Your Borrower’s Property in an LLC,
Recorded Before You Fund
A private-money loan can’t fund until the collateral is vested in the borrower’s LLC or corporation, and every day that deed sits unprepared is a day your capital isn’t deployed. We prepare the entity-vesting grant deed with the proportional-ownership recital the County Assessor needs, flat $400, e-recorded the next business day in all 58 California counties, with the recorded copy returned to your file.
What a deed desk does for a private lending company
When a private or business-purpose lender funds a loan against investment property, the collateral usually has to sit in the borrower’s LLC or corporation first. The entity-vesting deed is the grant deed that moves title from the individual into that entity so the loan attaches to the right borrower. TruPoint Legal prepares and e-records that deed for a flat $400; California attorneys typically charge $1,000 to $2,000 for the same instrument.
Speed is the whole point for a lender. A deed prepared the same business day and recorded the next means the file clears the vesting step instead of stalling your wire. We submit electronically through every California county recorder, so the property records in the correct entity name without anyone driving to the recorder’s office.
The detail that protects the deal is proportional ownership. When the people who held the property keep the same percentages in the entity, the transfer is excluded from property tax reassessment and the Proposition 13 base carries over; change the percentages and the County Assessor can reassess to current market value — a surprise that complicates a closing already in motion.
We draft the grant deed to the county’s exact format, name the registered entity correctly as grantee, confirm the authorized member, manager, or officer who signs, complete the Preliminary Change of Ownership Report, and return the recorded copy to your file. When the security package needs it, we also prepare the accompanying deed of trust and promissory note.
Prepared by Quinnie Do, Registered Legal Document Assistant #268, Santa Clara County (verify .gov ↗) — California Notary Public, IRS Tax Preparer, and licensed California Real Estate Agent.
A deed desk you hand a file to and forget about
Your turnaround is your time-to-fund
The deed is the gate before your wire. Same-business-day preparation and next-day recording keep the vesting step from stalling a closing — your capital deploys instead of waiting.
One handoff, fully handled
Send the file once. We prepare the deed, coordinate notarization, e-record with the county, and return the stamped copy — no part of the vesting step lands back on your desk.
Built for recurring volume
A standing five-field intake means your office sends each new deal in one step. We are set up for high-cadence files — recurring vesting deeds, not one-off paperwork.
County-accurate, no surprises
The right grantee name, the proportional-ownership recital, and the county’s formatting are handled up front — so a rejected deed or a reassessment notice never reopens a funded file.
Six private-lending situations we prepare deeds for
Vesting a rental into an LLC before funding
Your borrower holds the property personally and you require it in the LLC. We move it in with the correct recital so the loan attaches to the entity. Flat $400.
Commercial property held by a corporation
An S-corp or C-corp borrower needs title in the exact registered entity, signed by an authorized officer. We name and sign it correctly so the vesting holds.
Portfolio borrower across counties and entities
Investors hold rentals across several cities and LLCs. We prepare and e-record the whole batch — multiple properties and counties — through one contact.
Transfer out at payoff or refinance
When the loan pays off or refinances and title moves back to the individual, we prepare the transfer-out grant deed and the reconveyance paperwork.
Foreign-investor LLC borrower
Overseas owners funding a California entity often need an ITIN and apostilled corporate documents alongside the deed. We coordinate all three from one office.
Deed of trust & promissory note package
Need the security instrument too? We prepare the deed of trust and promissory note alongside the vesting deed so the full package comes from one place.
From your file to recorded, on a lender’s clock
Everything we need to open a file, in one message
- Borrower / current owner of record — the individual or party holding title today.
- Property address and APN — the assessor’s parcel number pins the legal description.
- County — so we apply the right format and recording requirements.
- Current vesting — exactly how title is held now, word for word.
- Target LLC or corporation — the exact registered entity name and state of formation.
Send it once, in one step
Those five fields are all we need to prepare the vesting deed, complete the change-of-ownership report, and queue it for recording. A clean intake is what keeps the same-day turnaround intact — an incomplete file is the only thing that forces a second round trip.
For standing lender partners, we set up a saved intake so your office sends each new deal without retyping anything.
Published flat fees, with standing-partner rates
A California attorney typically bills $1,000 to $2,000 to prepare and record a single entity-vesting deed. Our fee is flat and published, confirmed for your specific file before any work begins — so you can price your closing costs with certainty.
