Your rights when siblings want to sell the family home: Get answers on probate and selling shared property.
Inherited House Siblings: Your Rights When You Inherit Property or Inherit a House With Siblings Who Want to Sell an Inherited House
You inherited a house, or maybe three siblings inherit a family home and one sibling refuses to sell. What happens if one sibling wants to sell the house and the others do not agree to sell? If you are inheriting a house with siblings, this guide explains your rights, from a buyout to a court order. When one wants to sell and the other will not budge, the law gives each side real tools. We cover selling inherited property, selling an inherited home, selling a house held in a living trust, living in an inherited house, and how to sell inherited property or sell the inherited house in California without losing your share of your parents home. This is the house you inherited, and you deserve a clear map before anyone signs anything.
Most families never talk about what will happen to the family home until a parent is gone. Then, within weeks, a quiet question becomes a loud one. One sibling needs money. Another grew up in the kitchen and cannot imagine strangers cooking in it. A third lives three states away and wants a clean, simple split.
We wrote this article for the sibling who just got a text that says, “We need to list the house.” It is also for the sibling who is being asked to sign a deed they do not understand. At Martinez Law Center, we help clients across Orange County, Riverside, San Diego, and Los Angeles with partition and other real estate matters. We see the same patterns again and again, and we know that early, informed choices protect both the property and the relationships.
Why Do Your Rights Matter When Siblings Want to Sell the Family Home?
Your rights matter because the clock starts earlier than most people expect. Mortgage payments, property tax bills, and insurance premiums do not pause for grief. A sibling may also receive an offer from an investor or a cash home buyer within days of a funeral. When pressure builds, people sign things they should have read twice.
Knowing your rights does two things. First, it keeps you from giving up value you did not know you had. A co-owner has the right to a fair share of the sale proceeds, the right to ask for an accounting of expenses, and, in California, a right to ask for a buyout before a court-ordered sale. Second, it keeps you from taking steps that backfire. Locking a sibling out, ignoring a summons, or listing the house without agreement can all hurt your position.
Think of your rights as a toolbox. You do not need every tool on day one. But you should know what is inside before the first argument turns into a lawsuit.
What Should You Know Before Inheriting a House With Siblings? Property Inheritance Basics for Anyone Who Inherited a House
Inheriting a house with siblings is different from inheriting cash. A bank account can be split to the penny. A house cannot. When three siblings inherit a home, each one owns a share of something that nobody can cut into three pieces, and every big decision needs agreement or a court.
Here are the basics we share with new clients. Property inheritance in California often starts with a date-of-death value, because that number sets the tax basis for the heirs. Ask for a professional appraisal as of that date. Keep paying the mortgage, property tax, and insurance so the house is not put at risk. Make a list of who has keys, who has been inside, and who has taken items. And remember that siblings must treat each other fairly even when they disagree. An executor or trustee has a legal duty to all beneficiaries, and a co-owner who shuts out the others can face a claim.
The number of owners changes the dynamic. Two siblings can often settle with a phone call. With multiple siblings, one sibling owns a share that may be smaller than another’s, and old grievances can multiply. A home with siblings who live in different states needs written updates and clear deadlines, especially if one sibling doesn’t respond to messages. Whether you are inheriting a home with siblings who are close or distant, the same rule applies: get facts first, then talk about feelings.
What Happens If One Sibling Wants to Sell the House? Property Ownership When Siblings Inherit a House in California
Before you can decide what to do, you need to know what you own. When siblings inherit a house, the legal form of ownership usually decides who can do what.
If a parent left a will, the house typically goes through probate. A probate court confirms the will, an executor is appointed, and the estate property passes to the named heirs. If the parent used a living trust, a trustee distributes the house according to the trust terms, often without a court case. If there was no plan, state law decides. Under Probate Code section 6402, a parent with no surviving spouse generally leaves the estate to the children in equal shares.
In most cases, the result is shared property ownership. Siblings hold title as tenants in common, which means each person owns an undivided share of the whole house. Nobody owns the upstairs. Everyone owns a percentage of everything. If three siblings inherit a house, each might own one-third. If the will says otherwise, the shares can differ.
This matters because a sibling who owns a share can sell only that share. A deed for the entire property needs every owner’s signature. Likewise, no single owner can lock the others out of a home they all co-own. These basics frame almost every dispute we see.
