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Questions Answered by Julie King
2 Answers | Asked in Probate and Estate Planning for California on
Q: .Sister filed a petition to administer the estate. Property in a living trust with me as successor trustee.
Julie King
Julie King
answered on Nov 29, 2023

If the person who named you in their trust has passed away and you are listed in their trust as the first successor trustee, you should be the trustee unless your sister's petition is successful. No one can successfully petition the court to take over a deceased person's estate simply... View More

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2 Answers | Asked in Estate Planning and Probate for California on
Q: My mother told me and My brother she was leaving me her house but before she put in in writing she passed away.

Do I have a legal right to the home even if I have my brother admit she wanted me to have the home?

Julie King
Julie King
answered on Nov 13, 2023

No, unfortunately. All real estate transactions MUST be in writing and signed by the person giving up their ownership. That's the law. Hopefully, your mother had a Trust (not a Will) and the Trust says you will receive the property. Otherwise, it's likely the property will be divided... View More

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2 Answers | Asked in Estate Planning, Real Estate Law, Civil Litigation and Probate for California on
Q: What form would I file with my proof of deed, DPOA, and bill of sale from 3 years before death of owner to prove i own

In California, What form would I file along with my proof of deed, DPOA, and bill of sale from 3 years before death of owner (to prove my ownership of the property) in order to counter/oppose an Order determining Trust ownership of property and for order authorizing and directing the transfer of... View More

Julie King
Julie King
answered on Nov 5, 2023

If a lawyer tells you the names of all the documents you need to file with the court, it will not help you unless you know how to draft the documents and what elements must be included in each one. In your situation, you really need an attorney to advise you because you could potentially have... View More

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3 Answers | Asked in Estate Planning, Tax Law, Banking and Probate for California on
Q: What to do w/lrg physical cash gift from an elderly relative? Legal, banking & IRS implications? Best courses of action.

My Uncle is 97 and intends to gift me a large amount in physical 'hard' cash either now or as an inheritance upon passing. He is admirable to whichever is more advisable. I desire to avoid a bank account freeze or other legal nonsense upon depositing of said funds i.e. 'fiat'... View More

Julie King
Julie King
answered on Oct 8, 2023

There are many different ways to accomplish your objectives and each way has different tax implications. Depending on the amount a person wants to give away, he could give a gift of up to $17,000 (in 2023) per year without taxes. The recipient does not need to be a relative. But, if a person gives... View More

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2 Answers | Asked in Real Estate Law, Estate Planning and Probate for California on
Q: my grandma notarized+delivered a quit claim deed to me. She passed away owing mortgage. I recorded deed after. Do I own?

The property in question is in California. Two years ago my grandmother transferred her interest in her home to me with a quit claim deed that we notarized and exchanged. Recently, she passed away. She owed $100,000 left on her $400,000 mortgage. I recorded the quitclaim deed after her passing. She... View More

Julie King
Julie King
answered on Oct 5, 2023

I'm sorry you're going through that. If your grandmother had assets that are valued at more than $184,500 and she did not have a trust, one of your relatives or you will have to open a Probate matter in the Probate Court. That is a very detailed process and, if you don't know what... View More

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2 Answers | Asked in Estate Planning for California on
Q: Do you have to prove to beneficiary that you were appointed Successor Trustee of a CA Living Trust? If so, how?
Julie King
Julie King
answered on Oct 4, 2023

In California, the law requires that Successor Trustees (or, as I refer to them, "backup trustees") give formal notice to all of the trust's beneficiaries and the legal heirs of the person who passed away. This notice must have very specific language that is set out in the law or it... View More

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2 Answers | Asked in Estate Planning and Probate for California on
Q: The last 5 yrs I've been paying the mortgage and taxes on my deceased gf property. Her son never took it to probate

There's no will and the son hasn't been around since. However the lady I pay the mortgage to refuses to put it in my name. What can I do? There's also a vehicle and a lot of other belongings left behind so do I assume ownership of them also?

