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I Have Letters Testamentary or Letters of Administration: What to Do Next
Receiving Letters means the court has confirmed your authority. Shift from appointment to property assessment, sale planning, and organized execution.
Receiving Letters Testamentary or Letters of Administration means the probate court has confirmed your authority to act on behalf of the estate. This is an important milestone but it is the beginning of the property assessment and sale-planning phase, not the end of the process. The Texas executor checklist provides a comprehensive framework for the steps ahead. The sections below help you organize the estate, assess the property, and prepare for an informed decision about selling.
Important Disclaimer:
Bill Ross is a licensed Texas real estate agent, not an attorney, CPA, or title professional. This guidance is educational. Your Letters grant specific authority.
Consult your probate attorney to understand exactly what you can and cannot do under the terms of your appointment. Before taking action on any estate matter, also consult a licensed title company for insurability questions and a CPA or tax attorney for tax questions.
What to Address Now
Review your Letters carefully
Read the Letters Testamentary or Letters of Administration in full. Note any restrictions, conditions, or limitations on your authority. Confirm the bond requirements, whether you are an independent or dependent administrator, and whether there are any court-imposed restrictions.
Confirm your authority with the title company
Provide the title company with a copy of your Letters. Ask what additional documentation the title company will need before it can issue a policy on a sale.
Establish estate records
Open an estate bank account if required. Begin tracking all income and expenses related to the estate property. Keep meticulous records from this point forward.
Coordinate with the probate attorney
Confirm the timeline for the inventory, appraisement, and any required court filings. Ask about creditor notification requirements and deadlines. For a comprehensive overview of the probate filing process, see How to File for Probate in Texas on MoveToTexas.net.
Assess the property
Walk through the property with a licensed real-estate professional. Document the condition, identify needed repairs, and discuss market value and timing.
Determine occupancy
Is anyone living in the home? If so, who are they, what is their claimed right to be there, and what is the status of any lease or occupancy agreement? This affects insurance, access, and sale planning.
Review insurance
Confirm that the property is adequately insured for its current use. If it is vacant, ask the insurer about vacancy endorsements and coverage limitations.
Identify liens and encumbrances
Work with the title company and your attorney to identify any mortgages, tax liens, HOA liens, mechanic's liens, or other encumbrances that must be addressed before or at closing.
Understand carrying costs
Calculate the ongoing costs of maintaining the property: mortgage payments, insurance, property taxes, HOA dues, utilities, lawn care, and any other recurring expenses. These costs deplete the estate and affect the urgency of a sale.
Discuss sale objectives with heirs
If there are multiple heirs, discuss timing, pricing, and sale objectives early. Document agreements in writing.
What Not to Assume or Do Yet
Do not assume every holder of Letters can sell without further review.
Your Letters may contain restrictions on your authority to sell property.
Do not assume beneficiary approval is always required or never required.
This depends on the will, the administration type, and the court order.
Do not assume you can sell the property "as-is" without understanding what disclosures are required.
Do not skip the title review.
Unresolved title issues can derail a sale even after Letters are issued.
Documents to Locate
Questions to Ask the Probate Attorney
- Are there any restrictions on my authority to sell the property?
- What are the deadlines for the inventory, appraisement, and creditor notification?
- Do I need court approval to sell, or can I proceed independently?
- How do I handle the proceeds from a sale?
- Are there any tax obligations I need to address?
Questions to Ask the Title Company
- What documents does the title company need to issue a policy?
- Are there any liens or encumbrances that need to be resolved?
- Who must sign the deed and closing documents?
- Are there any title defects that need curative work?
Property and Sale-Planning Work
With Letters in hand, you can now work with a real-estate professional to assess the property's market value, discuss timing, and develop a sale strategy. Bill Ross helps families evaluate estate properties, prepare them for market, and navigate the sale process from listing to closing.
This does not create a legal obligation to sell or a binding listing relationship. It is an opportunity to gather information and make an informed decision.
Decisions Likely to Come Next
Whether to sell, repair first, or list as-is
Assess condition and costs before deciding.
How to price the property
Market analysis and estate-specific considerations.
How to handle disclosures
Be precise about what the estate knows and does not know.
When to list and what timeline to expect
Coordinate with the attorney and title company.
How to distribute proceeds after closing
Work with the probate attorney on distribution requirements.
Related Guides and Resources
Executor Estate Home Sale Checklist
Full 15-section checklist for Texas estate home sales
Selling the Estate Property
Condition, pricing, disclosures, marketing, and closing
Disclosure Problems Executors Worry About Most
Material facts and unknown defects in estate sales
Title Problems That Derail Probate Sales
Liens, defects, and curative work for estate property
How to Build the Right Team for an Estate Home Sale
Attorney, agent, title company, CPA, and other key professionals
Author: Bill Ross, Hill Country Homesteads Group. This content is educational and does not constitute legal, tax, or title advice. Consult a qualified Texas probate attorney, a licensed title company, and a CPA or enrolled agent before making decisions about estate property.
Bill Ross is a licensed Texas real estate agent (License #778434) and Certified Probate Expert serving Boerne, Fair Oaks Ranch, San Antonio, and the surrounding Hill Country communities. Hill Country Homesteads Group, brokered by KW Boerne. Information current as of July 19, 2026.