If you inherit a house together, the first practical step is to pull the recorded deed from the county recorder where the property is located and gather the will or trust. Those documents tell you who holds title and in what shares.
Can One Sibling Force the Sale of an Inherited House?
Yes, often. This is the question we hear most. California gives co-owners a strong right to end a shared ownership arrangement, and that right does not depend on owning a majority.
Under Code of Civil Procedure section 872.210, a co-owner of real property can file a partition action. A partition action is a lawsuit that asks a court to divide the property or sell it and divide the money. A sibling who owns a small share can file, even if the other owners object. When a judge decides that the house cannot be fairly divided into separate pieces, the court may order a sale under section 872.820. For a single-family home, that is the usual result.
If you are the sibling who wants to keep the home, this can feel unfair. But the right to partition exists because the law does not want people trapped in a co-ownership they never chose. It is also why a sibling who refuses to sell cannot hold the others hostage forever.
The better news is that a lawsuit is not a foregone conclusion, and a sale is not the only outcome. The court can approve a buyout.
Families can settle. And California’s newer rules give the sibling who wants to keep the property a clear way to ask for that result, as we explain next.
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What Happens When a Sibling Refuses to Sell? How the Partition of Real Property Act Offers a Buyout
When one wants to sell and the other refuses to sell, both are using rights the law recognizes. The sibling who wants out has the right to ask a court to end the co-ownership. The sibling who wants to stay has the right to ask for a fair buyout price.
California’s Partition of Real Property Act took effect on January 1, 2023, and it begins at Code of Civil Procedure section 874.311. It is based on the Uniform Partition of Heirs Property Act, a model law designed to protect families who inherit real estate together. In plain terms, it adds structure and fairness to partition cases.
If the owners cannot agree on value, the court can hold a hearing and appoint a disinterested, licensed appraiser to determine the fair market value of the property as a whole. The non-selling owners then have a limited time, set by statute, to elect to buy out the sibling who filed. If a buyout goes forward, the price is based on the court-determined value and each owner’s percentage. If no one buys, the case can move toward a sale.
The Act also directs the court to consider factors beyond price. Judges can look at whether dividing the property is practical, how a sale would affect the owners, and whether the home has special meaning for the family. These factors matter to a sibling who wants to keep the home for sentimental reasons or because someone lives there.
The law does not guarantee that you will keep the house. It has deadlines, and the outcome depends on facts. But it gives the sibling who wants to keep the property a real path.
How Do You Buy Out a Sibling’s Share? Buyout Steps, Fair Market Value, and How to Value the Property and Split the Money
A buyout is often the cleanest answer. One sibling buys the others’ shares and ends up with the house. The math is simple, but the details matter.
Start with a fair market value. A licensed appraiser looks at recent comparable sales, the condition of the home, and market conditions. Siblings can choose one appraiser together and split the cost, or each can hire one and average the numbers. A broker’s opinion of value is faster and cheaper, though less formal. The value of the property drives every other number, so it is worth getting right.
Next, subtract anything owed on the house. If there is a mortgage or lien on the property, it comes off the top. Then multiply the remaining equity by each person’s percentage. If a $900,000 house has no loan and three siblings own equal shares, each share is worth $300,000. A sibling who wants to buy out the other two would owe $600,000 in total.
Costs of sale are often negotiated. A buyout avoids a real estate commission, so some families deduct a portion of hypothetical selling costs from the price. Others do not. Credits for taxes, insurance, and repairs one sibling paid can also be built in.
Financing is usually the hurdle. A lender will want a clean title, which means the siblings being bought out must sign a deed and the deed must be recorded. We recommend closing through escrow or a title company, with an attorney reviewing the documents. If the buying sibling cannot get a loan, some families agree on a payment plan secured by a recorded note, though that should be written and reviewed by counsel.
Whatever you decide, put it in writing. A buyout based on a handshake is a lawsuit waiting to happen.
What If a Sibling Living in the House Refuses to Move? Can You Rent the Property?
Many inherited homes have someone in them. A sibling may have lived with a parent for years, or one sibling moves into the home after the funeral because it is convenient. Questions follow quickly. Can the sibling stay? Does that sibling owe rent? Can the others rent the property to a tenant instead?
