2254 21st Ave. Oakland CA 94601

30699 Chimney Ln. Union City CA 94587

Did someone in your family die without a will or trust and you need to start probate? You don't know where to start? Consider the folks at 1% Probate Forms.

For $495 and 1% they can help you with:
. Open Probate in California
. Get yourself appointed as Executor
. Request an Inventory and Appraisal valuation

Example: a condo worth $200,000 would cost you $495 and $2,000. A lawyer would charge $9,000. Need help with probate real estate? Go to www.eastbayprobates.com.

Alameda County Foreclosure Bidders

Probate Judge Cecilia Castellanos

A person called me to tell me that his house had to be sold and it had to be probated. Furthermore, he said, "the sale has to go to court. My lawyer said he was going to advertise it on the local newspapers."
So he said, "does that mean it's going to the courthouse steps?"
I told him "no." The courthouse steps is for foreclosures sales. There's usually a bunch of investors bidding on properties. The person selling the properties is called the auctioneer. The court he was going to, on the other hand, would have investor bidding but it would be in front of a judge not the steps.
If you're confused about a probate sale, call me because I can help.

A realtor friend called me to ask me who chooses the agent because her friend wanted to hire her. Who chooses the agent? Is it the executor/administrator or the lawyer?

Did the deceased die without a will? Yes. Well she is the administrator, I said. Remember who is the principal. The administrator hires the lawyer and the real estate agent. 

She said, "my friend wants me to sell the house for her. But her lawyer is telling her that he knows someone too."

Me, "If your friend wants to hire you tell her it's her right to do so."

I checked with a lawyer friend I know. He said the same thing. The executor or administrator hires the agent. "If the administrator doesn't know any agents, he said, "I give him three names of agents to choose from. Yours, of course, is one of them."

Have any probate questions? Let me know. 

Did you know that in a probate sale with court confirmation, the house was still for sale even after an offer has been accepted?
I was checking the Multiple Listing Service (MLS) for Pending Probates with Court Confirmation. Only two out of 22 listings stated the confirmation date and the first overbid amount.
The sellers are losing out!
What is this? The property is still for sale until it has been confirmed in court.
Many sellers don't know this, and apparently, many agents don't know it or don't bother to post it.
Why do you think the lawyer has to advertise the sale in local newspapers? To get potential buyers to come to court to bid. Same with the MLS.
The MLS confidential remarks should read: 
Court date 5/6/15 @ 9:30 am @ Berkeley Court , 2120 MLK Jr. Way, Dept. 2. First overbid is $400,000. 10% cashier's check required. For further information contact the listing agent.
Ask your agent to keep marketing the property until the judge approves the sale. You want more for your property, don't you?

Should I bring a cashier's check or proof of funds?
Always bring a cashier's check. That guarantees that you will be allowed to bid. Proof of funds may be good enough, but there is no guarantee that the judge will allow it.
Should I bring several cashier checks in small denominations in addition to the main check? No. Your main cashier's check is good enough. That gets you into the bidding.
How do I know how much money to bring? Ask your agent to ask the listing agent. Ask what is the minimum opening bid amount.