Julie King
Julie King
answered on Sep 10, 2023

I cannot imagine you could get title to the real estate without a court order. A deed transferring title from one owner to another must be signed either by the current owner (obviously deceased in your situation) or someone who has been given legal authority to sign on behalf of the current owner.... View More

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2 Answers | Asked in Estate Planning for California on
Q: I am 70 yrs. old and live on $716.00 a month I have some questions about my Mom's trust since she has passed. Thanks.

My Sister and myself hold 50% in trust. My Sister died 4 months before my Mom passed which passed her 50% to my 2 nephews. I moved in to Mom's house apox. 15 yrs. ago to take care of Mom. For the last 3 years I have been paying the 2nd mortgage, taxes + insurance out of my personal account.... View More

Julie King
Julie King
answered on Sep 7, 2023

The transaction you propose sounds simple but, unfortunately, it is more complicated than it seems. Depending on how the transaction is structured, there could be tax consequences. As a result, it is difficult for a lawyer to answer your question without going into various options and the tax... View More

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3 Answers | Asked in Estate Planning for California on
Q: we live in California but my mom has a home in Oregon and would like to put my name on the deed but can't go to Oregon

to do it. she has a living will in California but she couldn't put that house on it. and now she doesn't have the money. what can she do?

Julie King
Julie King
answered on Aug 30, 2023

Your mother needs to see an estate planning lawyer because there are tax consequences to transferring real estate to a child during the parent's lifetime, and it's likely your mother needs a Trust, not a Will. But a lawyer cannot say definitively one way or the other without first talking... View More

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3 Answers | Asked in Estate Planning and Probate for California on
Q: Do I get more rights to my house, is it legally right for my siblings to sell the home I grew up in?

My father passed last year without a will, my half siblings (his first marriage) want to sell his property, the home I grew up in with him and my mother. My mom took out a loan and purchased our home years ago but she is now also deceased. Both her and my dads names are on the deed to the house. CA... View More

Julie King
Julie King
answered on Aug 25, 2023

If your parents did not have the house in a trust, your parents are the only ones on title, and the home is worth more than $184,500, there is no way to sell or transfer the property without a court order. Someone in your family needs to open a case in Probate Court. People cannot sign the names... View More

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2 Answers | Asked in Estate Planning and Real Estate Law for California on
Q: Moms partner in Real Estate is the Executor of the Trust, wants to be listing agent to sell home and paid for both.

I just feel like it is a conflict of interest because she would also be the one accepting the offer on the home as well.

Julie King
Julie King
answered on Aug 24, 2023

The answer to your question will depend on the language of your particular trust. In some cases, it will be a conflict of interest, but in many other situations, serving in two roles is expressly allowed by the trust. If the goal of both roles is the same, i.e., getting the highest possible price... View More

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2 Answers | Asked in Estate Planning and Probate for California on
Q: As successor trustee in CA if I die does irrevocable trust go into probate or go to 1 of 4 beneficiaries listed?

I heard it goes into probate if no other successor trustee has been chosen by the grantor.

Julie King
Julie King
answered on Aug 23, 2023

Depending on the language in your specific Trust, it’s possible someone could bring a motion in court to appoint a new person as Trustee. The court that would handle such a motion is the Probate Court. But that doesn’t necessarily mean all the assets in the trust would have to go through the... View More

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2 Answers | Asked in Estate Planning, Real Estate Law, Foreclosure and Probate for California on
Q: Can I sale a property in California as the executive of the estate?