In general, each co-owner has the right to use the whole property, so a sibling living in the house is not automatically wrong. But fairness issues arise when one owner uses the house for free while the others pay the mortgage, property tax, and insurance. In a partition case, the court can account for that, and the sibling in possession may be asked to credit the others for the value of that use. The safest approach is a written occupancy agreement that spells out who pays what.
If the siblings decide to rent the property, the rent belongs to all owners in proportion to their shares, after expenses. A property manager can help, especially if the siblings live far apart. Someone must handle repairs, collect rent, and keep records. A written agreement should say who decides on tenants, who pays for improvements, and how income is split.
We also want to add something important from our own practice. Once a tenant lives in the house, the tenant has rights. California’s tenant protections, including notice rules and, for many rentals, just cause requirements, can limit how quickly the house can be emptied for a sale.
A sale does not automatically end a lease. Co-owners who plan to sell a house with a tenant should speak with counsel about the right notice and process. We represent tenants in landlord-tenant matters, and we see how a rushed sale can create legal problems for everyone.
If a sibling who is living in the house is also paying the bills, keep records. If a sibling who is not living there is paying the bills, keep records too. Receipts settle many arguments.
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How Long Can a Beneficiary Stop the Sale of a Property?
People often ask how long a beneficiary can hold things up. The honest answer is that it depends on where the property is in the legal process, and “stopping” a sale forever is rarely possible.
If the house is in probate, the executor usually has authority to sell once the court allows it, and some sales need court confirmation. A beneficiary who objects can raise concerns in writing and at the confirmation hearing. The court can consider whether the price is fair and whether the process was proper. An objection can delay a sale, but a judge will weigh the interests of everyone in the estate.
If the house is in a living trust, the trustee follows the trust terms. A beneficiary can ask for information and an accounting. If the trustee seems to be acting improperly, a beneficiary can ask the probate court to review the actions. But a trust that gives the trustee power to sell generally lets the trustee sell.
In a partition case, delay comes through the legal process itself. The sibling who wants to keep the home can use the buyout procedure, ask for an appraisal hearing, and negotiate. Those steps take time, but they do not give anyone a right to stall without end.
A valid written waiver can change the picture. If the owners signed an agreement that limits the right to partition, a court may enforce it. Never rely on delay as a strategy. The best use of time is to line up financing, gather evidence, and negotiate a fair deal.
What Happens When Siblings Disagree on the Sale of an Inherited Asset? How to Handle Property Disputes Among Siblings
Sibling disagreements about a house are rarely about the house alone. Sibling disagreements often grow from old roles, caregiving, money pressure, and grief. If you see the pattern, you can break it.
Start with documents. Gather the will or trust, the deed, mortgage statements, tax bills, insurance policies, and records of who paid what. When everyone looks at the same facts, tempers cool.
Next, get a neutral number. An appraisal replaces opinion with evidence and gives the family one value to work from. Disputes shrink quickly when the number stops being a weapon.
Then consider mediation. A mediator is a neutral person who helps the family talk through the money and the memories. Mediation is voluntary and confidential, and it often produces a written agreement faster and cheaper than a court case. In partition lawsuits, courts also encourage settlement conferences.
Keep communication in writing. A short email that lists the topics to decide creates a record and keeps the tone steady. Avoid blame. Stick to dates, numbers, and proposals.
Avoid self-help. Changing locks, removing personal property, or listing the house without agreement can invite a lawsuit. The contents of the house, such as furniture and family photographs, are personal property and should be handled separately, ideally with a written list that everyone agrees on.
If a property dispute still ends up in court, the early work helps. A judge will notice who tried to be reasonable.
How Do You Avoid a Battle Over Inheritance Between Siblings?
If you are a parent reading this, the best protection you can give your children is a clear plan. If you are a sibling, you can still borrow from that playbook.
For parents, an estate plan can name a neutral executor or trustee, state who gets the house, and set shares. It can give one child the right to buy the others out at an appraised price. It can require mediation before any lawsuit. It can also limit partition for a period of time when the family wants to hold the property together. A letter explaining your reasons can prevent years of resentment. Talk to your children while you can, and work with an estate planning attorney to put your decisions in writing.
For siblings who already inherit, a written agreement can do much of the same work. Decide who pays the mortgage, property tax, and insurance, and how those payments will be credited. Decide who may use the house and when. Decide what happens if someone wants out. Set a method for valuing the property, and decide who gets the first chance to buy.
