A Heggstad petition can be a vital legal tool when assets intended for a trust remain titled in an individual’s name after their death. When you encounter bank or brokerage accounts, real property, or other assets that were supposed to transfer into a trust but did not due to an oversight or administrative delay, a Heggstad petition asks the court to treat those assets as though they had been transferred according to the decedent’s trust. In Koreatown and across Los Angeles County, this procedure helps beneficiaries avoid a full probate proceeding and access trust assets more efficiently when the facts support such treatment.
This page outlines when a Heggstad petition may be appropriate, how the process works in California courts, and what documentation and evidence are commonly required to succeed. We describe the types of trusts and estate documents often involved, practical steps families can take while preserving legal options, and how the Law Offices of Robert P. Bergman can assist clients in Koreatown and nearby communities. The goal is to provide clear, practical information so you can decide whether pursuing this remedy is the right next step for your family or fiduciary duties.
Filing a Heggstad petition can offer important benefits when assets intended to be held in trust remain titled outside the trust. The petition, if granted, allows the court to recognize the decedent’s intent and treat mis-titled assets as trust property, avoiding the delay, expense, and public exposure of a probate administration. For trustees and beneficiaries, this can mean quicker access to funds needed for bills, taxes, or distributions, while preserving the privacy and terms of the trust. In many cases, the petition also reduces administrative burdens and clarifies property ownership, which can ease family tensions during an already stressful time.
The Law Offices of Robert P. Bergman assists clients with a full range of estate planning and trust administration matters, including Heggstad petitions in Los Angeles County. We work with trustees, successor trustees, and beneficiaries to gather documentation, prepare pleadings, and present the factual record the court needs to treat assets as trust property. Our approach emphasizes careful factual investigation, clear communication with family members and financial institutions, and court filings tailored to local Los Angeles procedures. We strive to help clients resolve title problems efficiently while protecting the trust’s terms and the decedent’s intentions.
A Heggstad petition is a specific petition filed in probate court asking the judge to recognize that certain assets belonged to a trust at the time of the settlor’s death, even though the title paperwork shows them in the decedent’s name. The petitioner typically must prove the settlor intended those assets to be part of the trust and that a transfer was attempted or should be treated as completed. Evidence can include the trust document, beneficiary designations, bank or brokerage forms, correspondence, affidavits, and testimony explaining the intent and circumstances that prevented formal retitling before death.
The court evaluates the totality of the evidence and decides whether to treat the property as trust property for purposes of administration and distribution. If the petition is granted, the assets can be distributed under the trust terms without full probate. If the petition is denied, the assets may remain subject to probate administration. Preparing a persuasive Heggstad petition usually requires careful factual development, knowledge of probate rules, and coordination with trustees and financial institutions to avoid delays in access to funds needed for expenses and distributions.
A Heggstad petition takes its name from a California appellate decision and is used to ask the probate court to find that property belonged to a decedent’s revocable trust even though the title was not properly changed. This remedy recognizes the settlor’s intent and treats property as trust assets when the required legal steps were not completed before death. Common situations include bank accounts with draft trust forms left unprocessed, real estate intended to be held in trust but not retitled, or retirement accounts with inconsistent beneficiary designations. The petition focuses on establishing facts that demonstrate the decedent’s intent and actions taken to effectuate the transfer.
Successful Heggstad petitions typically include documentary evidence of the trust instrument, drafts or forms attempting to transfer the asset, beneficiary or trustee designation forms, canceled checks, correspondence with financial institutions, and affidavits from the settlor’s attorney or family members describing the settlor’s intent. The petitioner must prepare a clear statement of facts, supporting declarations, and proposed orders for the judge. Filing, serving interested parties, and complying with local probate court rules are essential steps. Working methodically to build a coherent record reduces the risk of contested hearings and streamlines judicial review.
Below are common terms you may encounter when considering a Heggstad petition in Los Angeles County. These definitions explain the legal concepts and documents most relevant to the process, such as revocable living trusts, pour-over wills, certifications of trust, and trustee duties. Understanding these terms helps trustees and beneficiaries gather the right documents and identify the evidence most likely to support a petition. If you are unsure about how these terms apply to your situation, consulting with counsel can help clarify next steps and the documentation you should begin assembling.