- Grant deed into the borrower’s LLC, S-corp, or C-corp
- Proportional-ownership recital for the reassessment exclusion
- Preliminary Change of Ownership Report prepared
- One revision included
- Recorded copy returned to your file
- Standard (non-entity) deed$325
- County recording — estimated$40–$130
- Same-day e-recording$50
- Notary, per signature (in office)$15
- Deed of trust + promissory note package$500
- Standing-partner volume ratesOn request
County recording fees are government charges, separate from our flat preparation fee. Documentary transfer tax applies only on a change of ownership and is disclosed, never bundled. We itemize every applicable fee for your specific file before you commit.
Why a template or AI-built vesting deed is a risk to your collateral and your close
An entity-vesting deed looks like a one-page grant deed, which is exactly why a borrower or a busy office generates one from a template or an AI tool — and exactly why a loan can fund against a defective vesting. The deed records fine; the problem surfaces later, on a file you thought was closed. Here is what a reviewed deed prevents.
The wrong entity name as grantee
A deed naming a slightly-off or unregistered entity can leave title outside the borrower you underwrote. The vesting your loan relies on may not actually hold.
A clouded vesting and a collateral question on a funded loan — fixed only by a corrective deed.
Ownership percentages don’t carry over
Moving from one individual straight into a multi-member LLC without aligning the prior ownership reads as a change in ownership to the Assessor.
Full reassessment to today’s value — a tax surprise that can delay or unwind the borrower’s closing.
The deed is signed without authority
An LLC deed needs an authorized member or manager; a corporation deed needs an authorized officer. Templates routinely get the signer wrong.
A deed the county rejects or a transfer later challenged as invalid — recording delays at the worst moment.
Wrong county format, rejected filing
Each county has its own margins, cover-sheet, and recital requirements. A template built for one county is rejected by another.
A bounced recording that pushes your funding date — avoided when the deed is built to the county’s spec.
Why an AI-generated vesting deed without human review is a gamble
An AI tool or online kit can produce a grant deed in minutes — but it can’t confirm the post-transfer ownership mirrors the prior title, name the exact registered entity as grantee with the right authorized signer, add the proportional-ownership recital the Assessor needs, or match the specific county’s recording format. A deed that records without the right recital is still recorded — the reassessment notice or the title question surfaces months later, on a loan already on your books. Every TruPoint Legal vesting deed is prepared and reviewed by a human Registered Legal Document Assistant who has filed thousands of these — nothing records here without a trained person checking the ownership math, the entity details, and the county’s actual requirements.
From intake to recorded — 4 steps
Send the five fields
Borrower, property and APN, county, current vesting, and the target entity. We confirm the entity is registered and the ownership lines up for the exclusion.
We prepare the deed
Same business day, we draft the grant deed to the county’s format with the proportional-ownership recital, name the entity as grantee, and prepare the PCOR.
Sign & notarize
The authorized member, manager, or officer signs before a notary — in our San Jose office or by mobile notary. Notarization is $15 per signature.
Next-day e-recording
We e-record with the county recorder — same day when signed before noon — and return the stamped copy to your file.
Prepared by Quinnie Do
Quinnie founded TruPoint Legal to make California property paperwork fast and dependable for the people who move real estate for a living — investors, brokers, and the private lenders who finance them. Personally trilingual in English and Vietnamese, with a Spanish-speaking staff partner, she has prepared thousands of deeds and entity transfers since 2020. Four California licenses under one roof means a lender’s vesting deed is checked for the ownership math, the authorized signer, the tax treatment, and the recording — in one place, on one timeline.
Verify LDA #268 on the Santa Clara County Clerk-Recorder website ↗ · View CALDA member profile ↗
Trusted by California investors, brokers, and lenders
“Quinnie was extremely helpful and professional. She made sure everything had been done correctly and in a timely manner. The fee was very reasonable. Highly recommend.”
“Great experience working with TruPoint Legal. Fast turnaround, fair pricing, and the documents were prepared correctly the first time. Would use again.”
“Professional, knowledgeable, and responsive. They handled our property paperwork smoothly and explained every step. Excellent service at a fair price.”
Foreign-owned borrower entity? ITIN and notary in one office.
