Real property in England and Wales devolves (post-1925) on PRs under sections 1–3 of the Administration of Estates Act 1925 (AEA 1925). For the purpose of the statutory provisions as to devolution, 'personal representative' means the executor, original or by representation, or administrator for the time being of the deceased. Accordingly, the real estate vests in all the executors named in the Will, whether they have proved the Will or not, with the exception of those who have survived the testator but have died without having taken out probate, or have renounced probate or have failed to appear to a citation to take probate. Note, however,