Plain-English explanations of the questions clients ask me most often. None of this is legal advice — it's general information about how things work in California, written so you can make better-informed decisions.
Prop 13 keeps your California property taxes low — but the wrong kind of transfer can reset your assessed value to current market and triple your tax bill. Here's the complete guide.
It seems like an easy way to avoid probate. It almost always backfires — costing tens of thousands in property taxes and capital gains. Here's what to do instead.
California has multiple ways to settle an estate without full probate — Small Estate Affidavit, joint tenancy survivorship, beneficiary designations, and more. Here's when each applies.
The order of operations matters. Get certified death certificates, figure out how title was held, record the right Affidavit of Death, then decide whether to assume the loan, refinance, or sell.
After 16 years inside California real estate and 10,000+ loan signings, here are the seven mistakes that show up most often — and what they cost the family.
California probate routinely takes 12–18 months and costs 4–8% of the gross estate. Here's where the time and money actually go — and how a living trust avoids both.
If your house isn't deeded into your trust, the trust won't keep it out of probate. Here's exactly how funding a California living trust works, step by step.
California's Transfer-on-Death deed is a real alternative to a full living trust for some homeowners. Here's how they compare, when each one fits, and where TOD deeds fall short.
When a spouse or co-owner passes away, you usually don't need full probate to clean up the title. The Affidavit of Death is the simplest, cheapest way to do it. Here's how.
More articles coming. If there's a topic you'd like me to cover, let me know.