When you sell or purcahse a trust or probate sale, the disclosures are not the same as in a standard equity sale. The basic premise is that while the trustee or personal representative in the case of a probate does not fill out a Transfer Disclosure Statement or Seller's questionnaire, if that person knows anything about the house it needs to be disclosed. It can go on a separate addendum but can not be hidden. This is especially true if that person lived in the home with the person who has died, like a child, or other relative. There are CAR forms which should be used, The Probate Advisory or the Trust Advisory, that spell out which disclosures are exempt, and which are not.
The trustee or personal representative are exempt from filling out the TDS, Seller's supplemental or questionnaire, They do not have to sign a Natural Hazard Report or provide a Mello Roos Report. They do not need to provide smoke detectors. they do not need to provide the Hazard Booklet.
They do need to provide a Natural Hazard Report, strap the water heater, provide a lead based paint disclosure, Data Base Disclosure, and FIRPTA.
I hope this clears it up and that you do not find anything terrible lurking behind the curtain. Please feel free to contact me if you have any questions.
Keller Williams Realty
Marcy Moyer Keller Williams Realty Palo Alto, Ca. Specialist in Short Sales and Trust and Probate Sales