Selling an Inherited House in Will County: Probate Basics

Who's writing this guide?

I’m Brad Esposito with Family Property Buyers in St. Charles. If you’ve inherited a house in Will County, here’s how the county’s probate filings work in plain terms. I buy houses directly from owners and estates, in any condition, including 2 to 4 unit buildings. You get a written cash offer within 24 hours of our first visit or meeting, and we close on your timeline.

Which question brought you here?

• •Can I sell an inherited house in Will County?
• •Where do I file probate in Will County?
• •What does it cost to file a will in Will County?
• •How long do creditors have to file claims in an Illinois estate?
• •How fast can I get an offer?

Where is probate filed in Will County?

Will County probate cases go through the Office of the Circuit Clerk at the Will County Court House, 100 W. Jefferson Street, Joliet, (815) 727-8592. The Clerk’s probate page says probate (PR) cases include administration of a decedent’s estate.

How do you open an estate in Will County?

The Clerk’s probate page says new estates can’t be opened by mail and must be filed electronically, with the original petition and the fee. Its e-filing page adds that original wills must still be filed conventionally, even as part of a probate case, and that the courthouse has e-filing kiosks with clerks to help. You don’t call to set a court date; the Clerk says you can note the return date on your cover letter or file a notice of motion.

What does the Clerk say about filing the will?

The Clerk says filing a will costs nothing, that the original will can be filed by mail (make copies for yourself first), and that it needs the original will and the date of death. Letters of Office cost $2.00, and filing an accounting costs $25.00, according to the same page.

Which forms does Will County use?

The Clerk’s decedent estate packet holds the forms, and not every form is used in every case. It includes a petition for letters of administration (form 36C) when there’s no will, a petition for probate of will and letters testamentary (form 37A) when there is one, an inventory (31C) and a notice of probate (51B). Which forms fit your situation is a question for an Illinois attorney.

What about the estate’s debts?

Illinois law requires the representative to publish a notice to creditors. Under 755 ILCS 5/18-3, the claim date in that notice can’t be less than 6 months from first publication, and claims not filed by then are generally barred. The Clerk’s page lists claim filing fees by amount, from nothing for small claims up to $60 for claims of $10,000 or more. Property taxes on the house keep coming due while the estate is open; our Will County tax sale guide covers what happens if they go unpaid.

Can the estate sell the house to you?

Yes. We buy houses from estates, including houses that need work and rentals with tenants. Whoever the court appoints usually signs for the estate, and whether court approval is needed depends on the case, so the estate’s attorney should confirm that. We explain every cost up front, before you sign anything. The deed is then recorded with the Will County Recorder.

Should I sell to you or list with an agent?

Here’s an honest comparison:

• Listing usually wins when the house is in good shape, you have time, and you want the highest possible price.
• Selling to us may fit when the house needs work you don’t want to do, you’re behind on payments, or you need a set closing date.
• Costs. Selling directly to us means you don’t list with an agent, and we can often cover closing costs. We explain every cost up front, before you sign anything.

If listing is the better choice for your house, I’ll tell you.

What if selling is the cleaner path?

You don’t have to fix anything first.

We buy as-is: no showings, no repairs needed. Selling directly to us means you don’t list with an agent.

We can often cover closing costs. We explain every cost up front, before you sign anything.

What happens if you reach out to us?

1. Tell me about the house. Use the form, call or text (331) 422-3828, or email [email protected].
2. We look at the house together, in person or by phone.
3. You get a written cash offer within 24 hours of our first visit or meeting. There’s no obligation. Show it to your attorney or family before you decide.
4. If you say yes, we close on your timeline.

Who would you be working with?

Family Property Buyers is based in St. Charles. If you want the step-by-step version first, read how it works.

Call or text (331) 422-3828 · [email protected] · 200 W River Dr, St. Charles, IL 60174

What else might help?

• Family Property Buyers home
• How it works
• Seller FAQ
• Areas we serve
• How to check out a cash home buyer
• We buy houses across Will County
• Inherited house and probate in DuPage County
• Inherited house in Kane County
• When siblings disagree about an inherited house
• We buy houses in Joliet