A Heggstad petition is a probate court petition asking the judge to treat property as trust assets when the decedent intended the property to be in the trust but title remained in the decedent’s name. The petition presents evidence of intent, attempted transfers, and circumstances that prevented formal retitling. If the court grants the petition, the property may be distributed under the trust terms without a full probate process. The petition focuses on facts and documentation that establish the settlor’s intention and the surrounding events that created the discrepancy in title.
A certification of trust is a shortened document that provides essential information about a trust without disclosing the trust’s full terms. Financial institutions often accept a certification of trust to verify the authority of a trustee to manage or transfer assets on behalf of a trust. In the context of a Heggstad petition, a certification can help show that a trust existed, who the trustee was, and when the trust was effective, supporting the claim that particular assets were intended to be held in trust even if title was not changed.
A pour-over will operates with a trust to ensure that any assets not transferred into the trust during the settlor’s lifetime are transferred to the trust through the probate process. While pour-over wills provide a safety net, they do not prevent probate for assets that were never retitled. A Heggstad petition may be used when assets were meant to be in the trust and should be treated as trust property rather than passing through a formal probate used for pour-over distributions. The two mechanisms often work together to complete an estate plan.
A revocable living trust is a common estate planning vehicle that holds assets during a person’s life and directs management and distribution after death. The grantor typically serves as trustee while alive and names successor trustees for after incapacity or death. Assets must be properly titled in the trust’s name or otherwise designated to avoid probate. If assets intended for the trust remain titled in the grantor’s name, a Heggstad petition can sometimes establish that those assets should nonetheless be treated as trust property based on the grantor’s intent and related evidence.
When assets are mis-titled at death, there are multiple legal paths depending on the facts and documentation. A Heggstad petition asks the court to treat assets as trust property. Alternatively, probate administration may be necessary when assets cannot be shown to belong to the trust or when beneficiaries contest the facts. In some cases, informal transfer procedures or affidavit claims for small estates can resolve the issue without a formal petition. Choosing the right option involves weighing the strength of documentary evidence, the value and nature of the assets, the need for speed, and the interests of potential heirs.
For lower-value accounts or assets that qualify under California’s small estate thresholds, affidavit procedures can be a practical shortcut that avoids probate or complex petitions. These streamlined approaches allow certain heirs or personal representatives to collect assets by filing a sworn statement and providing supporting documentation to banks or third parties. When the asset values and circumstances meet statutory requirements, these limited remedies can resolve ownership quickly. However, they are not suitable for larger estate assets or situations requiring judicial clarification of trust ownership, where a Heggstad petition may be more appropriate.
Sometimes beneficiary designations, payable-on-death forms, or clear contractual language demonstrate that an asset passes outside probate directly to named beneficiaries. When such documentation is current and uncontested, those transfer mechanisms can resolve ownership without court petitions. Banks and financial institutions often accept beneficiary forms to distribute assets. Yet, where the decedent’s intent was to place assets in a trust and evidence supports that intent despite mis-titling, a Heggstad petition can align the legal record with the decedent’s plan rather than relying solely on beneficiary designations that may not reflect the full estate plan.
When assets are spread across multiple banks, brokerages, and title companies, tracking attempted transfers, beneficiary forms, and communications becomes time-consuming. A comprehensive review helps identify where title discrepancies occurred, documents any attempted transfers, and coordinates with institutions to obtain records. This level of detail is often necessary to present a convincing factual record to the probate court. In complex cases, comprehensive legal support reduces the risk of denial and helps ensure that trustees can carry out the decedent’s intent regarding distribution and management of estate assets.
Where family members or creditors may dispute ownership or the terms of a trust, careful preparation and thorough documentation are essential to reduce conflict and legal exposure. A well-presented petition with a complete evidentiary record can discourage unnecessary litigation and help the probate judge resolve complex factual questions. Comprehensive representation also ensures compliance with notice requirements, court deadlines, and procedural rules — all of which matter when contested claims could delay access to funds or complicate the administration of the decedent’s estate and trust.
A comprehensive approach to Heggstad petitions combines detailed factual investigation, careful documentation, and strategic court filings. This approach increases the likelihood that a court will find the decedent intended the asset to be in the trust, which can prevent a full probate case and speed distribution. It can also reduce the risk of disputes by ensuring all interested parties receive proper notice and by presenting a clear record of attempts to transfer the asset. Ultimately, a comprehensive process protects trustee and beneficiary interests and preserves the integrity of the estate plan.
