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; Probate Realtors like Lori Aronsohn & Patricia So who are proficient with court guidelines. Probate sales involve legal timelines, court approvals, and family dynamics that a standard transaction doesn't. A Probate Real Estate Specialist knows how to effectively work with family members who may not always agree. They know how to protect the estate's value, and abide by court rules and timelines. We have well over a decade of selling homes under probate and trust with 5-star reviews from all of 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. Probate transactions call for specific California Association of Realtors forms, which require an understanding of exclusions and requirements that apply only to probate sales. Probate sales involve legal timelines, court approvals, and family dynamics that a standard transaction doesn't. This is exactly the kind of work our team handles every day, so that nothing falls through the cracks.
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 (a) determined that the estate's assets include real property, (b) has formally named the representative for the estate, and (c) issued “Letters of Administration” 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. We’ve taken care of all of this for out-of-state and overseas administrators and executors.
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.
My parents recently passed away and left a home in Los Angeles. Where do I start?
First, you’ll want to secure the house. If you have trusted relatives or friends who live near the property, you can ask them to keep an eye on it. When possible, notify the close neighbors and ask them to keep a lookout for suspicious activity. Give them contact information to reach you if something seems off. Lock it up. Keep some lights on, or use a timer to have lights come on during evening hours. We are often asked to take keys and keep an eye on the property, even before we’ve signed a listing agreement. Second you’ll want to determine what to do with the home. If the home is owned by a Trust, the successor trustee will make decisions about it. If it is in your parents’ name(s), you or your attorney will file for probate, and once someone is named administrator or executor of the estate, that person will receive Letters of Administration from the court. They will have authority to either sell the property or distribute it to heirs. If you’re not certain how the home is owned, we’d be happy to pull a Title Property Profile to see how title is held.
Is there someone who can help sort valuable items like furniture and antiques?
Yes, as Probate Realtors we partner with estate sale companies that evaluate and sell household items over several days for a negotiated split. Most leave the property broom-clean and can donate unsold items for a tax write-off.
Someone offered to buy the house - ‘all cash.’ This would save us from paying a real estate commission. Should we accept their offer?
If it sounds too good to be true, it usually is. Skipping commission doesn't guarantee a bigger payout, especially if the home hasn't been exposed to the open market. Ask us to run a comparative market analysis first to determine the true value. Putting the property up for sale and receiving offers from qualified buyers is the only way to determine its true value. Listing with an agent will likely net you more, even after commission, and it ensures that the buyer who is chosen is qualified and agrees to terms that are most favorable, and doesn’t waste your time.
My probate attorney also sells real estate and offered to handle the sale. Should we let them?
We believe that it's best to hire a dedicated Probate Realtor for the sale. Real estate expertise — pricing, marketing, negotiation — is a specialized skill that shouldn't be an attorney's side offering. Let each professional focus on what they do best.
The house is cluttered with years of belongings. Do I have to clean it out before selling it?
Clearing the home lets potential buyers see its true condition and will attract more buyer interest. We know that this is an onerous task to take on, we do. The family will want to go through belongings to take anything of actual or sentimental value, and to locate important documents. Once that’s done, we can assist you with preparing it to be sold by recommending vendors to empty and clean it, and overseeing the process for you, whether that process involves an estate sale or hauling items to charity. Selling "as-is" is possible, but buyers who can't assess the real condition will typically offer well below market value.
How do I choose a Probate Realtor?
Interview 3 real estate agents who have experience selling in the home’s neighborhood and who are each probate real estate specialists. Choose someone who is proficient in probate real estate sales, is easy to communicate with and answers all your questions. Here are a couple of questions to determine whether or not the agent is proficient in selling property under probate: 1. What is the 90% rule? 2. What is the allowable commission rate? 3. What is the maximum number of days for a probate listing? 4. Do you put a lockbox on the property to give buyer’s agents access? (you can email us for the answers)
