Knowledge center
Questions families and counsel actually ask.
Educational notes on California probate and trust real estate. Not legal advice — bring the facts to your attorney. Market commentary lives on the blog.
Heirs & occupancy
Reverse Mortgage SOS
Due-and-payable notices, occupancy letters, and the 30-day rule — a broker, not origination.
Heirs, attorneys, fiduciaries
Get Probate Cash
Inheritance advances so an heir can hire counsel and start the file. Bill introduces companies; he is not the lender.
Save the date
ProbateCon
Save the date. Wednesday, June 30, 2027, Las Vegas. Interest list only — not a ticket sale.
family · 5 min
How long does probate take in California?
Most Los Angeles County probates run nine to eighteen months. The real-estate piece can start much earlier — if authority and the file are clean.
family · 5 min
Can an executor sell a house before probate is complete?
Usually yes — after Letters issue. “Before probate is complete” is not the same as “before Letters.”
attorney · 4 min
What is a probate referee?
A court-appointed appraiser who values estate assets for the Inventory and Appraisal — not the person who sets your list price.
attorney · 6 min
What is a court-confirmed sale?
A noticed hearing where the court approves the sale — and where overbidders can still take the property.
family · 4 min
Can heirs stop a probate sale?
Sometimes they can slow it. Rarely can one heir veto a sale the personal representative is authorized to make.
family · 4 min
What happens when heirs disagree?
The estate still has bills. Disagreement is common. The file still has to move.
attorney · 5 min
Can a trustee sell a house without beneficiary approval?
Often yes, if the trust grants a power of sale. Read the instrument. Do not guess from probate habits.
family · 5 min
How does a reverse mortgage affect probate?
The loan is usually due on death. The clock starts whether the family is ready or not.
family · 4 min
What happens if the property has liens?
Liens do not vanish at death. They get paid, negotiated, or they follow the title.
family · 4 min
Should probate property be sold as-is?
In most Los Angeles estate sales, yes. Remodeling with estate money is how net proceeds shrink.