Ancillary Administration
Out-of-state decedent who owned Florida property.
Ancillary administration is what Florida calls the side-process for someone who lived in another state but owned property here — usually a snowbird condo, a vacation home, or a parcel of land. The main probate happens in their home state. We open a parallel proceeding in Florida just for the FL assets.
It's faster than a full Florida probate because most of the legwork — admitting the will, identifying heirs, paying creditors — has already happened (or will happen) in the home state. Florida courts coordinate with the domiciliary proceeding and focus narrowly on transferring title to the FL assets.
If you're calling from Ohio, Michigan, New York, or anywhere else about a parent's Naples condo or a sibling's beach house, this is the path. We handle everything by phone, video, and FedEx — most of our ancillary clients never set foot in Florida during the case.
Who qualifies
- The deceased was not a Florida resident at the time of death
- They owned real property, vehicles, or accounts located in Florida
- The home-state probate is open or has been completed
- You have certified copies of the home-state Letters Testamentary or Administration
What we handle
Your flat fee covers everything below. No surprise invoices, no “billable hours” anxiety — the price is the price.
- Coordinate with the domiciliary attorney in the home state
- Petition for Ancillary Administration in the FL county where the property sits
- Authenticated copies of the home-state will and Letters
- Florida creditor notice (often shorter than full administration)
- Title transfer of FL real estate, vehicles, accounts, business interests
- Recording of court order in the FL county property records
- Closing of the ancillary proceeding once FL assets are transferred
How it works, step by step
- 01Confirm the home-state status
We start by checking what's already happened in the domiciliary state — is probate open? Closed? Are Letters issued? That tells us what we need from there to move here.
We handleWe talk directly to the home-state attorney. You don't have to relay messages. - 02Petition for Ancillary Administration
We file in the Florida county where the property sits, with authenticated copies of the home-state will and Letters. The court appoints the home-state PR (or a Florida resident if needed) as ancillary PR.
We handleTypical filing within 2–3 weeks. Letters issue 3–5 weeks after. - 03Notice + creditor period
We publish notice in a Florida paper. The creditor window runs (often shorter than a full FL administration when the home state has already addressed claims). We track for any FL-specific creditors.
We handleWe coordinate the publication. You see drafts. - 04Transfer FL assets, close
Once the window closes, we record the order with the FL county, transfer title (deed, DMV, bank), and file the petition to close the ancillary proceeding.
We handleWe work directly with the title company, DMV, banks. You sign final distribution receipts electronically.
What we watch for
Easy on people, tough on problems. These are the things that catch families off guard — we've seen them all and we plan around them.
- Skipping ancillary entirely. Some heirs try to sell a FL condo without opening ancillary — the title company will catch it and refuse to issue insurance. Now you're delayed AND have a buyer waiting.
- Out-of-state PR without standing. The home-state PR doesn't have authority in Florida until the FL court grants it. Until then, they can't sign a deed for the FL property.
- Forgotten FL bank accounts. Even small FL accounts (under $5k) usually need ancillary — banks require either Letters or a small-estate affidavit specific to FL.
Questions families ask us
Calling from out of state about a Florida property is one of our most common consults. We routinely coordinate with attorneys in the decedent's home state, and most of our ancillary clients never set foot in Florida during the case. You'll get a clear plan in 20 minutes, the work will happen mostly in the background, and your FL property will transfer cleanly. Promise.