Estate Planning for Los Angeles, California Property Owners

For most Los Angeles County homeowners, the house is what drags an estate into probate. A transfer-on-death deed or a living trust keeps it out—here is how to set up either one and record it locally.

Record a TOD deedWhere to recordLocal attorneys

For a Los Angeles County property owner, the biggest probate risk is the home itself. Real estate is what forces most families into the Superior Court - Probate Division. The two tools that keep a Los Angeles County home out of probate are a transfer-on-death deed recorded with the Registrar-Recorder/County Clerk, and a revocable living trust that holds title to the property.

Skipping this planning step means the Superior Court - Probate Division decides who receives the property: a simple California probate takes 9+ months and opens with $435 in court filing fees. California also lets owners name a transfer-on-death beneficiary on vehicle titles, which keeps cars out of the same process.

Record a Transfer-on-Death Deed in Los Angeles County

A revocable transfer on death deed names a beneficiary who receives Los Angeles County property automatically at the owner's death, without probate. It is recorded with the Registrar-Recorder/County Clerk during the owner's lifetime and can be revoked at any time.

Before recording, a California revocable transfer on death deed is signed with 2Cal. Prob. Code 5600-5698Verified Aug 24, 2026View source witnesses and notary acknowledgmentCal. Prob. Code 5600-5698Verified Aug 24, 2026View source. The deed takes effect only if it is recorded within 60 daysCal. Prob. Code 5600-5698Verified Aug 24, 2026View source of notarization and before the owner's deathCal. Prob. Code 5600-5698Verified Aug 24, 2026View source.

Create a CaliforniaTOD deed →Los Angeles Countysigning requirements →

Where to Record Property Documents

Deeds and other real property documents for Los Angeles County are recorded with the Registrar-Recorder/County Clerk, led by Registrar-Recorder/County Clerk Dean C. Logan, at 12400 Imperial Highway, Norwalk, CA 90650. Phone: (800) 201-8999. Hours: Monday - Friday, 8:00 AM - 5:00 PM.

Documents submitted by mail go to P.O. Box 1250, Norwalk, CA 90651-1250 (Document Analysis and Recording Section).

The Registrar-Recorder/County Clerk charges $15 for the first page plus $3 for each additional page. A 2-page revocable transfer on death deed costs $93 to record in Los Angeles County, which is $18 in recording fees plus the $75 Building Homes and Jobs Act Fee (SB 2). A revocable transfer on death deed is exempt from transfer tax.

Los Angeles County accepts electronic recording through Simplifile.

Recording Office Record

Registrar-Recorder/County Clerk

Los Angeles County · Registrar-Recorder/County Clerk · Dean C. Logan

Address

12400 Imperial HighwayNorwalk, CA 90650Mailing: P.O. Box 1250, Norwalk, CA 90651-1250 (Document Analysis and Recording Section)

Hours

Monday - Friday, 8:00 AM - 5:00 PM

E-recording

Available via Simplifile
Visit recorder website →

Recording fees

Base fee (first page)$15
Each additional page$3
GC 27388.1 Building Homes and Jobs Act Fee (SB 2)Applies to a TOD deed$75
Transfer tax on a TOD deedExempt

Cal. Gov. Code 27361; Cal. Gov. Code 27388; Cal. Gov. Code 27388.1; Cal. Gov. Code 27388.2; Cal. Rev. & Tax. Code 11911; Cal. Rev. & Tax. Code 11930

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Verified September 4, 2026 · Source

Estate Planning Attorneys Serving Los Angeles County

FirmPasadena, CA

Athlon Legal, APC

Serves 1 county

Pasadena firm handling probate and post-death trust administration. Guides trustees through required notices, asset transfers, trust accountings, and distribution, and takes estates through court-supervised probate when assets were left outside a trust. Also drafts revocable living trusts and business succession plans, and offers a free consultation.

PracticesEstate PlanningTrust AdministrationProbateBusiness Law

Office
14 N. Fair Oaks Ave., Ste 503Pasadena, CA 91103
Free consultation

FirmSanta Monica, CA

Bronstein & Wasserman, A Professional Law Corporation

Since 1997 · Serves 1 county

Serves Los Angeles County from Santa Monica. Handles estate, trust, and living trust administration, helping trustees with the filings, notices, claims, and disputes that follow a death, alongside tax-driven estate planning and business and real estate work. Founder Marc A. Bronstein started the firm in 1997, is a Certified Public Accountant, and holds a master's degree in taxation.

PracticesEstate PlanningEstate AdministrationTrust AdministrationTax Planning

Office
2601 Ocean Park Blvd, Suite 324Santa Monica, CA 90405

Solo PracticePasadena, CA

Chang & Lee Law Firm

Serves 1 county

Serves Pasadena and Los Angeles County from East Colorado Boulevard. Handles probate and estate administration, conservatorships, and guardianships alongside estate planning, and offers a free initial consultation on estate matters. Attorney Joseph H. Lee now leads the practice; founding partner Grace Lea Chang has died.

PracticesEstate PlanningEstate AdministrationConservatorshipGuardianshipSpecial Needs Planning

Office
301 E. Colorado Blvd, Suite 325Pasadena, CA 91101
Free consultation

FirmTorrance, CA

Cox Law Group, Inc.

Serves 1 county

Serves Torrance, the South Bay, and Los Angeles County from Hawthorne Boulevard. Handles probate, trust administration, conservatorships, and Medi-Cal planning alongside estate planning and special needs trusts. Three attorneys practice here, led by Cynthia R. Cox; the firm reports 30 years of experience with estates up to $28 million.

PracticesEstate PlanningEstate AdministrationTrust AdministrationProbateand 4 more

Office
23326 Hawthorne Blvd, Suite 390Torrance, CA 90505

FirmManhattan Beach, CA

DuRoss & DuRoss, LLP

Since 1933 · Serves 1 county

Family-run Manhattan Beach firm founded in 1933 and now in its third generation, serving Southern California. It guides successor trustees through trust administration, gets executors and administrators appointed and through the local probate court, files conservatorships, and litigates disputes over a will's terms or an executor's handling. Home visits and a free consultation are offered.

PracticesEstate PlanningEstate AdministrationTrust AdministrationProbateand 6 more

Office
505 N. Sepulveda Blvd., Suite 12Manhattan Beach, CA 90266
Free consultationVirtual consultations

FirmWest Covina, CA

Ebiner Law Office

Since 1954 · Serves 1 county

West Covina firm open since 1954, serving the San Gabriel Valley. It handles probate administration — the court process that transfers a deceased person's assets to the living — and litigates the disputes that follow, including will contests and trust litigation. It also files conservatorships and guardianships and prepares wills and trusts.

PracticesEstate PlanningEstate AdministrationProbateProbate Litigationand 3 more

Office
100 N Citrus St, Suite 520West Covina, CA 91791
See all 66 firms serving Los Angeles County→

Firm listings are for informational purposes only. SimplyTrust does not endorse or recommend any specific firm or attorney. Contact firms directly to verify their current practice areas and availability.

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