Short answer

If you plan to sell a parent’s home that is part of their estate in Alaska, you must make sure the estate’s creditor claims and liens are identified and resolved before closing. That usually means opening the appropriate probate or small‑estate procedure (or obtaining authority from the probate court), giving notice to creditors, locating and resolving secured liens (like mortgages), and using estate funds or sale proceeds to satisfy allowed claims. Specific steps and timelines vary; consult the probate court or an attorney for the precise deadlines that apply to your situation.

Detailed answer — step‑by‑step process

1. Identify who has legal authority over the estate. If your parent left a will, the named personal representative (executor) usually has authority to administer the estate. If there is no will, the court appoints an administrator. Only the person with court authority may properly give clear title to estate property or properly bind the estate to pay claims.
2. Decide whether formal probate is required or a small‑estate procedure applies. Alaska provides probate procedures for administration of estates. Smaller estates sometimes qualify for simplified procedures that allow quicker distribution or sale of property without a full administration. Contact the local probate court clerk or review Alaska probate guidance to determine which path applies. For Alaska statutes on estates and probate, see Alaska Statutes, Title 13 (Estates): https://www.akleg.gov/basis/statutes.asp#13
3. Open the estate in probate if needed. File a petition in the probate court to admit the will (if any) and to appoint the personal representative or administrator. The court issues letters or a certificate of appointment that proves the representative’s authority to act on behalf of the estate.
4. Give notice to creditors and publish required notices. The probate process generally requires notifying known creditors and publishing a notice to unknown creditors so they have an opportunity to present claims. The required form, content, and time period are set by Alaska probate rules and the statutes referenced above. Mailing notice to known creditors and publishing a newspaper notice reduces the risk of later surprise claims.
5. Inventory assets and run a title and lien search on the property. Prepare an inventory of estate assets and obtain a title/lien search on the house. The search will show recorded mortgages, tax liens, mechanics’ liens, and other encumbrances that must be cleared or paid at closing to deliver marketable title.
6. Evaluate and resolve creditor claims. When creditors present written claims, the personal representative should determine if the claims are valid. Valid claims are paid from estate funds in the statutory priority order; invalid or disputed claims can be objected to or litigated in probate court. If the estate lacks cash, the representative can often sell estate assets (including the house) under court authority to raise funds to pay allowed claims.
7. Address secured creditors and payoff demands before sale. Mortgages and other secured liens normally remain attached to the property until paid or released. Before closing the sale, obtain payoff statements from any mortgagee or lienholder, and arrange to satisfy those liens from sale proceeds so the buyer receives clear title.
8. Get court approval when required. If the personal representative’s authority is limited, or if the sale is outside the ordinary course of administration (for example, selling real property before the creditor‑claim period ends or when beneficiaries disagree), the probate court may require a petition and a hearing to authorize the sale and the proposed terms. The court can approve the sale, approve the sale with conditions (like escrow holdbacks), or direct the sale by public process.
9. Use escrow and title protection techniques. Typical protections include (a) holding proceeds in escrow pending clearance of claims, (b) obtaining title insurance for the buyer and confirming lien releases are recorded at closing, and (c) seeking a court order directing how sale proceeds should be disbursed to creditors and beneficiaries.
10. Close the estate properly. After creditor claims are allowed and paid, and after the sale and any necessary court approvals, the personal representative should file a final accounting and petition for discharge/close of administration so they are released from liability.

Common timelines and priority rules (what to expect)

Alaska law sets out probate procedures and deadlines in Title 13 (Estates). The court’s rules determine the creditor claim period and the timing of notice and hearings. Known creditors should receive direct notice; unknown creditors are given an opportunity to come forward by publication. Secured creditors (mortgagees, tax liens) have priority against the specific property; unsecured creditors are paid from the estate generally after administration expenses and statutory priorities are satisfied. For the statutory framework, see Alaska Statutes, Title 13: https://www.akleg.gov/basis/statutes.asp#13

If the estate is insolvent

If liabilities exceed assets, Alaska’s probate process provides rules for paying creditors in priority order and may require selling real property to satisfy secured creditors. An insolvent estate often requires court supervision to ensure creditors are paid according to law; beneficiaries generally do not receive distributions until creditors are paid.

When to hire an attorney

Consider hiring a probate attorney if any of the following apply: the estate is large; multiple creditors or disputes exist; the title or lien situation is complex; beneficiaries contest the sale; you must get court approval for the sale; or tax issues arise. An attorney can prepare petitions, give notice correctly, contest invalid claims, negotiate with creditors, and obtain the court orders needed to safely sell the house.

Helpful hints — practical checklist before listing or closing

• Confirm who is the personal representative and obtain their letters of appointment from probate court.
• Collect the death certificate, will, mortgage statements, tax records, and bills.
• Run a title/lien search early to spot mortgages, tax liens, or mechanics’ liens.
• Publish and mail creditor notices per probate procedure and keep proof of publication and mailing.
• Request payoff statements from mortgage holders and lien holders well before closing.
• Consider an escrow holdback for disputed claims or court‑ordered reserves to protect the buyer and estate.
• Ask the buyer for a title insurance commitment and verify that lien releases will be recorded at closing.
• If you are unsure whether formal probate is necessary, consult the probate clerk or a probate attorney before selling.
• Keep detailed records and receipts for all estate transactions to support the final accounting to the court.

Where to get official Alaska guidance

• Alaska Statutes, Title 13 — Estates (probate statutes and rules): https://www.akleg.gov/basis/statutes.asp#13
• Alaska Court System probate information and forms — local probate court clerks can explain filing and notice procedures: https://www.courts.alaska.gov