Deed recording

Real property (your home, vacation properties, rental properties, vacant land) is the one asset class that cannot be funded into a trust with a letter to an institution. It requires a new deed recorded with the county where the property is located. Bancroft handles this as a paid service so the advisor does not have to coordinate with a title company or outside attorney. For the broader funding-letter workflow that handles every other asset class, see Trust Funding Automation.

How it works

1. The advisor opens the household detail page and navigates to the Trust Funding tab.
2. For any real estate asset marked as needing funding, click "Order Deed Recording."
3. A form captures the property address, current titling, and any relevant details (mortgage, homestead exemption, multiple owners).
4. Bancroft generates the deed from the attorney-reviewed template for the property's state. The standard deed type is a quit claim deed transferring ownership from the grantor to the trustee.
5. The advisor and client review the deed, the client signs it, and Bancroft coordinates the filing with the appropriate county recorder's office.
6. Once the recording is confirmed, the advisor and client are notified. The recorded deed is stored in the household record.

Pricing

Deed recording costs $199 per deed. This is a one-time fee per property. The fee covers generation of the deed from the attorney-reviewed state template, review, and coordination of the county recording. County recording fees (which vary by jurisdiction) are included.

On the Firm tier, the firm can cover deed recording fees for all households through the "Firm Covers Add-Ons" toggle on the billing page. When enabled, clients are never charged directly for deed recording.

Lady Bird Deeds

In states that recognize enhanced life estate deeds (commonly called Lady Bird Deeds), Bancroft offers this as a separate document type. A Lady Bird Deed allows the grantor to retain full control of the property during their lifetime (including the right to sell, mortgage, or revoke the transfer) while the property automatically passes to the trust or named beneficiary at death without probate.

Lady Bird Deeds cost $399. Attorney review is mandatory and gates document generation: the deed is not produced until an attorney has signed off on the specific household situation. This is a UPL compliance requirement, not an optional add-on. Enhanced life estate deeds carry tax and Medicaid look-back implications that require legal judgment outside what financial advisors can provide.

Where the state requires a transfer affidavit alongside the deed, Bancroft auto-generates it with the recording packet at no additional cost. These filings typically carry statutory deadlines with daily late penalties, and most platforms in the category leave that filing to the client. Bancroft handles it as part of the order.

Property in multiple states

If the client owns property in more than one state, a separate deed must be recorded in each county where property is located. Each deed is a separate order with its own $199 fee. The advantage of holding real property in a trust is that it avoids ancillary probate. Without the trust, out-of-state property typically requires a separate probate proceeding in each state where property is located.

What to tell clients

Common questions clients ask about deed transfers:

• Does this affect my mortgage? Federal law (the Garn-St. Germain Act) prohibits lenders from calling a loan due when a residential property is transferred to a revocable trust for estate planning purposes. The mortgage stays in place. Payments continue as normal.
• Does this affect my homestead exemption? In most jurisdictions, transferring a primary residence to a revocable trust does not affect the homestead exemption. Some states require a supplemental filing. The deed recording service accounts for this.
• Does this change my property taxes? No. A transfer to a revocable trust is not a change of ownership for property tax purposes. The assessed value does not change.
• Do I need to notify my insurance company? Yes. After the deed is recorded, the client should contact their homeowner's insurance provider to update the named insured to reflect the trust. Most policies continue without interruption.

How long it takes

Deed preparation takes one to three business days after the order is placed. Recording times depend on the county. Some counties process recordings within a week. Others take several weeks. The advisor and client are notified when recording is confirmed.