Trust & Probate Property Sales and Real Estate Services in the San Francisco Bay Area.

Trust & Probate Property Sales and Real Estate Services in the San Francisco Bay Area

Trust and Probate property and real estate sales.

Heidi Mueller and her experienced team of realtors provide professional real estate service in San Francisco and all over the Bay Area, California.
Whatever your real estate needs, we are here to assist you in any way we can.

The Bay Area Relo team specializes in:

• residential real estate services for buyers and sellers
• property evaluation and appraisal
• relocation services
• investment properties
• probate property sales
• trust sales
• conservator procedures
• tenancy in common ( TIC )

We are the real estate specialists who can guide you through the sometimes complex process of buying or selling a home in San Francisco and/or the Bay Area, CA.

It is crucial to have an experienced and knowledgeable professional real estate agent by your side when buying or selling a house, condo or loft in San Francisco Bay Area. We believe in being as accessible as possible to our clients. If you need our real estate service, our licensed brokers are there.

Also, our team of experienced realtors offers knowledge and experience with probates.

We have specialized in probate property and trust sales in San Francisco Bay Area, and have successfully closed numerous probate transactions, from simple to complex.

We have had probate listings all over San Francisco and the Bay Area, including large apartment buildings, flats, condos, lofts, houses, and single family homes.

We are very familiar with all probate, trust and conservator procedures.

Bay Area Relo agents have worked with many conservators, trustees and probate professionals throughout the years,
We have seen first-hand the pressures and stress that go along with probate transactions. One of our ultimate goals is to help alleviate this stress as much as possible, by being reliable, competent and accessible.
If we have made your job easier, then we have done our job well.

An equally important goal is to get the best possible price for the client of the conservator or trustee and/or their heirs.
We always keep the family's best interest at heart throughout the whole transaction.
We feel if we got the best price and terms for the property, then we have done our job well.

The probate process is a potentially difficult series of negotiations and court hearings. There are three main ways a probate is handled in relationship to real estate sales :

Independent administrator

Independent administrator with limited powers

Court confirmation

In any event, all of these might be handled in court. Working with some of the best probate attorneys in San Francisco and the Bay Area, we have had experience with all three and our promise to you is to be there at every stage to help you through the process. This includes everything from fixing up the property for sale to appearing in court.
Probates usually include, but are not limited to the following sequence of events:
1. Appointment of an Administrator or Executor
If there is a Will that nominates an Executor, and that person is willing to serve, they will be appointed as Executor. If there is no Will, or the Will does not nominate an Executor who is still alive and willing to serve, then an Administrator is appointed. This is usually one of the heirs, someone nominated by an heir, or the Public Administrator (a County agency). An Executor and an Administrator have the same responsibilities.
2. The sale of property
There are two different procedures that are followed, depending upon whether the Executor has been granted "full independent powers".
If the Executor has full independent powers, they may, but are not required to, elect to use the following procedure. The property is listed for sale. Once they have an acceptable contract, they mail out a Notice of Proposed Action stating the terms of the proposed sale. The heirs then have 15 days to object. If there is no objection within 15 days, the sale goes through without any court hearing required. If the Executor does not have full independent powers, or if an heir objects to a sale under the Notice of Proposed Action method, then the following procedure applies. A notice of the sale must be published in a newspaper of general circulation (unless there is a Will that waives this requirement).
3. Accepting an offer
The offer accepted must be 90% or more of the Probate Referee's appraisal.
4. Court Confirmation
Once an offer is accepted, a petition seeking confirmation of the sale is filed with the court and set for hearing. The court hearing usually takes place 30 to 45 days after the petition is filed. A copy of the petition and details about the sale are mailed to all heirs.
5. Overbidding
At the Court Confirmation hearing, the accepted offer may be overbid by other buyers. The first overbid is 5% plus $ 500 over the original bid.
A cashier’s check for at least 10% of the minimum overbid price must be shown to the court. That 10% check is given to the Executor at the hearing by the winning bidder. A contract is then signed. This contract can have no contingencies and escrow usually closes within 15 days after the hearing.

Heidi Mueller and her team of experienced probate realtors understand your real estate needs.
If you need a qualified probate realtor or an advisor for your trust or probate sale, please don't hesitate to contact us. We deliver solutions and move forward without pause. We believe in going the extra few miles.

Please also feel free to call us or e-mail us, if you are thinking of buying or selling a home; if you are relocating to San Francisco or Bay Area, CA from another area, or if you just have some questions about the San Francisco Bay Area real estate market.
We would love to hear from you and look forward to working with you.

Visit us at www.bayarearelo.com for more information about our team of realtors, relocation services, and real estate services in San Francisco, Alameda, Oakland, Berkeley, Daly City, San Leandro, South San Francisco, San Bruno, Pacifica, San Mateo, Peninsula, San Rafael, Marin County, Richmond, Concord, Walnut Creek, Contra Costa County, and the greater Bay Area.

Our latest real estate property listings of houses, townhomes, condos, lofts, flats, apartment buildings for sale in San Francisco and the Bay Area are available online in our web site.