Overseas investors funding a California LLC or corporation often need an ITIN before the entity can file and transact — and the vesting deed has to be signed before a notary. Our same-office partner Fingerscan Digital handles ITIN application as an IRS Certifying Acceptance Agent, plus deed-signing notary, all from the same San Jose location at 434 Blossom Hill Road. One coordinated visit instead of three errands.
Common questions from private lenders
Answers in plain English. If your situation isn’t here, schedule a consultation and we’ll walk through it.
Why do private lenders require property to be vested in an LLC before funding?
Vesting the collateral in the borrower’s LLC or corporation keeps the loan business-purpose and ties it to the entity you underwrote rather than to an individual. It separates the asset from the borrower’s personal affairs and gives the loan a clean, single-owner collateral position. The grant deed that accomplishes this is the entity-vesting deed we prepare and record.
How fast can you prepare and record an LLC vesting deed for a loan?
We prepare the deed the same business day we receive a complete five-field intake. Once it is signed before a notary, we e-record it the next business day — or the same day when it is signed before noon — and return the recorded copy to your file. Statewide e-recording means the county location does not change the timeline.
How much does an entity-vesting deed cost?
TruPoint Legal prepares an entity-vesting deed for a flat $400 per property. County recording fees ($50 for owner-occupied) and optional add-ons are separate and itemized. California attorneys typically charge $1,000 to $2,000 for the same deed. Standing-partner volume rates are available on request.
Can you prepare the deed of trust and promissory note along with the vesting deed?
Yes. We prepare the deed of trust and the promissory note so the full security package can come from one place alongside the vesting deed. The deed-of-trust and note package is a flat $500 bundle. This keeps your closing documents on a single timeline.
Do you offer volume pricing for lenders who send deeds regularly?
Yes. Lenders who route deeds to us on a standing basis get volume rates and a saved intake so each new deal is sent in one step. The published flat fee is the single-file rate; standing-partner pricing is set based on cadence. Ask about a standing arrangement when you schedule a consultation.
Who signs the vesting deed when the borrower is an LLC or corporation?
An LLC deed is signed by an authorized member or manager; a corporation deed is signed by an authorized officer. We confirm the registered entity name and the person with signing authority before the deed is drafted, so the transfer is valid and records the first time. The signature is taken before a notary.
Will moving the property into the LLC trigger a property tax reassessment?
Not when the ownership stays proportional. If the people who owned the property keep the same percentages in the entity, the transfer is excluded from reassessment and the Proposition 13 base carries over. If the percentages change — for example one individual deeding into a multi-member LLC — the County Assessor can reassess, which is why the deed needs the correct ownership recital.
Can you e-record the vesting deed in any California county?
Yes. We e-record in all 58 California counties through statewide electronic recording, so a deed for a property in Los Angeles, Fresno, or San Diego moves on the same timeline as one in Santa Clara. Nobody has to visit the recorder’s office, and the stamped copy comes back to your file.
Who is the client when a lender refers a borrower’s deed?
We prepare the deed at the specific direction of the party with authority over the property — the borrower or the authorized entity signer — and return the recorded copy to your file. As a Registered Legal Document Assistant, TruPoint Legal prepares documents at the client’s direction. We confirm the client of record on each file so the engagement is clean.
Deed services also available in Tiếng Việt · Español · We speak English
Pair the vesting deed with the right next step
The entity deed, the security instrument, or forming the entity itself — here’s where to go next.
Property Title Report
Verify the vested owner and any recorded liens before you fund or vest the collateral.
Confirm title first →LLC & Corporation Entity Deed
The full detail on vesting a property into an LLC, S-corp, or C-corp without triggering reassessment.
Entity deed details →Deed of Trust
The security instrument that secures your loan against the property — prepared to record in first position.
Deed of trust →LLC Formation & Business Filing
Borrower doesn’t have the entity yet? We form the California LLC first, then deed the property into it.
Form the entity →All Deed Transfers & Recording
Every California deed type and our same-day e-recording across all 58 counties.
Deed hub →Statewide E-Recording
How we submit electronically to every California county recorder, with the stamped copy back to you.
E-recording →Santa Clara County Deeds
County-specific deed preparation and recording for properties in Santa Clara County.
County deeds →Hand us the vesting deed — and fund on schedule
Flat $400 per entity deed, prepared the same business day and e-recorded the next in all 58 California counties, with the recorded copy back to your file. Set up a standing intake and make the deed step the part of your closing you never think about.