Comprehensive handling also includes communication with financial institutions and title companies to secure needed records and to negotiate informal transfers where appropriate. Where possible, establishing agreement among family members and stakeholders before seeking court relief can conserve time and expense. When court action is required, thorough preparation helps secure timely orders that allow trustees to manage obligations such as taxes, ongoing bills, and creditor claims without prolonged uncertainty. This pragmatic focus reduces administrative overhead and supports an orderly transition of assets according to the decedent’s plan.
When a Heggstad petition is well-supported by evidence and procedural compliance, courts are more likely to recognize trust ownership and authorize distribution under the trust. That recognition enables trustees to access funds needed for estate expenses, taxes, or beneficiary distributions more quickly than a full probate administration. This speed can be especially important when immediate funds are required for mortgage payments, final medical bills, or other obligations. Clear documentation and direct communication with institutions reduce delays and provide families with practical relief during a difficult period.
Preparing a thorough record and providing proper notice to interested parties can limit grounds for later disputes and litigation. When the court receives a clear and complete presentation of the facts, there is less opportunity for confusion about ownership or the decedent’s intent. A comprehensive approach helps address creditor claims and shows good-faith efforts by trustees to fulfill their duties. That careful preparation can reduce the time and expense associated with contested probate matters and support a more predictable outcome for beneficiaries and fiduciaries.
Begin by collecting the trust document, any draft amendments, beneficiary designation forms, canceled checks, account statements, and any correspondence with banks or brokers that reference the trust. These materials form the backbone of a Heggstad petition, demonstrating intent and the settlor’s actions to place assets into the trust. Include notes about any verbal instructions or meetings with financial institutions and identify witnesses who can confirm the settlor’s intentions. Early document gathering streamlines preparation and prevents delays if a court requires swift action to address estate obligations.
A Heggstad petition requires that certain interested parties receive notice of the proceedings, including heirs, beneficiaries, and potentially creditors. Identify these individuals early and prepare accurate service lists. Engaging family members and beneficiaries in the process can help resolve objections informally and reduce the likelihood of disputes at hearing. When notice is handled correctly and communication is transparent, courts are more likely to view the petition as a reasonable attempt to honor the decedent’s intent while protecting the rights of involved parties.
You should consider a Heggstad petition if significant assets intended for a revocable trust remain titled in the decedent’s name at death and documentary evidence supports that the settlor tried to transfer them. The petition is also appropriate when avoiding probate would preserve privacy, reduce administration costs, or speed distributions for beneficiary needs. When quick access to funds is needed to pay mortgages, taxes, or care expenses, seeking declaratory relief from the probate court can provide prompt authority to move assets according to the trust’s terms.
Another reason to pursue this remedy is when you want to align the legal title with the decedent’s clearly-expressed plan without undergoing a lengthy probate. The petition helps trustees avoid the potentially higher costs and public exposure of probate administration, and it provides a judicial determination that supports trustee actions in distributing or managing trust property. If there is reliable evidence of intent and an established history of attempted transfers or related documentation, filing a petition may be the most efficient path to honoring the trust documents.
Common circumstances include closings that left real property titled in the decedent’s name despite instructions to place the property into a trust, bank or brokerage accounts that were discussed for transfer but not retitled before death, and retirement or insurance proceeds where beneficiary designations were inconsistent with the trust. Other examples involve administrative oversights, delays by financial institutions, or last-minute changes that were not fully processed. Each situation requires careful documentation to show the decedent’s intention and any steps taken to effectuate the transfer prior to death.
Real property is frequently intended to be held in a revocable trust to facilitate seamless management and avoid probate, but sometimes title remains in the decedent’s name after closing irregularities or unfinished paperwork. In such cases, a Heggstad petition can ask the court to recognize that the property should be treated as trust property, provided there is sufficient evidence of the grantor’s intent and any attempted transfers. Supporting documents can include purchase or refinancing records, trust declarations, and communications with title companies or escrow officers showing the intent to include the property in the trust.
Bank and brokerage accounts are often moved to trusts through forms or in-person transactions that may not be completed before the account holder’s death. When statements or records show attempts to retitle accounts or transfer funds into the trust, a Heggstad petition can help align ownership with the trust. Obtaining historical account forms, beneficiary designation records, and affidavits from trustees or financial advisors can strengthen the petition and support the court’s finding that the accounts were intended to be trust assets.