Or do I have to go in the deed? It’s my grandfathers property it’s not contested

Julie King
Julie King
answered on Aug 15, 2023

The answer to your question depends on the type of powers you were given by the Probate Court. If you haven't yet been through the probate process and the deceased person had a Will (not a trust), you won't be able to do anything with the property until you are issued Letters by the... View More

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3 Answers | Asked in Estate Planning, Family Law, Real Estate Law and Probate for California on
Q: Does a child of the last l living parent inherite their estate. Even when the last living step parent is still alive?
Julie King
Julie King
answered on Aug 4, 2023

There is no automatic inheritance unless someone does no estate planning. If someone dies without a Will or Trust, the law says who inherits the assets. Your question doesn’t say if the deceased parent did any estate planning but, if there is a Will or Trust, then that document will say who... View More

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3 Answers | Asked in Estate Planning for California on
Q: My mortgage is paid and I have a small savings ($150,000) which I want to give to my son when I pass. Best way?

He needs it to be stress free and without costs to inherited, but can this be done?

Julie King
Julie King
answered on Aug 3, 2023

The only way an attorney can answer your question is to review all of your assets, ask your main goals (besides what is listed in your question), and gather more information. But I'll give you a general answer. In California, anyone who has assets that collectively total $184,500 in value has... View More

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1 Answer | Asked in Estate Planning and Elder Law for California on
Q: Is there any way to find out if my niece has legal Financial POA over her mother’s money and business affairs?

A family trust was established but no one has a copy. The daughter is a co-signer on the bank account. I know the trust is now filed with Vanguard Law services in San Diego. I’ve asked the daughter to contact them to no avail.

My aunt is aware that in order to maintain her current living... View More

Julie King
Julie King
answered on Aug 1, 2023

Each Durable Power of Attorney ("DPOA") is written differently, so we would need to know if the DPOA goes into effect immediately upon being signed or only goes into effect if the person loses mental capacity (a physician would need to certify that that's the case.) Either way, when... View More

1 Answer | Asked in Estate Planning for California on
Q: I need advice on power of attorney.

My mom (she is 85) made me power of attorney. I had her fill out doccuments and we had it notarized. Am I done, or do I need to file this somewhere? I live in Alemada county California and she lives in Stanislaus County, California.

Julie King
Julie King
answered on Jul 31, 2023

The answer to your question depends on the type of Power of Attorney and the language in your particular document. Giving advice about a contract without being able to read the document is a lot like saying, “Here is a book about X, tell me if it’s good… but you can’t read it first.” In... View More

3 Answers | Asked in Estate Planning, Real Estate Law and Probate for California on
Q: A friend of mine passed away and in his will he stated he was giving me the home that he owns if his will has his signat

Has his signature and my signature before he passed giving me the title to the house is the house can be legally mine if it states do as you need sell it to your behalf or whatever you need to do to maintain this property cuz he can no longer maintain it and he is the last of kin legally is that... View More

Julie King
Julie King
answered on Jul 27, 2023

Just taking care of a home does not give anyone rights in the property -- other than the right to be paid if the worker was hired by someone else. Otherwise, if people could care for a home and automatically get ownership rights, every caretaker of every home would be very rich! If your friend had... View More

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2 Answers | Asked in Estate Planning and Municipal Law for California on
Q: I never transferred my mother's California house after her death in 2016 since I am still living there. Is this ok?

I inherit her house per her trust. I now want to transfer ownership to my daughter upon my death so she can live there and pay taxes per Title 19.

Julie King
Julie King
answered on Jul 23, 2023

Unless there is a specific reason the home is being left in the trust, you could save money by transferring taking it out of the trust and transferring it to the beneficiary or beneficiaries listed in the trust. The County Recorder will ask to see a copy of the trust to ensure people aren’t... View More

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2 Answers | Asked in Estate Planning, Real Estate Law and Business Formation for California on
Q: Best Holding LLC structure(pref. NV) if property in CA but reside in Virginia?

Looking for the best way to structure a Holding company LLC is i currently reside in Virginia for the moment but also have property in CA, but in the future want to open different LLC subsidiaries.

Julie King
Julie King
answered on Jul 18, 2023

The answer to your question really depends on your goals. If you want a number of subsidiaries, you may want to form an S Corporation. But most people who set up an entity for the sole purpose of holding real estate will use an LLC. You should contact a California lawyer and give them more... View More

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