Probate, Trust & Conservatorship Sales

We are knowledgeable and highly experienced with over twenty-five years of experience handeling many types of real estate transactions including Probate, Court Directed Sales, Tust Sales and all legal requirements.

Our "Team" of cleaners, haulers, appraisers, contractors, landscapers, painters, etc., are available to help you with any "pre-marketing" work that you may need or desire.
Our goal is to make it as simple and easy as possible for you throughout this process.   


* Your attorney files the petition for your appointment as the estate’s personal representative.
Day 1 - The Probate Court issues Letters, your authorization as the personal representative.

Day 10 - McKeon & Associates are selected to market the home.
Days 10-40 - An intensive marketing period occurs with our Plan of Action.
Day 40 - OPTION “A” - If sold under Independent Administration: Upon acceptance of an offer without Court Confirmation, if applicable, a typical 30-45 day escrow period follows. The successful bidder secures financing, executes proper documents, causes escrow to close, and approximately
Day 70-85 - The estate receives final sales proceeds.
DAY 40 - OPTION “B” - If sold with Court Confirmation: Upon acceptance of an offer subject to Court Confirmation, a confirmation hearing date is set by the Probate. This normally occurs if there is fighting amongst family members.

Court (usually 30 days after this initial bid acceptance). On approximately Day 70, in person, the attorney reports to the open Probate courtroom and to the Probate Judge the Personal Representative’s willingness to accept the previously made bid. At the court hearing, the Judge then offers anyone present in court the opportunity to make a final, higher bid on the property. This is truly a live, in-court auction. At the conclusion of a back-and-forth auction, the final sales price and highest bidder are approved by the Probate Court. A typical 30-45 day escrow period follows. The successful court bidder secures
financing, executes proper documents, causes escrow to close, and approximately Day 100-115, the estate receives final sales proceeds.

This represents a general timeline of marketing, sale, and closing escrow during Probate administration. Estate properties may sell and close escrow in as short as 30 days, or as long as, or longer than any other real estate sale. There is a wide range of flexibility associated with the sale of probate property not discussed here. Please call me for more information.         


Probate and Trust Real Estate Glossary

Here are brief definitions of terms you may encounter if you are dealing with probate or trust real estate
or inheritance property:

Beneficiary: A person who inherits when there is a Will.
Conservator: A person who has the court-appointed fiduciary responsibility for the care of another adult.
Conservatee: The person whose care is provided for under a conservatorship.
Conservatorship: A court proceeding wherein a judge appoints a responsible person (Conservator)
to care for another person (Conservatee) who cannot care for him/her self or his/her finances.
Custodian of the Will: The person in possession of the Will when the person who wrote the Will dies.
Decedent: The person who died.
Executor: A person named in a Will and appointed by the Court to carry out the decedent's wishes.
This person is usually named as the seller of the real property.
Heir: A person who inherits.
Intestate: When someone dies without leaving a Will. When there is no Will,
the sale of the decedent’s real property often requires court confirmation.
Intestate Succession: The order of who inherits the property when the decedent does not have a Will.
Legatees, or Devisees: People who are named in a Will.
Personal Representative (Administrator or Executor):
The person responsible for overseeing the distribution of the estate.
Probate: The process of deciding where, how and to whom to
distribute the decedent's estate, such as the real property.
Probate Real Estate Sale: The transfer of legal title (ownership) of real property from the estate
of the person who has died to his or her beneficiaries or to a buyer under the supervision of the Court.
Probate Referee: Before real property can be sold through probate, it must be appraised. This is done
by a Probate Referee. In California, probate referees are appointed by the State Controller
and assigned to a particular case by the court clerk.
They are paid for this service directly by the estate, usually a percentage of the appraised value.
Real Property: The term used to refer to real estate (land and buildings) in probate and trust sales.
Testate: When someone dies leaving a Will.
Trust: When a person (Trustee) holds property at another person’s (Settlor’s)
requests for the benefit of someone else (Beneficiary).
Will: A legal document that lists a person's wishes about what will
happen to his/her personal and real property after death.  


Expired Listings

Has Your Listing Expired?

When do you plan on hiring the right Agent to get your property sold? Would you like to know the reasons your home has not sold when thousands of homes sell every month in Orange County?

We have assisted many people just like you whose homes have not sold with their 
previous Agent.

Here are 3 important questions to contemplate:

1. What is the home realistically worth in today's volatile market?


2. What will you net once the property is sold?

3. What is the Plan of Action to get it sold?

It is as simple as these 3 factors.

If a Realtor does not address the above questions within the first ten minutes of meeting, you are wasting valuable time. A Realtor who understands the market, understands your needs, and has a plan to get you moved is efficient and powerful. Don't you owe it to yourself to interview such an Agent?

Are you ready to start packing?

Schecule your private consultation today.

Orange County's Finest Homes and Best Values

Our team of expert professonal sales people specialize in all types of residential properties throughout Orange County. We are fully committed to providing the highest quality professional real estate services, the highest level of expertise and professional service to each of our clients.

Our web site is desgined to make easier than ever for our clients to find the best values and highest quality homes throughout Southern California. We can accommodate your lifestyle, personal preferences, and price to help you find the perfect home.

For those interested in investment real estate opportunites we offer a full range of consulting services, property evaluation and cash flow analysis to insure the proper return for you unique investement requirements.

Our expertise also includes the specialized needs of short sales, foreclosure, and probate transactions. Our extensive experience, training and national certifications uniquely qualifies us to assist our clients with the utmost care and professionalism throughout all aspects of these transactions.

Years of quality service have allowed us to build unique relationships throughout Orange County to provide our clients with the highest level of insider information. Therefore, we are able to offer real estate owned properties to our clients, which are often listed at below market prices. Take a look at our listings and property search for our most recent inventory of Orange County homes for sale. For more information or a private consultation, give us a call at 949 282-1264 today.