Sometimes beneficiary or pay-on-death designations conflict with the trust’s terms or were overlooked when the trust was funded. A Heggstad petition can address these inconsistencies by showing the settlor’s overarching intent to have assets governed by the trust. Presenting a comprehensive record that includes draft estate planning documents, correspondence, and witness statements helps the court resolve apparent conflicts and ensures assets are distributed according to the decedent’s documented plan where appropriate.
If you are handling the affairs of a loved one in Koreatown or elsewhere in Los Angeles County and suspect assets meant for a trust were not retitled, we can help evaluate whether a Heggstad petition is appropriate. The Law Offices of Robert P. Bergman reviews trust documents and asset records, identifies necessary evidence, and assists with the required court filings. We also work to obtain records from financial institutions and communicate with interested parties to promote efficient resolution. Our aim is to help fiduciaries and beneficiaries secure access to trust assets in a timely and orderly manner.
The Law Offices of Robert P. Bergman brings focused experience in estate planning and trust administration matters that commonly intersect with Heggstad petitions. We understand local probate court practices in Los Angeles County, the types of evidence judges find persuasive, and how to coordinate with financial institutions for necessary records. Our approach emphasizes clear factual presentation and strong procedural compliance to help trustees obtain the judicial relief needed to treat mis-titled assets as trust property when appropriate.
We also assist clients in evaluating alternatives to court when informal resolution is feasible, seeking to minimize delay and expense. That can include negotiating with banks and brokers for informal transfers, using certifications of trust, or pursuing small estate procedures when applicable. When court action is required, we prepare thorough pleadings and declarations and take steps to minimize contentious proceedings, always working to protect the interests of the trustee and beneficiaries while honoring the decedent’s documented plan.
From the initial review through filing and any required hearings, we aim to keep clients informed and involved at every stage. We collect and organize evidence, discuss likely timelines and outcomes, and provide practical guidance for managing trustee responsibilities and communications with family members. The goal is to secure a clear judicial determination that allows trust administration to proceed with confidence, reducing uncertainty and preserving the terms of the estate plan for beneficiaries.
Our process begins with an intake and document review to determine whether the facts and available evidence support a Heggstad petition. We identify necessary records from financial institutions and title companies, prepare declarations and exhibits, draft the petition, and ensure proper notice to interested parties. We file the petition in the appropriate Los Angeles County probate department and represent the petitioner at any required hearings. Throughout, we communicate with fiduciaries and stakeholders to manage expectations and coordinate any informal resolutions that may save time and expense.
The first step is a comprehensive evaluation of the trust documents and the assets at issue. We catalog each asset, request historical account and title records from institutions, and identify witnesses or advisors who can attestate to the decedent’s intent. Early collection of documents reduces the risk of missing evidence and allows us to assess whether a Heggstad petition, small estate procedure, or informal transfer is the most appropriate path. This stage also includes advising trustees on immediate obligations such as safeguarding assets and limiting distributions until authority is confirmed.
We look for documents like the trust instrument, account applications, beneficiary designation forms, canceled checks, escrow instructions, and emails or letters discussing transfers. In addition, statements from people who attended planning meetings or who assisted with paperwork can be valuable. These witness statements help explain the settlor’s intent and the circumstances that prevented formal retitling. Organizing this evidence into a clear factual narrative is essential to presenting a persuasive petition to the probate court.
We contact banks, brokerages, title companies, and escrow agents to request copies of account forms, transaction records, and communications demonstrating any attempted transfers. Financial institutions often keep records that clarify whether the client attempted to retitle accounts or complete transfer forms. Securing these documents early helps build a complete record for the petition and may reveal opportunities for informal resolution that avoid court. When necessary, we issue formal record requests and follow up to expedite production.
After gathering evidence, we draft the Heggstad petition and supporting declarations, assemble exhibits, and prepare proposed orders for the court. We ensure the filing complies with Los Angeles County probate rules, prepare required notices to interested parties, and address any preliminary procedural issues. Clear, well-organized filings help the court evaluate the facts efficiently. When appropriate, we also pursue opportunities to resolve matters informally with institutions or interested parties prior to a hearing, reducing delay and expense for trustees and beneficiaries.
