When real property is held by a co-owner who has passed away, California law allowed the remaining co-owners to sell property by filing a partition action. This means that co-owners do not need to wait for a probate action to be filed or wait to find out who will be the successor trustee of the trust.
Who are the Parties that Must Be Joined in a Partition Action?
In a partition action, it is necessary to ensure that all parties with a potential interest in the property are properly included in the legal process. Code of Civil Procedure § 872.510 provides that: “The plaintiff shall join as defendants in the action all persons having or claiming interests of record or actually known to the plaintiff or reasonably apparent from an inspection of the property, in the estate as to which partition is sought.”
Code of Civil Procedure 872.530 – Who to Name When a Co-Owner is Dead
California partition statutes outline how to file a partition action against a co-owner who is deceased or believed to be deceased. Specifically, California Code of Civil Procedure 872.530 describes what should be done if a deceased party’s personal representative is known or unknown as follows:
(a) If a person described in Section 872.510 is dead and the plaintiff knows of a personal representative, the plaintiff shall join such personal representative as a defendant.
(b) If a person described in Section 872.510 is dead, or is believed by the plaintiff to be dead, and the plaintiff knows of no personal representative:
(1) The plaintiff shall state these facts in an affidavit filed with the complaint.
(2) Where it is stated in the affidavit that such person is dead, the plaintiff may join as defendants “the testate and intestate successors of __________ (naming such deceased person), deceased, and all persons claiming by, through, or under said decedent,” naming them in that manner.
(3) Where it is stated in the affidavit that such person is believed to be dead, the plaintiff may join such person as a defendant, and he may also join “the testate and intestate successors of __________ (naming such person) believed to be deceased, and all persons claiming by, through, or under such person,” naming them in that manner.
California Code of Civil Procedure 872.530
Generally: “[i]f a person who should be joined is known to be dead, the plaintiff must join the decedent’s known personal representative as a defendant. (C.C.P. 872.530(a).) If none is known, the plaintiff must so state in an affidavit and join the decedent’s testate and intestate successors and all persons claiming by, through, or under the decedent. (C.C.P. 872.530(b)(1), (b)(2).) A similar procedure is required if the putative defendant is simply believed by plaintiff to be dead. (C.C.P. 872.530(b)(3).) These provisions are derived from C.C.P. 1250.220(b), which governs eminent domain.(Legislative Com. Comment; see 8 Summary (11th), Constitutional Law, § 1340.)” [1]12 Witkin, Summary 11th Real Prop (2023) § 66.
What Happens if Deceased Co-owner was a Trustee?
California Probate Code § 15644 provides that: “When a vacancy has occurred in the office of trustee, the former trustee who holds property of the trust shall deliver the trust property to the successor trustee or a person appointed by the court to receive the property and remains responsible for the trust property until it is delivered.” Indeed, the former trustee can still be named as a party in the partition case until actions are taken to appoint a successor trustee.
Talkov Law’s Partition Attorneys Can Help
Hiring a partition attorney is crucial when dealing with complex property disputes. Partition cases involve intricate legal requirements, from identifying all parties with potential claims to navigating the proper procedures for dividing or selling the property. If you want to end your co-ownership relationship, but your co-owner won’t agree, a partition action is your only option.
With seven, full time partition lawyers, Talkov Law is the #1 partition law firm in California and has handled over 370 partition actions throughout California. Contact California’s #1 team for partition action, Talkov Law, where partition attorneys provide seasoned expertise in the practice of partitions, including jury trials. For most cases, legal fees are paid entirely at the end, meaning there is no retainer. For a free consultation, call (844) 4-TALKOV (825568) or reach out online today.
References
| ↑1 | 12 Witkin, Summary 11th Real Prop (2023) § 66. |
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