Helping Southern California Realtors Solve Complex Title Issues
Orange County Title Insurance Guidance That Helps Prevent Closing Delays
Pre-Listing Title Reviews • Probate & Trust Expertise • Fraud Prevention • 25+ Years of Experience
Helping Southern California Realtors and property owners identify title issues earlier — from ownership, trusts and probate to liens, fraud and recording problems.
Hundreds of Complex Title Issues Resolved
No Charge. No Obligation. Get Clarity Before the property is listed.
Title Help Before You Need a Title Officer
ASK A TITLE QUESTION
REVIEW A PRELIM
HAVE A PROPERTY ISSUE?
Send Adrian the Property
When the question becomes property-specific, send it directly to Adrian.
ESTIMATE CLOSING COSTS
Coritnthian Gold App
Quickly estimate title, escrow, and closing costs with the Corinthian Gold App.
Common Title Problems I Help Solve
Trust wasn't Funded
Probate sale questions
Judgment liens
Vesting errors
Seller impersonation fraud
Easement disputes
Trusted by Southern California Real Estate Professionals
California Title & Escrow Experience
Title Reviews That Prevent Delays
Complex Ownership Solutions
Southern California Resource Partner
"After more than 25 years in California title and escrow, I've learned that the best transactions are the ones where problems are solved before they become emergencies."
25+ Years
in Title & Escrow
Pre-Listing
Title Reviews
Probate & Trust
Transfer Expertise
Fraud Prevention
Guidance
Personal Service
From Start to Finish
Why Southern California Realtors Trust Adrian
25+ years of California title experience helping identify problems early and keep transactions moving.
✓ Pre-Listing Title Reviews
Catch ownership, vesting, liens, trust issues and recording problems before the listing goes live.
✓ Probate & Trust Expertise
Navigate inherited property, successor trustees, probate sales and trust transfers with fewer title surprises.
✓ Local California Title Production
Your title work is handled by experienced California professionals who understand local records and recording practices.
✓ Fraud Prevention
Help protect clients from seller impersonation, forged documents, wire fraud and other emerging real estate scams.
✓ Multiple Underwriters
More underwriting options give us greater flexibility when a difficult title issue needs another path forward.
✓ Responsive Communication
When a title question comes up, you can reach me for a clear answer and practical next step.
Featured Resources
Start with practical guidance on the title issues that most often affect Southern California real estate transactions.
Pre-Listing Title Preparedness
Learn how Realtors can identify ownership, lien, trust, probate, and recording issues before a listing goes live.
Probate & Trust Transfers
Understand how title insurance, vesting, successor trustees, probate documents, and transfer timing can affect a closing.
Fraud Watch & Prevention
Stay alert to seller impersonation, wire fraud, vacant land scams, AI voice fraud, and suspicious transaction patterns.
Learning Center
Practical articles, title insights, real estate guidance, and educational resources to help Southern California Realtors and property owners better understand the issues that can affect a transaction.
Latest Title & Real Estate Insights
Practical articles, title insights, real estate guidance, and educational resources to help Southern California Realtors and property owners better understand the issues that can affect a transaction.
ABOUT ADRIAN
About Adrian Crandall
Senior Sales Executive | Corinthian Title Company
Real estate transactions have a lot of moving parts. My role is to help Southern California Realtors, escrow professionals, attorneys, investors and property owners understand the title issues that can affect a closing.
For more than 25 years, I’ve worked through ownership questions, trusts, probate, liens, judgments, fraud concerns, recording issues and other title problems that can slow down a transaction.T
hrough the Learning Center, TitleWhys, Prelim IQ and hands-on title support, I’ve built resources to make those issues easier to understand—and easier to address earlier.
Have a title question or a property you’d like me to look at? I’m always happy to be a resource.
Helping Southern California real estate professionals connect the dots before they become closing-day surprises.
New Insights from the Learning Center
Practical title insights, real estate guidance, fraud alerts, market updates, and new resources for Southern California Realtors and property owners.
New Insights from the Learning CenterKeeping Title Cool with AC
Frequently Asked Title Questions
Buying, selling, or inheriting property comes with important questions. Here are answers to some of the ones I hear most often from buyers, sellers, Realtors, and homeowners.