Declarations from trustees, witnesses, and professionals provide a narrative of the settlor’s intent and the steps taken to fund the trust. Exhibits such as account forms, trust pages, and communications with institutions substantiate the claims made in declarations. Meticulous exhibit preparation and clear cross-referencing in filings assist the court in understanding the chronology and the reason to treat the assets as trust property. Properly documented filings also reduce the likelihood of last-minute continuances or evidentiary disputes.
Complying with notice requirements for heirs, beneficiaries, and creditors is a key component of filing. We prepare service lists, issue required mailings or personal services, and file proof of service or declaration of notice. Addressing these procedural steps carefully helps avoid later challenges based on faulty notice and demonstrates to the court that the petition proceeds in good faith with respect for interested parties’ rights. Timely compliance also supports efficient scheduling of hearings and court review.
If a hearing is necessary, we present the petition and supporting evidence to the probate judge and respond to any questions or objections. When the court grants relief, the resulting order authorizes the trustee to treat the assets as trust property and to distribute or manage them under the trust’s terms. After obtaining the order, we assist clients in presenting the order to banks or title companies and in taking any additional steps required to effectuate transfers. If the petition is contested, we guide clients through litigation strategy and settlement options.
At hearing, clearly organized declarations and exhibits, plus credible witness testimony when needed, help the judge decide whether the evidence establishes the settlor’s intent. We focus on presenting a coherent chronological account supported by documents that show efforts to transfer assets to the trust. Where objections arise, we address them directly and propose limited remedies or clarifying orders to resolve disputes. Effective courtroom presentation increases the likelihood of a favorable ruling without prolonged litigation.
Once the court issues an order recognizing assets as trust property, we work with financial institutions and title companies to apply the order and complete any required transfers or account changes. This often involves submitting certified copies of the court order, certifications of trust, and trustee identification. We follow up to ensure the assets are retitled properly and that distributions or management actions comply with the trust. Assisting with implementation helps avoid delays and confirms that the court’s directive is respected by third parties.
A Heggstad petition is a probate court petition asking the judge to treat mis-titled property as trust assets based on the decedent’s intent and supporting evidence. It addresses situations where the settlor intended assets to belong to a revocable living trust but formal retitling or administrative steps were not completed before death. The petition presents documentary and testimonial evidence so the court can decide whether to enforce the trust’s terms for those assets, avoiding a full probate administration when appropriate. This remedy is typically used when there is demonstrable evidence of intent and attempts to transfer, such as trust documents, account forms, correspondence with institutions, or witness declarations. The court examines the totality of the evidence to determine whether treating the property as trust-held aligns with the decedent’s plan. If the petition succeeds, the assets are handled under the trust without the expense or delay of a standard probate case.
The time to resolve a Heggstad petition varies with the complexity of the facts and the local court’s schedule. Simple cases with solid documentary proof and no objections can move relatively quickly, sometimes within a few months if records are readily available and court calendaring permits. More complicated matters requiring record collection from multiple institutions, additional discovery, or contested hearings will take longer and may extend several months to a year or more depending on the scope of disputes and court availability. Proactive document gathering and early communication with interested parties can shorten timelines by reducing the need for discovery and minimizing contested issues. When hearings are required, preparation and organization of filings affect scheduling. Working with counsel familiar with Los Angeles County probate procedures helps streamline the process and address obstacles efficiently to reach a timely resolution.
Typical evidence includes the trust document, certifications of trust, account applications or change-of-title forms, beneficiary designation forms, canceled checks, email or written correspondence with financial institutions, escrow or title company records, and sworn statements from witnesses who can confirm the settlor’s intent. Attorney notes from estate planning meetings or drafts of the trust that show the settlor’s objective can also be useful. Establishing a clear chronology of events and attempts to transfer the asset is essential to persuade the court. Collecting these materials early and organizing them into coherent declarations and exhibits improves the likelihood of success. Declarations from trustees or family members can narrate the settlor’s instructions and explain why retitling was not completed. Working to secure documents from banks or brokers promptly reduces delays and strengthens the factual record presented to the probate court.
