We are Probate Estate Advocates, helping buyers and sellers in probate and estate transactions. Our mission is to professionally and efficiently help executors, administrators, trustees, conservators and attorneys so that they can focus on their tasks, knowing that the property sale is handled.
And we are Certified Probate Real Estate Specialists, among the few in the real estate industry specially trained in the intricacies of probate real estate.
We work with the most skilled attorneys and administrators in Southern California to help our clients navigate through a complex and sometimes stressful process.
We know how to prepare a property for the market so that it can attract the highest possible price in the shortest period of time. We work with trusted vendors, contractors, and trades people and can oversee the maintenance, repair, staging and security of your properties.
That all translates to making your job easier, completing it quicker and allowing you to get back to some normalcy in your life.
Our responsibilities include:
We know there are many additional responsibilities when it comes to working with clients in Probate, Conservatorship or Trust. We excel at these tasks so that you – in your role as executor, administrator, conservator or attorney – can focus on your job.
Probate is the legal process for the transfer of assets – houses, cars, stocks, personal belongings, etc. – from the deceased person’s name to his or her estate so they can be sold or distributed to the heirs. Probate, which takes place in the county of the decedent’s residence, validates the terms of a will (if there is one), appoints a personal representative, and pays creditors before distributing what remains to the heirs.
Though an attorney is not required to file a petition for probate in California, it’s usually a good idea to have one. The probate process has strict rules and timeframes, and probate attorneys are well-versed. An executor or administrator acting “in pro per” for an estate could cost themselves time and money with just one miscue.
(Need a referral to an accomplished probate or estate attorney? Call us today at 951-215-6215 and we’ll connect you with one.)
Not necessarily. If the assets of an estate were put in a trust or if the personal representative of the estate has “full authority” to oversee and liquidate the estate, court confirmation may not be required.
An administrator with full authority can choose a real estate agent, market the property, accept an offer and start the escrow process. However, a special notice must be sent to all heirs with details about the offer, and it includes a 15-day window for objections. If no one objects, the sale can move to closing.
In cases where the administrator or executor has “limited authority,” a court confirmation is usually required to approve the sale or distribution of the estate’s assets. Limited-authority cases require specific steps, especially when real estate is involved.
The entire probate timeline can run 9-18 months, depending on the complexity of the estate, whether the decedent left a will, how many assets must be dealt with, and how cooperative the heirs are.
The sale of real estate can occur early in the process – usually after about 60 days, when the Letters of Administration or Orders for Probate are issued.
Other than an attorney, your most valuable resource will be a Certified Probate Real Estate Specialist. Realtors with this exclusive experience and training can help ensure nothing falls through the cracks during the probate process. They also can connect you with other experts to make your job easier.
For instance, you may need an estate-sale company, art or antique appraiser, auto appraiser, locksmith, trash-out service, cleaning service, pool or landscape service, or even a good charity for unwanted personal property.
As Advocates, we do not believe in doing the minimum to satisfy the client or the court. We offer Maximum Marketing with the maximum number of photographs allowed, video tours, and captivating descriptions that paint a picture of the lifestyle of the property, not just a list of cliches and home specs. And we publish and post everywhere — we subscribe to hundreds of websites and services that maximize the home’s exposure.
Dream Big Real Estate Team also provides Full Service for all our clients, with complete disclosures, personal inspections and a team of professionals to walk you through the real estate paperwork and the court-confirmation process.
When it comes to selling a property for the highest price, everything starts with an accurate valuation. We know how to properly price a property based on recent sales data of comparable properties in the area, with special consideration to economic conditions. Are prices going up or down? Understanding the market and looking ahead can be the difference between maximizing return or leaving money on the table.
We have seen all the strategies: Underpricing to create a frenzy, overpricing and praying for the right buyer, funneling showing into a tight timeframe. At the end of the day, the best strategy is to price the home as close to fair market value as possible, blast the listing out to everyone, and generate as many showings as possible. Then, follow up with all agents and enthusiastically encourage them to write an offer.
Now, it’s time to let the world know about your fantastic property for sale. We have a 151-point marketing plan that is tailored to your property.
Online marketing and access is critical to your success. That’s why we spend so much time, effort and money there. More than 90 percent of homebuyers look online for homes, especially using mobile devices. The websites we target are optimized for mobile use to capture interest, and more importantly, to capture a potential buyer’s contact information so that we can follow up with them to talk about your property.
For years, we’ve prioritized serving others by putting the financial well-being of our clients ahead of our own. This commitment to our clients’ needs has allowed us to build lasting relationships and a thriving business.
While many in the real estate industry focus on their commissions, we focus on addressing our clients’ most critical needs during probate. By acting with integrity and putting our clients’ interests first, we’ve created long-term relationships and earned the trust of our clients for life.
