How do I start probate at the Stanley Mosk Courthouse?
To begin a Los Angeles probate in 2025, you must file a Petition for Probate (DE-111) with the Stanley Mosk Courthouse at 111 N. Hill St. Because the court is centralized, all LA County estates are heard here in Departments 5, 9, 11, and others. We remove the initial financial burden by advancing all court filing fees ($465), publication costs, and probate referee fees ($1 per $1,000 of asset value). By obtaining Independent Administration (IAEA) authority at the first hearing, we allow families to sell real estate and distribute assets without waiting for the 18-month court backlog. Los Angeles is the hub of our full probate service area covering Los Angeles and Santa Barbara Counties.
Advanced Probate for Los Angeles High-Equity Portfolios
Los Angeles real estate values in neighborhoods like Hancock Park, Bel Air, and the Wilshire Corridor represent massive multi-generational wealth. In California, probate fees are calculated based on the gross value of the estate, not the equity. For a $3,000,000 Los Angeles estate, the combined mandatory fees for the attorney and executor are approximately $86,000.
As your Los Angeles probate lawyer, we ensure that every fiduciary step is handled to capture the 100% Step-up in Basis, potentially saving heirs millions in future capital gains taxes. We coordinate with LA County Probate Referees to secure date-of-death valuations and provide aggressive defense against Will Contests or Executor Misconduct claims in the downtown probate departments.
Navigating the Stanley Mosk Centralized Probate Division
Since the court centralized probate filings for all LA cities, the Stanley Mosk Courthouse has become the most active probate hub in the world. Navigating this division requires expert e-filing capability and a deep understanding of "Probate Notes"—the examiner comments that can delay a case for months if not addressed proactively. Our firm handles all downtown logistics, electronic filings, and court appearances, protecting our clients from the administrative backlog of the Los Angeles Superior Court.
Stanley Mosk Courthouse - The centralized hub for all Los Angeles County probate matters
Proposition 19 Defense: Protecting LA Property Tax Bases
For heirs inheriting property in the Hollywood Hills or Silver Lake, property tax reassessment is the greatest threat to their inheritance. Under Proposition 19, the intergenerational transfer exclusion is currently capped at $1,044,586 over the existing tax base (adjusted Feb 2025). We manage the critical exclusion filings with the LA County Assessor concurrently with the probate process, ensuring the family's low tax base is preserved for the next generation.
Selling Luxury Real Estate in Los Angeles Probate
When an estate needs to sell a residence to pay debts or distribute funds, we utilize Full IAEA Authority. This allows us to list and sell LA real estate without a court-confirmation hearing or the restrictive "overbid" process. This is essential in the high-stakes Los Angeles market where buyers demand speed. We work with specialized probate real estate agents to ensure the home is sold at its maximum fair market value, protecting the estate's net proceeds.
2025 Los Angeles Probate Statutory Fee Schedule
| Estate Gross Value | Mandatory Attorney Fee | Mandatory Executor Fee |
|---|---|---|
| $1,000,000 | $23,000 | $23,000 |
| $2,500,000 | $38,000 | $38,000 |
| $5,000,000 | $63,000 | $63,000 |
| $10,000,000 | $113,000 | $113,000 |
Eliminating Personal Liability for LA Executors
Los Angeles executors are often targeted by creditors and disgruntled heirs. If you mismanage the probate process—such as failing to notify the Department of Health Care Services or incorrectly paying a creditor—you can be held personally liable for the loss. Our firm acts as your fiduciary shield, providing attorney-verified accountings and legal oversight at Stanley Mosk to ensure your personal assets are never at risk during the administration.