A successful Heggstad petition can allow specific assets to be treated as trust property, which often eliminates the need to use probate for those assets. However, whether probate is avoided entirely depends on the full estate picture and whether other assets or claims require formal administration. In many instances, the petition resolves title for particular accounts or property and allows distribution under the trust, thereby avoiding probate for those assets and reducing overall estate administration needs. If substantial assets remain outside the trust or if there are competing claims or unresolved creditor issues, some probate proceedings may still be necessary. The petition is a targeted tool to align ownership with the trust where appropriate, and it often complements other estate administration procedures. An evaluation of the entire estate helps determine whether probate can be avoided fully or only partially.
Interested parties typically include heirs, beneficiaries named in the will or trust, successor trustees, and known creditors in some cases. California probate rules require that these individuals receive proper notice of the petition so they can object or participate in the proceedings. Identifying and serving the correct parties early is important, because inadequate notice can delay the petition or expose the resulting order to challenge. Proper notice also helps facilitate informal resolution when beneficiaries understand the facts and the trustee’s proposed course. Providing timely notice reduces surprises and gives all interested parties an opportunity to raise concerns early, which can often be addressed without contested litigation. Preparing accurate service lists and proof of service is an essential procedural step in the petition process.
Yes. Alternatives may include small estate affidavit procedures for lower-value assets, beneficiary or payable-on-death designation claims, and informal negotiations with financial institutions to accept certifications of trust or other documentation. Where records clearly show a beneficiary designation or payable-on-death arrangement, those mechanisms can bypass probate and petitions. For certain assets, informal transfer processes or interinstitution agreements can resolve matters without court intervention. However, when the evidence points to the settlor’s intent that the asset be held in the trust and informal transfer is not accepted, a Heggstad petition provides a formal judicial route to align title with that intent. Choosing between alternatives depends on asset value, the strength of documentation, and whether interested parties agree to nonjudicial resolution. An evaluation of the facts will indicate the most efficient path.
If interested parties contest a Heggstad petition, the court will consider the objections and the underlying evidence presented by both sides. Contested matters may require additional discovery, witness testimony, and extended hearings to resolve disputes about the settlor’s intent or the sufficiency of documentation. In contested proceedings, outcomes depend on the strength of the factual record and the credibility of witnesses. Settlement discussions sometimes resolve contested claims without a prolonged trial, particularly when documentation supports the trust’s treatment of assets. When disputes arise, careful litigation strategy and focused evidence gathering become essential. Addressing objections through clarifying affidavits, additional records, or negotiated compromises can reduce time and expense. Courts often look for a clear narrative supported by reliable documents, so strengthening the factual presentation increases the chances of a favorable judicial determination even when objections exist.
A court order recognizing assets as trust property is typically persuasive to banks and title companies, and many institutions will honor such an order when presented with a certified copy. The order helps overcome institutional reluctance to act on informal or incomplete documentation. However, some institutions may require additional documentation, such as a certification of trust, trustee identification, or further proof of authority before releasing funds or retitling assets. Following the court’s order, we assist clients in providing the necessary paperwork to third parties and in negotiating any remaining institutional requirements. Prompt follow-up and clear presentation of the order and supporting documents reduce delays in implementing transfers or distributions and help ensure that institutions comply with the court’s directive.
Costs for a Heggstad petition vary based on the complexity of the case, the amount of record collection required, and whether the petition is contested. Fees include court filing fees, service costs, and legal fees for document gathering, drafting, and court appearances. Simple, uncontested matters where records are readily available will be less costly than contested proceedings requiring discovery and multiple hearings. We provide upfront assessments and fee estimates based on an initial review of documents and the anticipated scope of work. In addition to legal fees, clients should anticipate potential costs for obtaining records from financial institutions, title companies, and professionals who may provide declarations. We discuss possible fee structures and work to identify efficient paths to resolution, including informal negotiations with institutions when appropriate, to manage overall expenses while protecting the trustee and beneficiaries’ interests.
Yes, Heggstad petitions may be used for real property as well as bank and brokerage accounts when evidence shows the property was intended to be in the trust. Real estate intended for a trust but left in the decedent’s name through oversight or incomplete title transfers is a common scenario for such petitions. Documentation like escrow records, settlement statements, trust pages, and communications with title companies or escrow officers can support a petition for real property. Because real estate often involves recorded instruments and third-party title companies, coordination with title records and clear presentation of closing documents are especially important. After a favorable court order, we assist in presenting the order to the county recorder or title company to complete any necessary retitling or to ensure that the property is administered according to the trust terms.
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