Blog & Articles
Educational resources to help families, executors, and trustees make informed decisions about probate, trusts, and inherited property.
Who Is Responsible for the Mortgage After a Homeowner Dies?
Heirs are generally not personally responsible for a deceased homeowner's mortgage in California. Who the lender can collect from, and what that means for the estate.
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Protecting the Home While the Estate Is Open: Insurance, Property Taxes, Utilities, and the Mortgage
Mortgage, insurance, property taxes, and utilities keep running while an estate is open. What executors and trustees should keep current, and the costly lapses to prevent.
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What Makes an Inherited Home a Distressed Property
An inherited home can become a distressed property even when it is held in a trust. What the term means, and why naming it early keeps more options open.
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What Happens to a Reverse Mortgage When the Homeowner Dies in California
A reverse mortgage becomes due and payable when the homeowner passes away. Here is what heirs can do, the deadlines that apply, and how a trust-owned home is handled.
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What to Look For in a Probate and Distressed-Property Real Estate Professional
Probate, trust, and distressed-property sales carry rules most agents rarely handle. Here is what to look for and the questions worth asking before choosing who represents an inherited home.
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How to Read the Foreclosure Notices: Notice of Default and Notice of Trustee's Sale
California foreclosures move in recorded documents. Here is what the Notice of Default and Notice of Trustee’s Sale mean, and what a family should do when one arrives after a homeowner passes away.
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Executor, Administrator, or Successor Trustee: Who Can Act on the Estate?
After a homeowner dies in California, authority over the property belongs to an executor, an administrator, or a successor trustee. Here is how each role works and who can act on the mortgage.
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Court Confirmation of Probate Sales in California: What Executors Should Know
Why most California probate real estate sales must be approved by a judge, how overbidding works at the confirmation hearing, and the timeline executors should expect.
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Does a Living Trust Protect a Home From Foreclosure After a Death?
A living trust transfers title, not the mortgage. Why a trust-owned home can still become a distressed property, and what a successor trustee should do early.
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Probate Sale vs. Short Sale for an Estate With Mortgage Debt
When an estate home is worth less than its mortgage, probate sale and short sale rules overlap. How each works, who must approve, and how California protects estates.
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Loan Modification After a Death: What Executors and Heirs Should Know
Can an executor, trustee, or heir apply for a loan modification after the homeowner dies? Here is what loss mitigation after a death involves, and the documents lenders require.
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Who Can Take Over the Mortgage After a Homeowner Dies?
Loan assumptions under Garn-St. Germain: which family members can keep a mortgage after inheritance, and how it works for FHA, VA, and conventional loans.
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California Foreclosure Timeline: How Long an Estate Has to Act
From the first missed payment to the trustee auction, California foreclosures move on a known schedule. What executors and trustees should know at each stage.
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Successor Trustee Duties After a Death: The Mortgage and the Documents
When a home in a living trust carries a mortgage, the successor trustee takes over both. What a trustee must handle, and in what order, after a death.
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When a Homeowner Passes Away With a Mortgage: Steps to Protect the Home From Foreclosure
When a homeowner passes away and a mortgage remains, payments can stop and the home can fall into default. These steps can help executors, trustees, and heirs protect the home from foreclosure.
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Step-Up in Basis and Taxes on Inherited Property in California
Learn how the step-up in basis works for inherited property, the capital gains rules when heirs sell, and how Proposition 19 affects property taxes in California.
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Probate in Southern California: A Guide for Families and Executors
A compassionate, practical guide for families and executors: when probate is required, the process and timeline in our local courts, probate property sales, taxes for heirs, and how to choose the right professional.
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Probate vs. Trust Sale: What's the Difference?
Understanding the key distinctions between probate and trust sales can save families time, money, and stress. Learn which process applies to your situation and what to expect.
Read article What Happens When You Inherit a House in California?
Inheriting property comes with important decisions. Here is what every heir should know about their rights, options, tax implications, and responsibilities.
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Common Mistakes Families Make After Inheriting Property
From rushing the sale to ignoring tax implications, these common missteps can cost families significantly. Here is how to avoid them.
Read article The 9 Alternatives to Foreclosure Every Homeowner Should Know
Foreclosure is not the only option. Explore the alternatives available to homeowners facing financial difficulty in Southern California.
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Downsizing Without Regret: A Guide for Retirees
Moving to a smaller home is not about giving something up. It is about choosing your next chapter with intention and the right support.
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How to Protect Your Equity During a Difficult Financial Situation
When facing financial hardship, your home equity may be your most valuable asset. Learn how to protect it while exploring your options.
Read article Understanding California Real Estate Contracts for Probate Properties
Probate property contracts have unique requirements and timelines. Here is what executors, buyers, and agents need to know about the paperwork.
Read articleQuestions About Your Specific Situation?
Every family's circumstances are unique. Doug offers a free, no-obligation consultation to discuss your situation and explore your options.