Probate & Estate Home Sales in the Bay of Quinte
Practical help. Clear answers. Real support when your family needs it most.
Managing a loved one’s estate can feel overwhelming, especially when you’re suddenly responsible for a home filled with memories, belongings, and legal steps you’ve never faced before. This Probate Real Estate Bay of Quinte guide was created to help executors, adult children, and families navigate the entire process with clarity and confidence. Whether the home needs to be secured, sorted, cleared, prepared for market, or coordinated around probate timelines, you don’t have to make these decisions alone. My goal is to simplify each step, protect your family’s best interests, and support you with experienced, compassionate guidance from start to finish — at a pace that feels manageable for everyone involved.
Disclaimer:
This information is provided for general educational purposes only and is not legal advice. Laws in Ontario can change, and individual situations vary. For guidance on your specific circumstances, please consult a qualified Ontario lawyer.
Who I Help
I support adult children, executors, trustees, and families who are dealing with:
A parent’s home that now needs to be sold
An estate going through probate
Real estate tied up in wills, trusts, or disputes
Seniors who can no longer manage the property
Confusion about taxes, timelines, and legal obligations
Executor burnout — because yes, it’s real
You focus on your family.
I’ll help you handle the home.
What I Do for Probate & Estate Sales
Complete Real Estate Support for Estates in the Bay of Quinte
You get help with:
✔ Securing the home (insurance, utilities, winterizing, access control)
✔ Sorting, decluttering, and clearing belongings
✔ Organizing donations, auction partners, consignment, and dumps
✔ Working with lawyers to time the listing around probate
✔ Preparing the home for market (cleaning, repairs, staging, photos, video)
✔ Coordinating trades, cleaners, and my full downsizing team
✔ Selling the home for the strongest possible value
✔ Keeping beneficiaries informed and eliminating surprises
The goal:
Make your job as executor lighter, cleaner, and stress-free.
The Probate Process (Ontario – Simple Overview)
Probate (called a “Certificate of Appointment of Estate Trustee” in Ontario) is the legal process that confirms the executor’s authority to act on behalf of the estate.
Most families need probate when:
The home was in the parent’s name alone
A bank or investment firm requires it
There is no will
Most families don’t need probate when:
The home was jointly owned with a spouse
There are named beneficiaries on accounts
The estate is small and banks waive probate
I can help you determine whether probate will affect your ability to sell the home — and what steps come first.
Frequently asked questions
What does an executor actually have to do?
In Ontario, the executor (estate trustee) must:
Find the will
Protect and secure the home and assets
Pay bills, debts, and taxes
Apply for probate if needed
File tax returns
Provide a full accounting of all money received and paid
Distribute the remaining estate to beneficiaries
It’s a major job — and real estate is often the hardest part.
That’s where I come in.
Do I have to act as executor, or can I refuse?
Yes, you can say no.
If you haven’t started acting yet, you can renounce the role.
If you feel overwhelmed, you can act as executor but hire professional help — paid by the estate.
Am I personally liable if I make a mistake?
Potentially, yes — that’s why executors must be careful.
You can be held responsible if you:
Pay beneficiaries before paying taxes
Fail to secure the home
Sell the property for far below market value
Mix estate funds with personal funds
This doesn’t mean you should be scared — it means you should be supported.
What taxes does the estate pay in Ontario?
Ontario does not have inheritance tax, but the estate may owe:
Estate Administration Tax (probate fees)
Capital gains tax (if the property was not the principal residence)
Final personal income tax
Tax on estate income (if the estate earns money before distribution)
Beneficiaries do not pay tax on what they inherit.
The estate pays any tax before distribution.
Can we sell the house before probate is granted?
Yes, you can:
List the home
Show the home
Accept an offer
…but you cannot close the sale until probate is granted (unless very specific exceptions apply and your lawyer approves it).
This is extremely common — I work with it all the time
What happens to the house if a child on title goes through a divorce?
This is huge.
If a child owns all or part of the home:
It may become subject to divorce claims
The spouse may claim a share of the equity
The house could be tied up during proceedings
There are safer ways to avoid probate that don’t risk the family home.
Always ask before changing title.
What should we do first when a parent passes away?
Get the death certificate
Secure the house (locks, insurance, heat, utilities)
Locate the will
Notify financial institutions
Connect with a lawyer
Start documenting assets
Call me to help you assess the property, belongings, and next steps
Most families wait too long to call a realtor — but the earlier I’m involved, the smoother the entire estate becomes.
What if there is no will?
If there is no will, Ontario’s Succession Law Reform Act decides who inherits.
You’ll need to apply to the court to become Estate Trustee Without a Will before you can sell the home.
I work closely with your lawyer to keep things moving.
How long does settling an estate usually take?
A typical estate takes 8–14 months.
Complex estates take longer.
Clear communication is the key to keeping everyone calm and avoiding conflict.
What records do I need to keep as executor?
Keep track of:
Property value at date of death
All bills paid
All estate expenses
All income
All distributions to beneficiaries
I help executors gather real estate documentation (market value, repairs, staging invoices, cleaning receipts) so the final accounting is easy.
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