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Xavier de la Piedra IV

@xavierdlp4

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📍 South Bay & Westside LA
🤝 Helping agents close faster & market smarter
🧠 Strategy | Service | Smart Tools
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🏡 How To Hold Title to Your Property? Let’s Break It Down! 🖊️

When buying a home, deciding how to hold title is crucial—it impacts ownership rights, taxes, and inheritance. Here are the most common ways to hold title, plus the key questions we’d ask to guide the decision:

❓ Are you married? Domestic partners? Or a single buyer?

These questions would help us give your client the best guidance but the most common ways would be….

✔️ Husband and Wife as Joint Tenants with Right of Survivorship
This means both parties own the property equally, and if one passes away, ownership automatically transfers to the surviving spouse without going through probate.

✔️ Community Property with Right of Survivorship
For married couples in certain states, this offers tax advantages and ensures the surviving spouse inherits the property without probate.

✔️ Holding Title in a Trust
A smart option for estate planning. This allows you to avoid probate entirely and ensures your property is distributed according to the terms of your trust.

Each method has unique benefits. We’re here to help you and your clients navigate these options and find the best fit!

#TitleMatters #RealEstateTips #BuyingAHome #PropertyOwnership #EstatePlanning #titlerep by @xavierdlp4

Meet Xavier!

Since 2019, Xavier has been dedicated to helping real estate agents with their title needs. After spending 11 years in Arizona, he returned to California and recently tied the knot in March. 💍

Xavier’s family, including his beloved dog Aubrey, plays a huge role in his life. Outside of work, he enjoys basketball, golf, and spending time with friends. With a passion for helping others, Xavier brings a personal touch to every transaction. #TitleRep #SouthBayLife #FamilyFirst #DogDad #RealEstateLife by @xavierdlp4

The DLP’s by @xavierdlp4

The road to a D1 golf scholarship starts today

Mallory Flora de la Piedra
10/26/2026
6:56 PM
7 lbs 2 oz by @xavierdlp4

Planning to add your kid to the title of your California home? Watch this first. 🏡

In California, adding or removing someone from your title is a change in ownership, and the County Assessor can reassess your property at today’s market value. Spouses are generally excluded. Since Prop 19 passed in November 2020, adding or removing a child from your vesting deed can trigger a property tax reassessment.

Buying a home and putting your kid on title at purchase is different, since the home gets reassessed at the purchase price anyway. Adding your kid to a home you already own is what can trigger a higher property tax bill.

Comment DEED and I’ll send you the Prop 19 breakdown. 👇
Follow @xavierdlp4 for more Title Explained.
This is general information, not legal or tax advice. Talk to your attorney or CPA about your situation.

Team Goeglein | Fidelity National Title

#Prop19 #CaliforniaPropertyTax #PropertyTaxReassessment #TitleExplained #TeamGoeglein by @xavierdlp4

Has a trust. Still in probate? 🤔

Creating a living trust doesn’t move the house into it. If the deed still shows the owners as individuals and not as trustees of their trust, that house can still end up in probate.
The fix is simple: record a new deed into the trust while the owners are alive. If it’s already too late, a Heggstad petition may help, and that’s the next episode.

Save this for your next trust listing, and send it to a client who “already has a trust.” 📌

Title Explained #3 | Team Goeglein at Fidelity National Title
#TitleExplained #LivingTrust by @xavierdlp4

Will vs trusts and how they work differently! by @xavierdlp4

The way you hold title can completely change what happens when an owner passes away. 👀

Joint tenancy and tenancy in common may sound similar, but the survivorship rules are very different.

With joint tenancy, a deceased owner’s interest generally passes to the surviving joint tenant(s). With tenancy in common, each owner holds a separate interest, and that share may pass through their estate and potentially be subject to probate.

Same property. Very different outcome.

This is why vesting deserves a real conversation before closing — not just a quick signature at the end.

Questions about title terminology? Send me a message.

For educational purposes only. Buyers should consult their attorney and CPA regarding their specific situation. by @xavierdlp4

Chillin with my dawgs 🐾 by @xavierdlp4

I should be nicer to AI before it takes over the world by @xavierdlp4

Here’s what most people get wrong about title insurance.
They think it protects the house. It doesn’t. It protects your ownership of it.

The roof, the foundation, the plumbing, the water heater — that’s the inspection, the warranty and the hazard policy. All three are about what might break after your buyer owns the place.

Title is the opposite. It looks backward.

A forged signature. An heir nobody knew about. A loan paid off in 1998 and never reconveyed. A contractor’s lien for work the last owner never paid for. Every one of those was recorded before your buyer ever saw the house, and every one follows the property unless somebody finds it first.

Here’s the part that matters to you: when it gets found decides what it costs.

Week one, it’s a phone call. Week six, it’s a price reduction or a dead deal. Same defect, completely different outcome.
And since it comes up every time — owner’s policy versus lender’s policy. The lender’s policy protects the loan. It shrinks as the loan gets paid down and it’s gone when the loan is. The owner’s policy protects your buyer’s equity for as long as they own the house. Two policies, two different people protected.
The four we clear most in the South Bay:

— Loans paid off years ago and never reconveyed
— Judgments against someone with the same name as your seller
— Trusts that were signed but never funded
— Mechanic’s liens from work nobody disclosed

None of that is exotic. It’s a Tuesday.

One change fixes most of it. Pull title in week one. Before the photos, before you set the price. It costs nothing to look.
Comment TITLE and I’ll send you the one-page version you can hand a client.

We are Matt and Xavi title reps covering the South Bay and Westside. We read prelims so agents don’t have to by @xavierdlp4