Partition actions are already challenging, but the unexpected death of a co-owner introduces additional complexity. If this happens, your next steps depend on whether the deceased co-owner had an attorney, their ownership structure, and the status of the case. Here’s what to do, including how to handle situations where the co-owner was a trustee of a trust and you don’t know the successor trustee’s identity.
Key Considerations When a Co-Owner Dies
#1) Ownership Structure
- Joint Tenancy: If the deceased held their interest as a joint tenant, their share typically passes automatically to the surviving joint tenants via the right of survivorship.
- Tenancy in Common: If the deceased was a tenant in common, their interest becomes part of their estate and may require probate before the partition can proceed.
- Trustee of a Trust: If the deceased was a trustee holding title for a trust, the successor trustee becomes the new party of interest. If the identity of the successor trustee is unknown, additional steps are required to move forward.
#2) Status of the Partition Action
- Defendant Served: If the deceased co-owner had already been served, the court retains jurisdiction. However, you must substitute the appropriate successor party—such as the estate representative, heirs, or successor trustee.
- Lis Pendens Recorded: A recorded lis pendens continues to bind the property, ensuring that any successors to the deceased’s interest are notified of the pending action.
- Judgment Entered: If a judgment has already been entered, the death of a co-owner typically doesn’t disrupt enforcement, but it may be required to proceed against the successor party.
What to Do If the Successor Trustee Is Unknown
If the deceased co-owner was a trustee and you don’t know the identity of the successor trustee, here’s how to proceed:
- Search Public Records
Review the trust deed or any related recorded documents. These may provide clues about the trust’s terms or the successor trustee. - File a Motion for Discovery
You can request discovery to determine the identity of the successor trustee. This may include subpoenas to financial institutions, title companies, or other relevant parties. The attorney for the co-owner may be able to assist. - Serve the Trust Using the Last Known Trustee
Until the successor trustee is identified, serve the trust via the deceased trustee’s last known address. This ensures the trust itself is notified of the proceedings. - Request Court Assistance
If reasonable efforts to identify the successor trustee fail, the court may allow alternative service methods or appoint an administrator to represent the trust’s interest.
Steps to Take When a Co-Owner Dies
When a co-owner of a property passes away, it introduces new legal considerations and potential complications in any ongoing partition action. Understanding the necessary steps to take can help ensure a smooth transition and minimize delays in resolving co-ownership disputes.
Applicable Law to Continue Action
Code of Civil Procedure § 377.41
California Code of Civil Procedure § 377.41 provides that when a party to an action dies, the court may allow the decedent’s personal representative to be substituted as a party. This statute is crucial in partition cases where the deceased held property individually, as it ensures the proper legal party steps into the case to represent the estate’s interests.
Why You Need an Experienced Partition Attorney
The death of a co-owner during a partition action adds significant legal and procedural complexities, especially if probate or trust administration is involved. An experienced attorney can help navigate these challenges, ensuring the action moves forward efficiently and that your interests are protected.
At Talkov Law Partition Attorneys, we specialize in partition actions and have extensive experience handling cases involving probate and trusts. Whether the co-owner’s interest requires administration through an estate or trust, our attorneys are prepared to guide you through every step.
For assistance with your partition case, call Talkov Law Partition Attorneys at (844) 4-TALKOV (825568) or fill out our online contact form. Let us handle the legal complexities so you can move forward with confidence.
