Dealing with probate can be a long and frustrating process. In our latest post, learn how we helped one local homeowner to avoid probate court in Stockton, and how we can help you do the same!
In Stockton, California, many homeowners face overwhelming challenges when dealing with inherited properties, especially when those homes come with layers of complications like probate, deferred maintenance, and even foreclosure. Nobody wants to have to go through the probate process, especially if they plan to sell the inherited property once their loved ones have passed.
As experienced local real estate investors born and raised right here in the Central Valley, we help families just like yours to avoid probate court by offering a fair, no-obligation cash offer on the house.
One such case involved Judy, a woman who inherited her childhood home in Stockton after her mother passed away. What seemed like a sentimental inheritance soon turned into a stressful financial and emotional burden.
However, with our help, Judy was able to navigate her way out of the situation and avoid a long, drawn-out probate process.
Why Avoid Probate?
There are a number of reasons why people like Judy want to avoid probate in Stockton.
First of all, there are the fees. Attorney fees, appraisal fees, court costs, and executor fees can all add up fast. Oftentimes, the executor will waive their fee in an effort to maintain fairness amongst the family.
In addition, the probate process can often be very time-consuming. All of the assets and heirs will need to be accounted for, with proper notice being provided. Debts will need to be paid and settled before any inheritances are passed on to the beneficiaries.
All in all, going through the probate process isn’t something anyone wants to deal with if they don’t have to.
When A Childhood Home Becomes a Heavy Burden
Judy’s story of wanting to avoid probate court and foreclosure is not unique—many people find themselves in similar circumstances when they inherit a house without a clear plan in place.
After her mother’s passing, Judy was left to deal with the house, which had been neglected for years. Her mother, who had become a hoarder, filled the home with piles of newspapers, books, clothes, and other items that made it nearly impossible to navigate the space.
Judy had no idea where to begin. The house was not just cluttered—it was in poor condition, with deferred maintenance and numerous code violations.
To make matters worse, Judy had to manage all of this from afar, as the family home in Stockton was located far from her own residence.
The emotional weight of dealing with her mother’s belongings and the constant reminder of the property’s deteriorating condition took a toll on her. For seven long years, Judy continued to pay the mortgage, property taxes, insurance, and utility bills, even though she couldn’t bring herself to step inside the house.
The Strain of Foreclosure and Probate
The real turning point came when Judy lost her job. The combination of a job loss and the mounting costs of maintaining the house led to Judy missing her mortgage payments.
Before she knew it, the house was in pre-foreclosure, and the clock was ticking. On top of that, the property was still in her mother’s name, meaning Judy couldn’t simply sell it without going through probate.
Probate is a legal process required to transfer ownership of a deceased person’s assets to their heirs. But with no money to pay for the probate process and a property in severe disrepair, Judy was stuck.
She knew she had to do something quickly, or she risked losing everything.
A Solution to Avoid Probate and Foreclosure
That’s when Judy reached out to me. I’m Peter Westbrook, a local cash home buyer with more than a decade of experience in real estate investing here in Stockton. You may know me from my “I Buy Houses Stockton” signs around town and from helping homeowners in Stockton and the Central Valley navigate difficult situations like probate, foreclosure, and complicated property sales.
After Judy reached out, I immediately assessed her situation. The property had significant challenges: code violations, deferred maintenance, and a serious risk of foreclosure. But I was determined to help her find a solution.

I explained to Judy that the first step was to handle the probate process. Since Judy was not yet the official owner of the home, she needed to legally transfer the title.
I offered to cover the cost of hiring a probate attorney and to advance Judy $12,000 to repair her husband’s truck, which had broken down and added more financial strain to the situation.
Navigating Probate and Foreclosure in Stockton
The next step was to stop the foreclosure process. I worked quickly to pay the $5,500 in missed mortgage payments and legal fees, giving Judy the time she needed to complete the sale.
While the house needed significant repairs, I assured Judy that I was willing to buy the property in its current condition. In addition to being a real estate investor, I am also a General Contractor (CSLB 1047535) and I have plenty of experience working with homes that need extensive renovation.
With my guidance, Judy was able to avoid the looming foreclosure and handle the probate process without having to worry about upfront costs.
Once the probate was completed, we moved forward with the sale of the property. In just a matter of weeks, Judy was able to sell the house for cash, resolve the foreclosure threat, and finally put the burden of her mother’s home behind her.
The sale of the property was completed smoothly. Judy requested additional time to clear her mother’s belongings from the house, and I was more than willing to accommodate her request.
The closing took place on a Friday afternoon, and Judy was able to move on with her life, free from the stress of managing a property that had caused her so much pain.
The Value of Working with a Local Stockton Cash Home Buyer
Judy’s story highlights the importance of having a reliable and experienced resource when faced with complicated real estate issues.
Working with an experienced, local cash home buyer such as myself allowed Judy to avoid the long, costly process of probate court and foreclosure while also giving her the peace of mind to move on.
My ability to handle all aspects of the sale— from paying off mortgage arrears to hiring a probate attorney—made it possible for Judy to resolve the issues that had plagued her for years.
If you find yourself facing a similar situation in Stockton, California, whether it’s dealing with probate, foreclosure, or a home in disrepair, consider reaching out to me for a no-obligation fair cash offer.
With the right help, you can navigate these challenges and avoid the emotional and financial strain of a drawn-out legal process. We are here to help you find solutions and move forward with your life.
Looking to learn more? Contact us to see how to avoid probate court in Stockton!