Main Question: Can a revocable living trust sign a TOD for real property in California?

I concur absolutely. A transfer by means of a Trust is always preferable to a TOD because of the protector provisions.

Is it a breach of fiduciary duty to neglect to pay taxes on a trust for ten consecutive years?

The trustee has a duty to comply with all of the Trustee's responsibilities and can be held personally liable for not doing so. A review of the...

What is the best way to designate a beneficiary of my assets and accounts for when I pass on?

My recommendation is that you DO use a Living Trust with your cousin as the first choice of trustee and then use a bank or trust company as second...

What is our recourse--we don't want to proceed unless we see the actual trust, understand what was changed and an appraisal

Attorney Miller is correct. Ask your attorney to file papers opening a Probate and Get Started.

They want to sell me their portion. Can I get a loan on the property to pay them?

If the Trust owns the home and not the three children, whomever has the power as Trustee can sell the home subject to any lien by the senior...

(1) Does your Dad's Trust require that you make a distribution of all property owned by the Trust at some point? (2) If you sell the house and make...

As above

I concur with Attorney Beavers. Have an Estate Planning attorney review the Trust document and discuss your rights. If needed, the Attorney can...

Who would be entitled to the deceased person's share of the trust, if she/he is dead, and has no children?

Would need to review the actual Trust document. However, typically if an heir is deceased and has no descendants (children) the corpus would go to...

Is there any way our son can be the executor of our will even though he is not a US resident. What is the best course of action

You might consider having a long-time best friend or even a bank / trust company as Executor. However using a Living Trust would avoid Probate and...

How can I find out if this is correct? If I'm getting the amount of S.S. that I'm entitled to.

I'd strongly recommend that you sit down in person with an Elder Law / Social Security attorney in your state for a free consultation. See Avvo.com...