Hill
  • Washington Boro
  • West Willow
  • Willow Street
  • Witmer

View Complete Recorder Office Guide

Hours, fees, requirements, and more for Lancaster County

How do I get my forms?

Forms are available for immediate download after payment. The Lancaster County forms will be in your account ready to download to your computer. An account is created for you during checkout if you don't have one. Forms are NOT emailed.

Are these forms guaranteed to be recordable in Lancaster County?

Yes. Our form blanks are guaranteed to meet or exceed all formatting requirements set forth by Lancaster County including margin requirements, content requirements, font and font size requirements.

Can I reuse these forms?

Yes. You can reuse the forms for your personal use. For example, if you have multiple properties in Lancaster County you only need to order once.

What do I need to use these forms?

The forms are PDFs that you fill out on your computer. You'll need Adobe Reader (free software that most computers already have). You do NOT enter your property information online - you download the blank forms and complete them privately on your own computer.

Are there any recurring fees?

No. This is a one-time purchase. Nothing to cancel, no memberships, no recurring fees.

How much does it cost to record in Lancaster County?

Recording fees in Lancaster County vary. Contact the recorder's office at (717) 299-8238 for current fees.

Have other questions? Contact our support team

Using a Personal Representative's Deed in Pennsylvania
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The information provided in this article is not meant to be exhaustive, and should not take the place of legal advice. We strongly recommend consulting a lawyer when administering an estate, as each situation is unique. Personal representatives have a fiduciary duty to serve in the estate's best interests, and are "personally liable for undue mistakes made in the administration of the decedent's estate" [1].
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When Pennsylvania residents die, their estate is admitted to probate, regardless of whether they left a will. A will is a legal document whereby a person (testator) gives directions for the distribution of personal assets upon death, and identifies who will administer the estate. Probate is the legal process of distributing assets. In the Commonwealth of Pennsylvania, this process, also referred to as estate administration, is governed by Title 20 et seq. of the Pennsylvania Code (Decedents, Estates, and Fiduciaries).

A probate case begins with the Register of Wills for the county where the deceased claimed permanent residence. Those with property situated in two or more counties also require ancillary probate proceedings. The decedent's will, if one exists, is recorded at this time, along with supporting documents (ex. death certificate, affidavit of subscribing or non-subscribing witness, petition for grant of letters). Pennsylvania implements an expedited probate for estates valued under $50,000.

Upon petition for grant of letters, the Register of Wills issues letters of administration or letters testamentary, depending on whether the decedent died testate (with a will) or intestate (without a will). The letters are a document granting formal authority to the fiduciary who will administer the estate, and are filed as part of the probate case. Fiduciaries may also obtain a short certificate from the Register certifying their capacity to administer the decedent's estate.

This fiduciary is known generally as a "personal representative," or more specifically as either an executor (or executrix, if female) or an administrator. The term "executor" is used when the decedent died with a will and named an executor. The term "administrator" is used when (1) the decedent died without a will (2) the decedent died testate but failed to name an executor in the will, or (3) the decedent died with a will and named an executor, but the executor failed or ceased service. In short, an executor is someone designated by will as the personal representative, whereas an administrator is someone appointed by the Register.

All assets owned solely by the decedent must go through probate. Concerning real property, when the decedent vests title as a sole owner or as a tenant in common, the real property will need to go through probate before it can be distributed by the personal representative. Real property vested with rights of survivorship between or among joint tenants or between husband and wife as tenants by the entirety automatically vests in the surviving joint tenant(s) or spouse. Property held in trust may also avoid probate.

The personal representative has several responsibilities as fiduciary, including submitting a comprehensive inventory of the estate, filing a Pennsylvania Inheritance Tax Return, giving notice to beneficiaries, and paying any debts, before any distribution of assets can occur. Depending on the situation, this process may take several months, so seek legal advice to ensure that all requisite steps are met.

When the decedent leaves instructions for the succession of real property, the named beneficiaries in the will are called devisees. When there is no will, Pennsylvania laws of intestacy determine the succession of the decedent's real property, with title flowing to the decedent's heirs at law. Depending on the situation, the personal representative may sell the decedent's real property [2].

In Pennsylvania, both executors and administrators use the personal representative's deed to distribute or sell real property. As with other types of deeds executed by grantors in a representative capacity (such as trustee's deeds), the personal representative's deed in Pennsylvania typically carries a special warranty, covenanting that the grantor will warrant and defend the property against the lawful claims and demands of the grantor or grantors, and all persons claiming or to claim by, through, or under him or them (21 P.S. 6). The special warranty is fitting for grantors who are transferring property indirectly, or on behalf of, an estate, as they may not have comprehensive knowledge of the title's history prior to the decedent's death.

The deed identifies the acting personal representative as either an executor or administrator, as well as the decedent and date of death. In addition to the grantee and vesting information, legal description of the subject property, and title derivation required for documents pertaining to interests in real property, the personal representative's deed cites the date of the testator's will, if any; the date of probate; the county of probate; the file or case number; and the name of the personal representative.

The deed is signed by the acting representative in the presence of a notary public and recorded in the county Register of Deeds in which the subject real property is situated. Additional notices may be required in Pennsylvania concerning coal and mine subsidence, and supporting documents such as a death certificate and a short certificate may be required to verify the personal representative's authority to convey real property.
To formally close probate, the personal representative must file a report of completion with the register of wills.

If administration of estate not complete within two years of the decedent's date of death, the personal representative may have to file a status report with Register of Wills.

See more forms relating to estate administration at http://www.revenue.pa.gov/FormsandPublications/FormsforIndividuals/Pages/Inheritance-Tax.aspx#.WFABK-YrLIU.

Contact a lawyer with questions regarding estate administration and probate in Pennsylvania.

[1] http://www.whiteandwilliams.com/resources-alerts-Personal-Representatives-and-Fiduciaries-Executors-Administrators-and-Trustees-and-Their-Duties.html
[2] http://www.stallardlawoffice.com/single-post/2015/09/19/Posts-on-Pennsylvania-Real-Property-Title-Death-Wills-and-Joint-Ownership

(Pennsylvania PRD Package includes form, guidelines, and completed example)

Important: Your property must be located in Lancaster County to use these forms. Documents should be recorded at the office below.

This Personal Representative Deed meets all recording requirements specific to Lancaster County.

Our Promise

The documents you receive here will meet, or exceed, the Lancaster County recording requirements for formatting. If there's an issue caused by our formatting, we'll make it right and refund your payment.

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