Still Have Questions?
I'm always happy to answer questions about title insurance, escrow, trust sales, probate, and real estate transactions.
Do I need Title Insurance in California?
Title insurance is not generally required by California law. However, most institutional lenders require a lender’s title insurance policy when financing a property. While lenders usually require a lender's policy, that policy protects the lender—not you. An Owner's Title Insurance Policy helps protect against hidden title defects such as recording errors, unknown heirs, forged documents, or undisclosed liens that may surface after closing.
What does a Preliminary Title Report show?
A Preliminary Title Report identifies the current owner, legal description, recorded liens and loans, easements, CC&Rs, property tax information, and other recorded matters that could affect ownership or the transfer of the property.
It also helps uncover potential issues that may need to be resolved before closing, such as:
→ Unreleased mortgages or deeds of trust
→ Tax or judgment liens
→ Incorrect vesting
→ Probate or trust issues
→ Easements affecting property use
→ CC&Rs and HOA obligations
→ Recording errors
→ Potential seller impersonation or fraud concerns
The purpose of a Preliminary Title Report is to identify these issues early so buyers, sellers, lenders, and escrow can address them before they delay or prevent a successful closing.
What is a Pre-Listing Title Review?
A Pre-Listing Title Review is a proactive review of a property's title history before it goes on the market.
A review may identify issues such as:
→ Ownership and vesting concerns
→ Recorded liens or judgments
→ Trust or probate matters
→ Recording errors
→ Easements and deed restrictions
→ Property tax considerations
→ Other title issues that could affect the sale
With more than 25 years of California title and escrow experience, I've found that many closing delays can be prevented by addressing these issues before a property is listed. A Pre-Listing Title Review helps sellers and Realtors move into escrow with greater confidence and a smoother path to closing.
What happens if a property is still in a deceased owner's name?
A property that's still in a deceased owner's name doesn't automatically mean probate is required. The first step is determining how title was held at the time of death. If the property was owned solely by the deceased, probate may be necessary before it can be sold. However, if it was held in a properly funded living trust, as Joint Tenants, or as Community Property with Right of Survivorship, the property may be transferred without formal probate.
Every situation is unique. Trust documents, vesting, beneficiary designations, and recorded deeds all play a role in determining the next steps. A pre-listing title review can identify potential issues early, helping avoid costly delays and ensuring you understand the best path forward before the property is listed.
Can a trust sell real estate?
Yes. Property held in a properly established living trust can often be sold without going through probate, provided the trustee or successor trustee has the legal authority to act. Before the sale, the title company reviews the trust documents to verify authority and identify any issues that could delay closing. Because every trust is different, reviewing the title and trust documents early can help uncover problems—such as an unfunded trust or missing documentation—before the property is listed, making for a smoother escrow process.
What happens if title issues are found?
Discovering a title issue doesn't necessarily mean the transaction can't close. Many issues—including unreleased liens, recording errors, trust documentation, probate concerns, and vesting problems—can often be resolved before closing. Identifying them early provides more time to find solutions and helps reduce the risk of delays during escrow.
Keeping Title Cool. Closing with Confidence.
Helping identify title issues before they become closing problems.
Adrian Crandall | Registered Title Marketing Representative | California Department of Insurance Registration No. 0G78921
Proudly representing Corinthian Title Company, a premier underwritten title company and licensed title agency serving California.
As a specialized title agency, Corinthian Title Company operates with the backing of top-tier title insurance companies, holding proud agency agreements with three separate title insurance underwriters. This multi-underwriter framework empowers us with unique underwriting and pricing flexibility to directly address our clients' dynamic real estate needs. Corinthian Title is exceptionally well-capitalized and carries a Fidelity Bond alongside Errors & Omissions (E&O) coverage that significantly exceeds the mandatory California Department of Insurance requirements.
Compliance Notice: Educational resources and informational content on this website are provided for general informational purposes and are made available without regard to the referral or placement of title insurance business. They are not conditioned upon the use of Corinthian Title Company or the referral of title business. Adrian Crandall does not provide legal, tax, financial or real estate brokerage advice.