San Mateo County Personal Representative Deed (Testate Estate - Two Co-Representatives) Form

When a will names two people to serve together, neither one moves estate real property alone. California Probate Code Section 9630(a)(1) provides that where there are two personal representatives, both must concur to exercise a power, so a deed signed by one of two co-executors leaves a gap that a title examiner reads as a defect. This California personal representative deed is drawn for the pair: two grantor blocks, two signature lines, two acknowledgment certificates, and a conveyance section that states on its face why both signatures are there.

Both hands on the same power

Concurrence is an execution requirement rather than a source of authority. The letters give the two representatives their powers; Section 9630(a)(1) governs how they exercise them. The conveyance section of this deed recites that the grantors act as co-personal representatives and not individually, and that both join in the instrument because the statute requires both of two personal representatives to concur. Section 2 carries one block per representative, each taking a full name, the capacity the letters state, and a mailing address.

Two certificates, because two appearances happen

Each signature carries its own California acknowledgment certificate, printed with the boxed notice Civil Code Section 1189(a)(1) requires and the Section 1189(a)(3) substance, including the officer insertion that sits between the date and the name of the person appearing. That layout is a design choice and not a statutory demand, since the statutory certificate is written for one or more signers. It earns its keep in practice: each certificate recites a single date, a single county, and a single appearance, so co-representatives who live in different counties or sign in different weeks each get a certificate that matches the appearance actually made. Two siblings serving as co-executors from opposite ends of a metropolitan area, and a family member serving beside a professional fiduciary, present the two-signer pattern this form recites. The completed example illustrates it: one representative appears before a notary in Sacramento County and the other appears in Placer County two days later.

What the letters, the will, and the order have to show

The authority section collects the identifying details of that chain. The date letters issued matters because Probate Code Section 8400(a) makes the appointment effective when letters issue, not when the order appointing is signed. The capacity line restates what the letters say under Section 8405(b), and the independent administration line restates the Section 8405(c) notation, including whether that authority includes or excludes the power to sell real property. A blank for the will provision captures the article that directs or authorizes a sale, which is the ground Probate Code Section 10000 supplies for a testate estate. A blank for the court order captures the order confirming a sale and directing a conveyance, or the notice of proposed action given under Probate Code Sections 10510 and 10580 where no order was needed.

A fiduciary deed that promises nothing about title

California Civil Code Section 1113 implies two covenants from the word grant unless express terms restrain them, and this deed restrains them: it is made without covenant or warranty, express or implied, the implied covenants are excluded, and no interest of any person other than the estate and the decedent is conveyed. Probate Code Section 10314(c) describes what a court confirmed conveyance does vest, namely the right, title, and interest the decedent held at death together with what the estate acquired later.

First page arithmetic

The first page carries the numbers the recorder and the tax collector look for. The documentary transfer tax line runs at 55 cents for each 500 dollars of consideration under Revenue and Taxation Code Section 11911, declared on the face of the document with the computation basis and the city or unincorporated area under Sections 11932 and 11933. The tax statement address blank answers Government Code Section 27321.5(a), the title sits immediately below the recording space for Section 27324 indexing, and the requester and return blocks sit inside the left 3.5 inches that Section 27361.6 reserves.

The package holds the deed as a fillable PDF, a completed example filled in for a Sacramento County estate, and a plain language guide that walks every numbered section, the vesting choices open to the grantee, the signing rules, and the recording steps. The certified copy of a court order and the preliminary change of ownership report are obtained and recorded separately and are not included. These materials are informational and are not legal advice.