Articles
Probate and trust sales, explained
Direct answers first, then the detail. Written by Brandon S. Arlington for families, trustees, buyers, and the professionals who help them.
For heirs and families
When the house comes to you
4 min read
Can You Sell a House While It Is in Probate in California?
A home can be listed and sold while the estate is still in probate. What sets the pace is when the court gives someone the power to sign, and what kind of authority it grants.
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What "As Is" Really Means in a Probate or Trust Sale
Many estate homes sell as is, and for many families that is the right choice. Here is what the phrase covers, what it does not, and when a little preparation is worth it.
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Why Probate Homes Often Sell Below Market, and What That Means for Your Family
Probate homes often sell below the renovated house down the street, for clear reasons. Most of those reasons can be understood and managed.
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Which Disclosures Apply When You Sell an Inherited Home
When you inherit a home, you may know very little of its history. Here is how disclosures work in a probate or trust sale, and what to gather before listing.
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What to Do First About the House After a Parent Dies
Whether to keep, sell or rent the house can wait. In the first weeks, the job is smaller: protect the home, find a few documents, and bring in the right people.
Read the article →Trust or probate
Trust and probate, side by side
4 min read
Does This House Need Probate? Start With How Title Was Held
The fastest way to learn whether a house needs probate is to look at the most recent recorded deed. Here is what it can tell you, and what each answer means for a sale.
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What a Successor Trustee Can Do Without a Court
If you have been named successor trustee, you can usually handle the sale of the house without going to court. Here is what you can do, what you still owe the beneficiaries, and when a court does get involved.
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When Heirs Disagree About Selling the House
Families often disagree about an inherited house. Here is who has the authority to decide in a probate and in a trust, how heirs can object, and what helps everyone stay informed.
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Selling a Los Feliz Home When the Heirs Live Out of State
Many families settle a Los Feliz estate from somewhere else. Here is how the legal side, the paperwork and the house itself can be handled from a distance.
Read the article →Los Feliz homes
Los Feliz homes in an estate
4 min read
Inheriting a Historic or Mills Act Home in Los Feliz
Some older Los Feliz homes carry a historic designation or a Mills Act contract. When one passes to a family, the contract is part of what they inherit.
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Old Foundations and Unpermitted Additions in a Los Feliz Estate Sale
Older homes get added to and repaired over a century, not always with permits. Here is how an estate can handle an aging foundation or an unpermitted room.
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Inheriting a Los Feliz Condo: The HOA's Rules Come With It
When the owner of a condo dies, the family inherits the unit and its place in the association. Here is what to do about dues, building rules, insurance and HOA documents.
Read the article →For buyers
Buying a probate or trust home
4 min read
Buying a Probate Home in Los Angeles: What to Expect
A probate purchase follows the court's order of events. Here is who you are buying from, what as is means for you, and the two timelines a sale can take.
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How Court Confirmation Affects a Buyer's Timeline and Offer
When a probate sale needs court confirmation, a judge's hearing sits at the end of your escrow. Here is how that changes your price, your contingencies and your calendar.
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How Overbidding Works at a Probate Confirmation Hearing
At a probate confirmation hearing, other buyers can bid more than the accepted offer. Here is the formula for the first overbid, a simple example, and what happens in the courtroom.
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Probate Homes: The Real Opportunity and the Real Risks
Probate homes can be a good fit for the right buyer. Here is what makes them an opportunity, what makes them a risk, and how to keep the two in proportion.
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Buying a Home From a Trust: What Is Different
A trust sale usually moves much like a regular purchase. Here is who signs, what is not part of the process, and the few things that are different.
Read the article →For fiduciaries and attorneys
For the professionals
4 min read
The Documents to Hand Off at the Start of a Probate or Trust Sale
The short list of papers and property details that let a probate or trust sale start the day authority is in place, and what escrow will ask for at the end.
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How Referral Relationships With a Probate and Trust Agent Work
A referral to a probate and trust agent is a recommendation built on trust and service. Here is who decides what, and what you can expect once you make one.
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Coordinating a Home Sale With Probate Court Dates
The court's calendar sets the outer edges of a probate sale. Planned around those dates, the house is ready the day authority arrives and the escrow fits the hearing.
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Full Authority vs. Limited Authority: What It Means for the Home Sale
One line on the Letters decides whether a probate home sells with a 15-day notice to heirs or through a court confirmation hearing. Here is how each shapes the sale.
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When the Probate Referee's Value Does Not Match the House
A probate referee often values the home from the outside. When the number and the house are far apart, documentation sent through the attorney is how the gap gets closed.
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