3/29/2022

Sell House While in Probate



Mom and Dad passed away and the real estate is not vested in a Living Trust.

You may need to go through probate court to pay off everyone, if there are disputes you probably need an expensive attorney in California. See the percentage scale they can charge, it’s huge.

The cash back cap is $166,250. Inheritors can claim the assets with a simple sworn statement (affidavit) or can go through a streamlined summary probate process. Cal. Probate Code § 13100.

 

1.    Find the will. The executor named in the will starts the process. If there's no will, or the person named to serve as executor isn't available/doesn’t want the duty, then a family member may ask the court to be appointed as the administrator/PR of the estate. The personal representative (PR) of the estate asks the court that full authority be given to administer the estate under the Independent Administration of Estate Act, known as IAEA. The PR accepts a fiduciary duty to all the people in the chain of connections.

 

2.    The PR files the will, along with a document called "Petition for Probate," with the probate court in the county where the deceased person lived. There is a filing fee of around $450.00.

 

The heirs, devisees, and beneficiaries may know where all the mortgage bills, tax bills, bank accounts, life insurance policies, brokerage accounts, and maybe they don’t. It is the PR’s job to hunt down the money and the debts called the assets and liabilities.

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3.    PR applies for a taxpayer ID number for the estate and opens an estate bank account. The PR orders and files with the court, an inventory and appraisal of all probate property. Inventory and Appraisal form filed with the court. Ask your lender for an appraiser recommendation they have to be independent and certified. Then wait for court approval before you publish in the MLS or auction. The list price needs to line up with the appraisal.

 

4.    Next the Notice of Proposed Action is given to all the heirs that the house is being sold. Unless the Will waives bond or all the heirs waive bond, then the PR must post a bond as an insurance policy against losses due to the PR’s wrongdoing. Next, the Notice of Petition to Administer Estate must be filed and served to all heirs within 15 days before the first court hearing. Probate Code 8121 requires that the probate be published in a newspaper of general circulation in the city where the decedent resided at the time of death.

 

 

5.    The “Statement of Duties and Liabilities” is filed by the PR. The Letters Court Form is needed before you can sell the house to be filed. The certified “Letters” form allows the PR to sell the house, access the deceased’s bank accounts, pay the creditors or take actions that are required to administer the estate.

 

6.    After PR accepts an offer from a buyer, petition the probate court for a hearing to confirm the sale of the real estate. The wait before the hearing varies, depending on the current load of that county court’s calendar

7.    Secure a deposit from the buyer of 10% of the purchase price. Secure the deposit before the scheduled date of the court hearing.

8.    Advertise the sale of the real estate along with the price that the buyer offered with a local newspaper. This advertisement tells the public of the sale of real estate. This allows open bidding at the court hearing among any interested parties.

9.    Attend the court hearing and wait for the bidding process to go forward. Bids proceed in increments of $500 above the offer from the intended original buyer’s offer. The buyer of the real estate must be allowed to bid, as well say if a family member wants to purchase the stated buyer can out bid them. The bids are unconditional. The winner of the bidding must present a cashier’s check to the probate court for a deposit on the real estate after confirming the bid which acts as the earnest money deposit to escrow.

 

10.                  If a new buyer outbids the original buyer, you will need to refund the deposit to the original buyer.

11.                  Close the real estate contract by completing the sale. All proceeds go to the estate account. Payoff mortgage, taxes, insurance...

 

The PR has full authority then the estate does not have to sell the house for the required 90% minimum of the value listed in the I & A Form. The I & A Form must be filed with the court within four months after issuance of Letters (Probate Code 8800). The PR must also file a change in ownership statement with the County. The PR also needs to file and mail a form called “Notice of Administration of the Estate” to all known and reasonably ascertainable creditors and to the required public entities (such as the Department of Health, California Victim Compensation, and the Franchise Tax Board). After the house closes the sale, creditors are paid, and taxes have been accounted for, then the estate can be put to rest by petitioning the court to close the estate. Heirs CANNOT use any of the proceeds from the sale of the house until the court approves the distribution of the proceeds.

It is possible to sell real estate during the probate process without getting court approval. The Independent Administration of Estates Act allows Executors to sell real estate owned by the estate as long as they notify all beneficiaries at least 15 days before the real estate sale. As long as there are no objections from the beneficiaries, the sale can proceed.

 

Personal advise:

I have seen an attorney eat up all of an estate out of loyalty or greed.

Get everyone to be reasonable and fair, follow the will. 


 Laws vary a bit by State 

This is for California

3/11/2022

Hard Money Lenders

broken piggy bank of a deer



 

Hard Money Mortgages

Private Money Lenders

I am working on a list of hard money lenders that I know

I do not broker to hard money. Call me if you want a recommendation.

These are the companies I know as of March 2022


I may add their websites later and welcome your comments about your experience with any. I note their location as most of these are NOT nationwide lenders. Many stay close to home.  Think fix and flip, expensive construction, ARV, STR, high rates, heavy fee load, for short term, and not for the light hearted.

Have your exit plan in stone. If you maybe think you can refinance conventional mortgage after you do your magic plan be CERTAIN have a loan commitment in writing before you go down this path. Or plan to sell. Everything costs more than you think. The portfolio lender looks at the subject property with eyes to own it.


ACC Mortgage Rockville, MD https://accmortgage.com/

Anchor Loans Calabassas,CA https://www.anchorloans.com/state-resources


Aloha Capital Boulder. CO https://alohaprivatelending.com/


ACRA Lending Irvine, CA https://acralending.com



Alliance Portfolio



Builder Finance https://builderfinance.com




Brookview Financial Connecticut https://www.brookviewfinancial.com/

Coventus San Francisco https://www.cvlending.com/



Corvest



Capital Three sixty https://www.capitalthreesixty.com/



Civic Financial Redondo Beach https://www.civicfs.com/



CMN Funding Albany NY https://cmnfunding.com/




Center Street Lending Irvine, CA https://centerstreetlending.com/




Corvest CA http://corvestfinance.com/

  once was Redwood



Cogo https://cogocapital.com/



Cal CAP Financial https://calcapfinancial.com/





Capital Funding Services Miami


Cherrywood Commercial



CMN Albany NY


Dominion Group Baltimore MD



Deephaven


Direct Lending


DLP Lending


Easystreet Lending


Fund That Flip


Forrest Fund Denver


Gelt Financial Delray Beach FL

Good Funds Lending

Littleton CO



Global Capital NY


Hard Money Loans



Harbor Private Equity Atlanta Georgia



Hamiton Group Funding


ICGIO Capital Aventure FL



Kind





JCAP



Kiavi



Lending 1



Loan Stream



Lyn K Capital



Lima One Greenville SC     40 States https://limaone.com/


Level 4 funding Arcadia CA



Layla Capital



Lead Funding Greenwich Village CO


NewRez


Mortgage Vintage



Mountain West

New Silver



Nationwide


Patch of Land,  Sherman Oaks



Red Rock Capital

Colorado Springs



Rapid Comerica Frisco TX



Renovo


SCL Mortgage CO


Straightline funding


Stratton Funding Stratton Equities NJ



Sprout



Redwood Mortgage



RCN RCN



Next Funding



SCL Mortgage CastlerockCO



Taylor Mortgage Elizabeth CO



Seattle Funding Group


Temple View



Quick Fast Capital



Union Home Loan Calabasas, CA



Val-Chris Investments California





Visio Austin TX