信托或遗产名下的房子怎么卖？受托人和继承人要准备什么
简单回答： 房子在生前信托（living trust）名下，屋主过世后，一般由继任受托人（successor trustee）直接出售，通常不需要法院批准。房子没有放进信托、需要走遗嘱认证（probate）的，由法院指定的执行人或遗产管理人出售，有时还要法院确认这笔交易。两种情况要准备的文件不一样，开 escrow 前先弄清楚房子属于哪一种。
先看房子在谁名下
看房子最新的产权契约（grant deed）：
- 产权人写的是"某某，as Trustee of the ... Trust"：房子在信托里。
- 写的是个人名字，而这个人已经过世：多数情况要走 probate 或其他继承程序。走哪种程序，请律师判断。
开 escrow 后，产权公司会出一份产权初步报告（preliminary report），现在的产权人写得很清楚。
信托名下的房子
屋主在世、本人就是受托人：和平常卖房差不多，以受托人身份签字即可。
屋主过世、由继任受托人出售，常见要准备：
- 信托证明（certification of trust）；
- 原受托人的死亡证明；
- 受托人死亡宣誓书（affidavit of death of trustee），通常要在县里录契；
- 继任受托人的身份证件。
具体以产权公司的要求为准。开 escrow 后我们会列一张清单，一项项核对。
走 probate 的房子
- 由法院指定的执行人（executor）或遗产管理人（administrator）签字出售，需要法院出具的授权文件（Letters Testamentary 或 Letters of Administration）。
- 法院按《独立遗产管理法》（IAEA）给了完全权限的，通常可以不经法院确认就出售，但要事先通知继承人。
- 权限有限或没有 IAEA 授权的，出售要经法院确认。开庭时其他买家还可以加价竞买（overbid），所以过户时间比普通买卖长不少。
这些程序由您的律师负责，我们按法院文件和律师给的时间表安排 escrow。
75 万美元以下的自住房：可以不走完整 probate
2025 年 1 月起的新规定（加州 Probate Code §13151）：2025 年 4 月 1 日及以后过世的，如果留下的主要住所总价值不超过 75 万美元，继承人可以向法院递交简易申请（常用表格 DE-310），由法院直接确认房子归谁，不用走完整的 probate。几个条件：
- 屋主过世满 40 天；
- 房子要由法院指定的遗产评估员（probate referee）估价；
- 只适用于过世者自己住的那套房子，其他房产另算。
这个程序比完整 probate 快得多，也省钱。是否适用、怎么申请，请问律师。法院确认之后，继承人要卖房，就可以按正常流程开 escrow。
几个继承人一起卖
- 有签字权的人都要签。有人在国外的，可以在当地的美国使领馆办公证，或者用产权公司接受的其他方式。文件寄回美国要时间，提前预留。
- 卖房款怎么分，按信托条款或法院命令执行。Escrow 按各方签字的书面指示付款，不替任何一方判断谁该拿多少。
Escrow 能做什么
我们负责保管资金和文件、核对产权公司的要求、协调各方签字和录契，文件要点都可以用中文解释。是否需要 probate、受托人有没有权限、遗产和税务怎么处理，属于法律和税务问题，请咨询律师或会计师。
想先问问自己的情况要准备哪些文件，可以致电 (714) 470-0170 或加微信 jly54301，普通话、粤语、英文都可以沟通。
常见问题
一般不用，由受托人按信托的授权出售。产权公司会要求信托证明等文件。
看法院程序。需要法院确认的出售，从签约到过户常常要几个月，比普通买卖长。具体时间请问负责 probate 的律师。
可以在当地的美国使领馆办公证后寄回。签之前先和我们确认文件格式，免得寄回来产权公司不接受。
不一定。2025 年 4 月 1 日及以后过世的，主要住所总价值不超过 75 万美元，可以向法院递交简易申请（DE-310），不用走完整 probate。是否适用请问律师。
Selling a House Held in a Trust or an Estate in California
Short answer: If the house is in a living trust, the successor trustee can usually sell it after the owner passes away without going to court. If it was never put in a trust and has to go through probate, a court-appointed executor or administrator sells it, sometimes with court confirmation. The paperwork differs, so find out which situation you're in before opening escrow.
Check how title is held
Look at the latest grant deed. "Jane Doe, as Trustee of the ... Trust" means the house is in a trust. A deceased individual's name usually means probate or another transfer process; your attorney can tell you which. Once escrow opens, the title company's preliminary report shows the current owner of record.
Trust sales
A living trustee simply signs as trustee. After the original trustee's death, title companies commonly ask for a certification of trust, the death certificate, a recorded affidavit of death of trustee, and the successor trustee's ID. We give you a checklist and go through it item by item.
Probate sales
The executor or administrator signs, backed by Letters Testamentary or Letters of Administration. With full authority under the Independent Administration of Estates Act (IAEA), the sale can often close without court confirmation after notice to heirs. With limited or no IAEA authority, the court must confirm the sale and other buyers may overbid at the hearing, so it takes longer. Your attorney handles the court process; we schedule escrow around it.
Primary residence worth $750,000 or less
For deaths on or after April 1, 2025, heirs can petition the court to transfer a primary residence with a gross value of $750,000 or less without a full probate (Probate Code §13151, form DE-310). At least 40 days must have passed since death, and a probate referee appraises the home. Ask an attorney whether it applies. Once the court confirms who owns the home, a sale can go through escrow normally.
Several heirs
Everyone with signing authority must sign. Heirs abroad can usually sign before a U.S. embassy or consulate, or another method the title company accepts. Proceeds are paid out per the trust terms or court order, on written instructions signed by the parties.
Escrow does not give legal or tax advice. Call (714) 470-0170 or WeChat jly54301 to ask what documents your situation needs. We speak Mandarin, Cantonese and English.
FAQ
Usually not. The trustee sells under the trust's authority, and the title company will ask for a certification of trust and related documents.
It depends on the court. Sales that need court confirmation often take several months from contract to closing. Ask the probate attorney for your timeline.
They can usually sign before a U.S. embassy or consulate and mail the originals back. Check the format with us first so the title company will accept it.
Not necessarily. For deaths on or after April 1, 2025, a primary residence worth $750,000 or less can pass by a simplified court petition (form DE-310). Ask an attorney whether it applies.