Losing a loved one is never easy. As a team of experienced professionals led by Certified Probate Specialist and Certified Probate Expert (CPE) Linwood Burns, we guide Georgia families step-by-step through the real estate portion of the probate and estate settlement process with clarity, strategy, and compassion.
No one should ever tell you that serving as an executor or personal representative is "stress-free." Important decisions will have to be made. Georgia's probate process (governed by O.C.G.A. Title 53) involves court filings, creditor notices, and strict legal timelines. Our role is to ensure you are:
We also coordinate closely with Georgia probate attorneys and fiduciaries. If you have not yet secured competent legal counsel, we can refer you to experienced Georgia probate attorneys we trust and confidently recommend.
The process of selling a loved one's home can be emotionally and financially challenging. In Georgia, executors must navigate Probate Court filings, creditor notification requirements, and potential court approval for property sales. When you surround yourself with empathetic, experienced professionals, the burden becomes lighter.
Whether the estate faces creditor pressure, deferred maintenance, or court-related timelines, we provide multiple solutions tailored to your situation. In Georgia, an executor with full powers under the will can sell without court approval—we help you understand your authority and move forward confidently.
You have options.
Inheritance Advance Solutions
Georgia's Probate Courts can experience significant backlogs. In some cases, heirs wait months—or even years—to receive distributions. Georgia law requires creditors be given at least 90 days after published notice, adding to timelines. This delay can create real financial hardship.
All inheritance advance decisions should be reviewed with your Georgia probate attorney.
Why Work With Us
Time matters in probate. We move quickly, communicate clearly, and provide solutions without delay.
Decades of experience handling estate-related transactions with discretion and precision.
No hidden fees. No pressure. Transparent communication at every step.
We understand this is a sensitive time. Our approach is empathetic, steady, and supportive.
We stand ready to guide you.
We Are Here For You.
Whether you are:
• A newly appointed personal representative
• An executor or executrix
• A trustee
• An out-of-state heir
• A probate attorney assisting a client
"With Linwood Burns, you are not just completing a transaction. You are gaining a strategic advisor for life."
Frequently Asked Questions
Probate is the legal process of administering a deceased person's estate—validating their will (if one exists), paying debts, and distributing assets to heirs and beneficiaries. In Georgia, probate is handled through the Probate Court in the county where the decedent resided at the time of death.
In Georgia, a personal representative (called an "executor" if named in a will, or "administrator" if appointed by the court) is responsible for managing the estate. Duties include filing the will with the county Probate Court, inventorying assets, paying debts and taxes, and distributing property to beneficiaries according to the will or Georgia's intestate succession laws (O.C.G.A. § 53-2-1).
In Georgia, simple estates can often be settled within 6–12 months. However, contested estates, estates with real property in multiple counties, or those involving creditor disputes can take significantly longer. Georgia law requires creditors to be notified and given at least 90 days to file claims after publication of notice.
When someone dies without a will (intestate) in Georgia, the estate is distributed according to Georgia's intestate succession statute (O.C.G.A. § 53-2-1). A surviving spouse and children share the estate equally, with the spouse receiving at least one-third. If there is no spouse or children, the estate passes to parents, siblings, and then more distant relatives.
Year's Support is a provision unique to Georgia law (O.C.G.A. § 53-3-1) that allows a surviving spouse and/or minor children to petition the Probate Court to set aside estate property for their support. This takes priority over most other claims against the estate, including debts, and can include the family home.
In Georgia, an executor with full power under a will can sell estate property without court approval. If the will does not grant this power, or if there is no will, the personal representative must petition the Probate Court or Superior Court for authority to sell. Properties can be sold through traditional market listings, as-is sales, or institutional cash acquisitions depending on the estate's needs.
Yes. In Georgia, probate can be avoided through proper estate planning—such as revocable living trusts, joint tenancy with right of survivorship, transfer-on-death deeds (available since 2020 under O.C.G.A. § 44-2-230), and beneficiary designations on financial accounts and insurance policies.
Georgia's intestate succession laws (O.C.G.A. § 53-2-1) determine how assets are distributed when someone dies without a valid will. The surviving spouse and children share the estate equally, but the spouse is guaranteed at least one-third. Without a spouse or children, assets pass to parents, then siblings, and then more distant relatives.
If a Georgia decedent owned real property in another state, ancillary probate must be opened in that state to transfer the property. The primary (domiciliary) probate remains in Georgia. This adds complexity and cost, which is why estate planning to avoid multi-state probate is recommended.
Yes. Georgia law allows a will to name co-executors. Unless the will specifies otherwise, co-executors must generally act jointly. This can create complications if co-executors disagree, which is why clear guidance in the will is essential.
We will guide you.
We will inform you.
We will protect estate value.
We will provide options.
We will help you move forward.