Communication matters more than most people expect. Hold a calm meeting with an agenda. Let everyone speak. Share the numbers openly. If emotions run high, bring in a neutral facilitator. Many families find that naming the real concerns, such as fairness, memory, and money, takes the sting out of the argument.
Finally, remember that fair does not always mean equal. A sibling who cared for a parent for years may deserve extra recognition, and a sibling who needs cash may value speed over price. A flexible deal can satisfy both.
Can Siblings Inherit a House Together and Keep the House Together? Owning Property With Siblings
Not every family wants to sell. Some siblings inherit a house together and genuinely want to keep the house for holidays, for rental income, or for the next generation. That can work, but only with rules.
Owning property with siblings is a long-term business relationship, whether anyone planned it that way or not. A written agreement should cover who pays the mortgage, property tax, and insurance, who decides on repairs, how the house may be used, and what happens if someone should wish to sell. A buy-sell clause is especially helpful. It gives each owner the first chance to buy the others’ shares at an appraised price before the house is offered to a stranger. Some families also agree to a waiting period before anyone can ask for a partition. If the group later decides to sell the home, the same agreement can say how the listing agent is chosen and how the money is split.
If the house is a rental or a vacation property, add a plan for the property manager, the calendar, and the split of income. If one sibling moves into the home, the agreement should say whether that sibling pays rent, covers certain costs, or receives a credit for improvements.
Divorce and other family law events can affect a share. A sibling’s spouse may claim an interest in some situations, and a sibling’s creditors may reach that sibling’s share. This is another reason to keep the paperwork current and reviewed by counsel.
Keep the property only if the group can work together. If not, a buyout is kinder than a feud.
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Are You Taxed When Selling a House to a Family Member? Property Tax and Transfers
Families sometimes try to avoid a dispute by transferring the house to one sibling. That can work, but taxes and legal rules apply. We are not tax advisors, so please speak with a CPA or tax attorney about your situation.
Selling to a family member. A sale to a sibling is still a sale. The seller may owe capital gains tax on any gain, measured from the seller’s basis. For inherited property, the basis is generally stepped up to the fair market value on the date of death, so a sale soon after often produces little gain. The buyer will usually need financing, and a lender will want an appraisal.
Selling below market. People sometimes ask whether they can sell a house for $1 or for less than it is worth to a family member. You can, but the law may treat the difference between the price and the property value as a gift. A gift above the annual exclusion, which is $19,000 per recipient in 2026, may require a gift tax return and uses part of the lifetime exemption. The recipient may also take the donor’s original basis rather than a stepped-up basis, which can raise capital gains tax later.
Property tax. California reassesses property when ownership changes, with exceptions. Proposition 19, effective in 2021, narrowed the parent-to-child exclusion. In general, a child must make the home a primary residence within a short time for the exclusion to apply, and there are value limits. Transfers between siblings generally do not qualify for the parent-child exclusion, so a transfer may raise the property tax.
The cheapest way to transfer. There is no single cheapest method. Options include a deed, a living trust, or a revocable transfer on death deed under Probate Code section 5600 and following. Each has tax, reassessment, and creditor consequences. For inherited property, the stepped-up basis is a major benefit, so giving away a house during life can be more expensive than letting it pass through an estate plan. Please get advice before you sign a deed.
Selling Inherited Property: What Is the Best Way to Sell Inherited Property When the Siblings Agree?
When the siblings agree, selling an inherited house can be smooth. Agreement does not remove the need for planning, though. Families who sell inherited property together do best when everyone knows the plan in writing.
Start with a written decision. All owners should sign a short agreement that says the group has decided to sell the property, who will choose the listing agent, who can approve offers, and how the sale proceeds will be divided. Decide how costs will be paid until closing. If the house is in probate, the executor will lead and the court may need to confirm the sale. If the house is in a trust, the trustee will lead.
Choose the agent carefully. Interview two or three. Ask about comparable sales, a pricing plan, and which repairs will actually raise the sale price. Be cautious with a cash home buyer who offers a very fast closing at a low number. Those offers can be fair, but they should be compared with a market listing and a fresh appraisal. Do not accept an offer until every owner has seen it.
