Answers
Frequently Asked Questions
My mom died, and I need a real estate agent to sell the home in Los Angeles. Who should I hire?
Hire a real estate agent who specializes in probate and trust sales, not a general agent. These sales can require probate court and even court confirmation, and a specialist protects the estate's value and your timeline. In Los Angeles, that's exactly what we do at Aronsohn & So.! Contact Lori Aronsohn & Patricia So of Aronsohn & So at PLG Estates. We have well over a decade of selling homes under probate and trust with 5-star reviews from all our many past clients.
Why do I need a real estate agent with probate experience?
Probate real estate transactions require not only knowledge of the rules, laws, and tenets of real estate in Los Angeles County, but also knowledge of Probate Court guidelines. They use specific forms created by the California Association of Realtors and require an understanding of exclusions and requirements that pertain only to probate sales.
What is a probate referee?
A probate referee is a court-appointed appraiser who determines both the value of the real property and the inventory in the estate.
What is involved in selling property under probate in Los Angeles County?
Once the court has determined that the estate's assets include real property, named the representative for the estate, and issued what are called “Letters,” the named representative may be given limited or full authority to sell any or all of the estate's property — and may hire a real estate agent to sell it under the guidelines set down by the court.
What can I expect from Aronsohn & So once I've listed with you?
Our job as your probate real estate agents is to calculate the property's likely current value; determine what changes, if any, will ensure the best return; obtain approval from the representative and/or the court to make repairs, and oversee that work; stage, photograph, and prepare all documents required to complete the sale; and list, advertise, market, and sell the property under the court's guidelines. If court confirmation is required — as when the representative has limited authority — we appear in court to facilitate the final sale.
If the administrator of the estate has full authority, is there no court confirmation?
Court confirmation may still be required, even with full authority, if an heir or beneficiary raises an objection.
What is a Comparative Market Analysis (CMA)?
A CMA is a report that compares the subject property — its location, lot size, square footage, bedrooms, bathrooms, and other amenities — room for room and amenity for amenity, to similar homes in the immediate neighborhood that have sold in the past six to twelve months. It gives the best possible indication of what a property will sell for in today's market.
What services are included when I hire you to sell property for the estate?
A Comparative Market Analysis; a preliminary title report; professional photography for print and internet marketing; internet marketing with high-definition photographs; marketing flyers; a minimum of one broker open house and two public open houses; listing on the MLS; and syndication to more than 150 domestic and international real estate websites, including Zillow, Trulia, and Realtor.com. A complimentary valuation is provided, with no obligation, to any executor, administrator, representative, or attorney who requests it — usually within 24 hours.
I don't live in the Los Angeles area — can you help me get the property ready?
Yes. Aronsohn & So keeps an updated list of reliable vendors and can arrange, oversee, and supervise cleaning crews, contractors, painters, and repairmen; personal-property inventory, estate sales, and charitable donations; transfer of furnishings and valuables to a family member or storage; gardening, trash and junk removal, repairs and renovations, locksmith services, utility turn-on/off, pool service, and staging — to name just a few. The estate pays the vendors; our coordination and oversight are free to you.
What is staging?
Home staging prepares a home for sale by removing clutter, editing and arranging furniture, removing personal items, and enhancing curb appeal. It can make a property look bigger, cleaner, and warmer, and sets the mood for buyers to want to make an offer.
How do you coordinate with the attorney, the courts, and me?
We communicate with you regularly and concisely, and we ask that you share anything you receive from your attorney or the courts that affects the sale. To keep legal costs down, we contact your attorney only when necessary — but we never hesitate to do so when it's needed to keep the sale within the court's and the estate's guidelines.
How long is a standard probate listing agreement?
California probate law states that a probate listing agreement cannot exceed 90 days.
How does the court-confirmation requirement affect buyer interest?
Some buyers and agents avoid probate listings that require court confirmation, because the process takes longer. Once an offer is accepted, the seller isn't yet committed; instead of opening escrow, a sale date is set by the court, creating a 30-to-45-day period during which the property is marketed further at a price higher than the accepted offer. On the set date, the buyer must go to court to confirm the sale, the property is put up for auction, and a higher bidder can overtake the original offer. In some cases the 10% earnest-money deposit on a probate offer is non-refundable. Knowing how to market through this process is exactly where an experienced probate team earns its keep.
Can someone represent me as administrator if I'm unable to serve?
Yes. If you're unable to fulfill the responsibilities of administrator, you can hire a professional fiduciary to oversee them on your behalf. More information is available from California's Professional Fiduciaries Bureau at fiduciary.ca.gov.
