Homes, estates, second homes, and everything that lives on a piece of land.
From a first-time purchase in Oxnard to a generational estate in Montecito to a manufactured home in Carpinteria. One officer opens the file, runs the search, sits at the signing table, and disburses the funds. No handoffs.
A standard resale, done with care.
Single-family homes, condos, townhomes, and brand-new construction. The bread and butter of the desk. We open same day, deliver a preliminary report inside 48 hours, and run the file straight through to recording without a queue.
- CLTA & ALTA homeowner's policies
- Builder bulk-tract escrows
- Cash, conventional, FHA, VA, jumbo
- HOA documents & estoppels
- Subdivision & lot-line adjustments
- Mello-Roos & CFD disclosures
- FIRPTA withholding for foreign sellers
- Short-pay & lien negotiation
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Day 0File opened, prelim ordered
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Day 2Prelim & CC&Rs delivered
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Day 14Loan docs in & reviewed
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Day 17Buyer signing
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Day 18Funds & recording
Title goes into joint tenancy on the contract; lender approved an LLC. Caught at prelim, fixed before docs.
EDD, FTB, and child-support liens that attach to the person, not the property. Pulled before they hit the closing statement.
We request the certificate the day the file opens, not the week of signing. Late fees never end up in the buyer's column.
Estate work, handled with discretion.
Sales out of living trusts, decedent's estates, court-confirmed probate, and conservatorships. We coordinate with estate counsel, read the trust before we read the contract, and never let a successor trustee sign a document they shouldn't.
- Successor trustee transactions
- Affidavits of death & trust certifications
- Probate sales (court-confirmed & IAEA)
- Heggstad petitions, when needed
- Letters testamentary review
- Beneficiary distributions & deeds
- Prop. 19 parent-child reassessment
- Step-up in basis documentation
Property still vests in the decedent's name personally. Heggstad or full probate. Identified at prelim, not at signing.
The successor trustee in the binder isn't the one in the latest amendment. We read the chain before docs go out.
Refinances, HELOCs, private money.
Rate-and-term, cash-out, second positions, and bridge financing. The loan officer who orders the file talks to a person who answers the phone. Docs get reviewed; reconveyances get tracked; nothing falls between the cracks of a queue.
- Rate-and-term refinances
- Cash-out refinances
- HELOCs & second positions
- Hard-money & private bridge loans
- Subordinations & partial reconveyances
- Reverse mortgages (HECM)
- Construction-to-perm conversions
- Mobile-notary signings, statewide
Manufactured homes, in or out of parks.
Whether the home is on owned land or in a park, the file looks different from a stick-built. We coordinate with HCD, park management, and the lender so all three timelines align — and the buyer signs once, on one day.
- 433A conversions (chattel to real property)
- In-park sales with park approval
- HCD title & registration coordination
- Co-op park share transfers
Lifestyle parcels with working land.
5-to-50-acre ranchettes that pencil somewhere between residential and commercial. Pre-Williamson Act, post-cancellation, and everything in between. We read the deed restrictions before we open the file.
- Williamson Act / Land Conservation contracts
- Mineral, water, & wind right reservations
- Easements (utility, ingress, equestrian)
- Detached well & septic disclosures
Things buyers, sellers, and agents ask first.
How fast can you open a file?
Same business day, every time. Send the address, the parties, and the price; you'll have a file number, an officer's name, and a prelim ETA back in your inbox before the desk closes.
Do you handle just title, or just escrow?
Both, separately or together. Most files run with us on both sides, but we are equally happy to issue title for an outside escrow, or escrow against an outside title commitment.
What about a manufactured home in a park?
We handle it. Most parks have their own approval process running in parallel; we coordinate with park management, HCD, and the lender so the three timelines land on the same day.
Will the same person be on the file from open to close?
Yes. The officer who opens it is the officer who closes it. Assistants support, but accountability does not get reassigned.
Send an address. We'll take it from here.
A file number, an officer name, and a prelim timeline back the same business day.