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Working With Probate and Estate Attorneys in the Twin Cities
I’m Troy Molde, owner of Henry Home Buyer. I buy difficult houses in the Twin Cities metro, generally within about 40 minutes of Lakeville, then fix them and resell them. Many of the homes I buy come out of estates, so I work regularly with personal representatives, heirs, and the attorneys advising them.
This page is for Minnesota probate, estate planning, and elder law attorneys, and for the personal representatives you work with. My goal is to be a buyer you can comfortably refer a client to.
Who I Help and Which Properties Fit
I focus on the toughest houses. That usually means:
- Full hoarder homes, or houses packed with decades of belongings
- Badly distressed properties with major repair needs, deferred maintenance, or damage
- Problem properties that would be hard to finance, inspect, or show
- Estates with many heirs who want a fast, clean close instead of months of listing, repairs, and showings
I want to be honest about fit. If the house is in good shape and move-in ready, your client will usually do better listing it with a real estate agent. I’ll tell the personal representative that directly. I would rather lose a deal than steer a family toward a sale that doesn’t serve the estate.
How I Work With the Personal Representative and Your Timeline
I know that an estate sale runs on the court’s schedule and yours, not mine. I’m happy to walk through the house early, make a cash offer, and then wait until the personal representative has authority to sign.
Every estate is different, and you know the details far better than I do. In general terms:
- Letters. I understand the personal representative usually needs letters testamentary or letters of administration before they can sign a purchase agreement or deed. I’m comfortable waiting for that.
- Unsupervised administration. When the personal representative has authority to sell without a court order, we can typically move quickly once you confirm they’re ready.
- Supervised administration or court approval. If the sale needs court approval or confirmation, I’ll build that into the purchase agreement and closing date and stay patient while it happens.
- Many heirs. When several family members are involved, I’ll give the same clear information to everyone the personal representative wants included, so no one feels left out or pressured.
I’ll follow your lead on documents, signatures, and timing. If you need language added to the purchase agreement or a particular contingency, just tell me.
Please note: I’m not an attorney, and nothing on this page is legal advice. Questions about authority, court requirements, or how proceeds are distributed belong with you and your client.
What You Can Expect From Me
Clear communication. I’m the single point of contact from the first walkthrough through closing. You and the personal representative won’t be handed off to an assistant or a call center.
Cash, with no lender. I buy with my own cash, so there’s no lender, no appraisal, and no financing contingency. One thing to know up front: some Twin Cities cities require a point-of-sale inspection before a house can change hands. If that inspection calls for work nobody could see at the walkthrough, like unpermitted electrical that has to be redone, it can affect the price. If that happens, I’ll explain it to you and the personal representative right away.
Truly as-is. Nothing needs to be repaired, cleaned, or moved. Families don’t need to empty the house, haul trash, or fix anything before closing.
Personal property handled. The family takes what they want and leaves what they want.
No fees or closing costs for the estate. There are no agent fees. I pay the closing costs, including the state deed tax. If the city requires a point-of-sale inspection before the title transfers, I pay that inspection fee too.
A quick or flexible close. I can close quickly when the estate is ready, or set a later date to fit court approval, a hearing, or the family’s schedule.
A trusted title company. I close with an established title company that handles the closing, payoffs, and proceeds so the paperwork is done properly. Sellers who live out of state don’t need to come to closing. The title company can arrange a remote notary to meet with them and sign wherever they are.
No pressure. Many people selling an estate home are grieving or overwhelmed. I’ll never push anyone to sign. When I make an offer, I send it in writing so you can review it with your client before they sign anything. If the answer is “not yet” or “no,” that’s fine.
Protecting Your Relationship With the Client
When you refer a client, you’re trusting me with your reputation. I’ll keep you in the loop, respect your role as the client’s advisor, and never go around you. Clients often thank the attorney who sent them my way, and I want that to keep being the case.
I’m interested in long-term working relationships with attorneys, not one-off transactions. I’m also glad to meet in person so you can get to know me and how I work before you ever send a client.
How to Refer a Client
The easiest way is to call me directly at 612-430-8822. You can introduce me to the personal representative, give them my number, or set up a short call with all of us. I’ll take it from there.
Frequently Asked Questions
Can we talk before letters are issued?
Yes. I’m glad to look at the house and give the personal representative a sense of their options early. Signing will wait until they have authority and you’re comfortable moving forward.
Does the family need to clean out the house first?
No. I buy completely as-is. The family takes what they want and leaves what they want.
What if the sale needs court approval?
That’s fine. We’ll account for it in the purchase agreement and closing date, and I’ll stay patient while the process runs its course.
What kinds of houses are not a good fit?
Nice, turnkey homes usually sell for more on the open market with a real estate agent. I’ll say so honestly if that’s the better path.
What area do you cover?
The Twin Cities metro, generally within about 40 minutes of Lakeville, Minnesota.
Disclaimer: Henry Home Buyer is a real estate investment company, not a law firm, and Troy Molde is not an attorney. This page is general information only, is not legal advice, and does not create an attorney-client relationship.