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Hi and welcome to JA. Ray here to help you today.Please bear with me a few moments while I review your question and respond.
You can have lawyer prepare a life joint tenancy with right of survivorship that way all have title and when you decease they take the property with full title.No probate is necessary.You really want to have local lawyer prepare this to avoid any title issues.
Here is lawyer referral to prepare deed
call the State Bar of California at(866)(###) ###-####/a>
Lawyer will prepare it for you to sign and he will file original for you in deed records and they mail it back once it is recorded.
I appreciate the chance to help you today.Thanks again.
If you can positive rate 5 stars when we are done it is much appreciated.
Right but you need the deed to transfer title to them.If you aren't keeping a life estate here it is a quitcliam deed if you want life estate then it is joint tenancy with right of survivorship deed.Lawyer can title this whichever way you want it.
My thought here was for you to keep life estate since you are on loan but thats your call whether to keep life estate or quitclaim whole thing to them.
Quit claim deed form if you want to do this yourself. He signs as grantor and both are grantees and then each has half interest.
Fair warning here if fiance is on the title and they aren't married they are not exempt from the transfer fees, they have no legal relationship. If they marry first then they are exempt.
Thanks for the clarification.Let me know if you have more here.
This resolves title here.You will need to complete tax forms when you file this to see if you can reduce the taxes .I appreciate the chance to help you today and wish you a Happy New Year.