How Long Do You Have to Transfer Property After Death?

After death, transfer of property can seem overwhelming. Understanding the legal process, timelines, and requirements for transferring property after death is crucial for executors and heirs alike.

We asked Daniel Mantzaris, Partner at DSK Law, LegalShield’s provider law firm serving North Florida members, to offer some key insights into this process. With Daniel’s help, we’ve laid out the basics so you can deal with a property transfer as smoothly as possible. State laws can vary so you should seek advice and assistance from an attorney in the appropriate state.

Understanding property transfers after death

What happens to property after death?

When someone passes away, their property doesn't automatically transfer to heirs or beneficiaries. The legal status of the property depends on how it was titled before death and whether the deceased had estate planning documents in place.

As Daniel Mantzaris explains:

"If the property is solely titled in the deceased person's name without survivorship rights, the property becomes an asset of the deceased's estate. If the deceased has a Will, title to the property will transfer in accordance with the provisions of the Will under the authority of the personal representative or executor of the estate."

Key factors that determine property transfer include:

• Whether there is a valid Will
• How the property is titled
• State laws regarding inheritance
• Whether the property must go through probate

How long can property stay in a deceased person’s name?

When asking this question, you first want to ask, “Can a house stay in a deceased person’s name?” It can, but leaving property in a deceased person’s name can create complications. However, there’s no universal deadline for transferring property after death. It could be quick, or it could take years.

According to Mantzaris:

"Assuming the property is titled solely in the deceased's name without survivorship rights and if there is a mortgage on the property, then the mortgage company, upon learning of the person's death, will likely accelerate the loan. In other words, the company will demand payment of the entire amount owed on the mortgage."

This acceleration of the mortgage often forces heirs to initiate probate quickly. However, if there's no mortgage, Daniel says, "If there is not a mortgage on the property, then as long as the property taxes are paid, the property could remain in the deceased's name for decades or until a family member or heir tries to sell it. Of course, then a probate action will have to be initiated to transfer title."

Be aware that even though property can technically remain in a deceased person's name for years, delaying transfer can lead to significant legal and financial complications.

Factors affecting the property transfer timeline

The time it takes to transfer property after death varies significantly depending on several factors. These are just a few of the details that could impact the process:

Presence of a Will vs. no Will

Transfer of property after death without a Will is extremely complicated. Having a comprehensive Will dramatically streamlines the property transfer process.

"If the property is titled solely in the deceased's name without survivorship rights, the most important factor in a property transfer timeline is having a comprehensive Will," Mantzaris states. "Once probated according to the laws of the particular state, all issues, including debts, heir disputes, and transfer of assets, including the property, will be resolved under the authority of the court."

Without a Will, property transfers follow state intestate succession laws, which can significantly extend the timeline, especially if heirs disagree about asset distribution.

Probate process and timeline

Probate is the court-supervised process of validating a Will, paying debts and taxes, and distributing assets. The timeline varies by state and case complexity:

• Simple estates: 6-9 months. This could be when no money/property is exchanged, or the transfer is between family members or spouses who trust each other.
• Complex estates: 1-2 years or longer. A complex estate transfer could be when the deceased owns a large number of assets or has a lot of heirs who need to split things up.
• Contested Wills or disputes: People arguing over the contents of a Will or other aspects of the property transfer can extend probate for years.

The role of Joint Tenancy with Right of Survivorship

Joint Tenancy with Right of Survivorship allows property to transfer automatically without going through probate.

Mantzaris explains, "Deeds which are titled in the name of multiple people with rights of survivorship. These deeds have different names in different states... Essentially, the deed is titled in such a manner so that it will automatically transfer to a survivor listed in the deed."

He provides this example: “The deed may be titled or owned by 'John Smith and Jane Jones as Joint Tenants with Rights of Survivorship.’ If titled in this manner, upon the death of John Smith, the title to the property will automatically transfer to Jane Jones. The benefit of joint tenancy with right of survivorship is that the property will transfer outside of probate and a court proceeding is not required."

As with any option, there can be potential negative consequences so you should seek advice and assistance from an attorney.

Transfer on Death (TOD) Deeds

Depending on applicable state law, a transfer-on-death (TOD) deed may be an option. A TOD deed can provide a beneficiary(ies) to take the real estate upon the owner’s death which can avoid probate.

State law will designate how long after the owner’s death the beneficiary(ies) has to record the appropriate documents to accept the property or the property could revert back to the deceased grantor’s estate.  

How to transfer property after death by Probate

General steps to transfer property with a Will, including after death of parent with a Will

1. Obtain the death certificate (multiple certified copies).
2. Locate the original Will.
3. File for probate in the county where the deceased lived.
4. Notify all heirs and beneficiaries of the Will.
5. Have the Will admitted.
6. Appoint the executor named in the Will.
7. Inventory and appraise assets, including real property.
8. Pay valid debts and taxes from the estate.
9. Transfer property according to the Will's terms.
10. File final accounting with the probate court.
11. Update title to the real property with the court order showing new owners.

General steps to transfer property without a Will

When someone dies without a Will, this is called being intestate. The property transfer can become more complex in this case.

Mantzaris explains, "Assuming the property is only in the deceased's name and without survivorship right, [property can be transferred] through an intestate probate proceeding in accordance with the particular state's intestate laws."

The basic process includes these steps:

1. Obtain the death certificate (multiple certified copies).
2. File for intestate probate in the appropriate county.
3. Request appointment as administrator of the estate.
4. Identify and notify legal heirs according to state law.
5. Inventory and appraise all property.
6. Pay valid debts and taxes from the estate.
7. Distribute property according to state intestate succession laws.
8. File final accounting with the probate court.
9. Update title to the real property with the court order showing the new owners.

Legal challenges and common issues

What happens if you don’t transfer the property?

Failing to transfer property after death can lead to serious consequences. Mantzaris gives us this warning:

"If there is a mortgage on the property, the mortgage company could eventually foreclose even if someone continues to make the monthly mortgage payments. If there is no mortgage, the property could remain in the deceased name for decades. If no one is living in it and taking care of it, the property may ultimately be taken by a local government entity due to its condition."

Other potential issues include:

• Tax complications and possible penalties
• Difficulty selling the property in the future
• Challenges for heirs trying to access or manage the property
• Increased legal costs when transfer is eventually needed

Common legal hurdles

Mantzaris names several issues that can complicate the property transfer process:

"If there is a Will and an executor is appointed, the executor will have the authority to remove [unauthorized occupants] if they are not entitled to an interest in the property. If there is not a Will, then this issue can be very difficult to resolve as those 'in possession' of the property will likely not relinquish control voluntarily. Other issues could involve unpaid taxes or liens on the property that may have to be resolved before a transfer can be completed."

Additional challenges include:

• Contested Wills or inheritance disputes
• Missing heirs or beneficiaries
• Unclear property boundaries or title issues
• Outstanding debts against the property or estate

How to avoid delays in property transfer

• Working with an estate planning attorney before death
• Keeping property records updated and accessible
• Communicating plans clearly with executors, trustees, and heirs
• Considering a Living Trust

Ensuring a smooth property transfer

Planning ahead can significantly ease the burden on loved ones when it comes to transferring property after death.

"Having a comprehensive Will and other estate planning documents such as a Living Trust  prepared by a qualified attorney could save thousands of dollars in unnecessary legal expenses," advises Mantzaris. "More importantly, good estate planning will avoid problems and issues for the deceased heirs, avoiding frustration, ill-will and anger among the heirs."

Remember these key takeaways for efficient property transfers:

• Create a comprehensive Will or Living Trust.
• Consider Transfer on Death deeds where available.
• Keep property titles and documentation current.
• Consult with estate planning professionals.
• Communicate your wishes clearly to executors, trustees, and heirs.

By understanding the process and planning appropriately, you can ensure that your property transfers smoothly to your intended beneficiaries with minimal delay, expense, and stress. An affordable LegalShield Membership gives you access to provider lawyers with a combined average of 22 years of experience, who are ready to help with the property transfer process.

You can schedule consultations with your LegalShield provider law firm; ask questions on an unlimited number of personal legal matters; receive assistance with document review, Will preparation, Power of Attorney creation, and other estate planning issues; and get help with many more covered areas of law.

Don’t try to face complex legal matters alone. Find out how LegalShield gives you access to the help that you deserve.

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Written by Elyse Dillard, Content Specialist at LegalShield. Elyse creates educational resources about legal and identity theft protection services. She works to make complex legal concepts more accessible to readers and has contributed to numerous articles on the LegalShield blog.

Dan Mantzaris concentrates his practice in the areas of local government, land use and zoning, and general business. Since his admission to The Florida Bar in 1986, Dan has represented clients in matters related to real estate development, corporations, contracts, property rights and eminent domain, civil and commercial litigation, personal injury and casualty defense, personal injury claims, employment discrimination defense and international adoptions.

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