Plan for the contents. Personal property, such as furniture, photos, and jewelry, should be divided by a written list before the house is emptied. Make sure the sale of the property includes proper disclosures, because sellers of California homes have disclosure duties, even when they inherit a property they have never lived in. The sale price, mortgage payoff, costs, and credits will then determine the sale proceeds. Keep a ledger and share it.
Should You Sell an Inherited Property Right Away or Wait?
There is no single answer. Selling quickly can limit carrying costs and often produces little capital gains tax because of the stepped-up basis. Waiting can allow repairs, a better market, or a chance for one sibling to arrange a buyout. Holding the house also means paying the mortgage, property tax, insurance, and upkeep every month.
If the siblings cannot agree, they can sell the property later, or they can divide or sell the property through a partition case. We encourage families to set a deadline for the decision so that nobody drifts into a lawsuit.
Who Has the Right to Sell When You Inherit Property? Probate, the Executor, and the Living Trust
Sometimes the question is not whether a sibling can force a sale, but who has the right to sell at all. The answer depends on how the property is held.
In probate, an executor is the person named in the will to manage the estate. The executor’s authority to sell depends on the will and the type of authority the court granted. An executor with full authority under the Independent Administration of Estates Act can sell with fewer court steps, though advance notice may be required. An executor with limited authority usually needs court confirmation, and the court may allow other buyers to bid higher in open court. Probate Code section 10300 and following explain the process.
In a living trust, the trustee holds title and can sell if the trust gives that power. Many trusts do. Beneficiaries may have the right to notice and information, but they do not control the sale unless the trust says so.
An individual heir generally has no right to sell the entire house alone, only their own interest. If the title has not yet passed from the estate or trust, a sibling cannot sign a deed for property they do not yet own.
Both executors and trustees owe fiduciary duties. They must act in the best interest of all beneficiaries, keep honest records, avoid conflicts, and treat everyone fairly. If a sibling serves as executor or trustee and also wants to sell, other siblings should ask for an accounting and a clear plan. If concerns remain, the probate court can review the matter.
What Should You Do Right Now If Siblings Want to Sell the Family Home?
If you are in the middle of this situation, a short checklist can help.
First, gather documents. Collect the death certificate, the will or trust, the recorded deed, mortgage statements, property tax bills, insurance policies, and records of expenses. If you cannot find the deed, you can request a copy from the county recorder.
Second, protect the house. Make sure it is insured, the utilities are on, and basic repairs are made. Many insurers limit coverage on vacant homes, so call the carrier.
Third, write down your goals. Do you want to keep the house, receive cash, or reach a fair compromise? Knowing your goal helps you evaluate offers.
Fourth, get a value. A professional appraisal or a broker’s opinion gives you a number to work with.
Fifth, communicate in writing and stay calm. Avoid threats and avoid taking self-help steps.
Sixth, do not sign anything you do not understand. Quitclaim deeds, listing agreements, and releases can have lasting effects. If you receive a summons, note the date you were served and calendar the response deadline, which is generally 30 days in a partition case, though it depends on how you were served.
Seventh, get legal advice early. A short consultation can clarify your rights and options before positions harden.
Frequently Asked Questions
The questions below come from popular searches by families in your situation. We answer them for California, and we note where a tax professional or other advice is needed.
What happens if one sibling wants to sell the house?
If one sibling wants to sell and the others do not, the sibling who wants out can try to sell only their own share or can ask a court for a partition. The other siblings can offer a buyout, negotiate, or ask the court to use the buyout process. Nobody can sell the entire property without every owner’s signature, but a court can order a sale if the owners cannot resolve the issue.
Can one sibling force the sale of an inherited house?
Often, yes. Under Code of Civil Procedure section 872.210, any co-owner can file a partition action, even with a small share. A court can order a sale when the house cannot be fairly divided. California’s Partition of Real Property Act, which began at section 874.311, gives the siblings who want to keep the house a chance to buy out the one who filed, and a valid written waiver or a settlement can also change the result.
Are you taxed when selling a house to a family member?
The seller may owe capital gains tax on any gain, and the sale may also affect property tax. If the price is below market value, the difference may be treated as a gift and could require a gift tax return. Inherited property usually has a stepped-up basis, which can reduce gain. A CPA can run the numbers.
How long can a beneficiary stop the sale of a property?
It depends on the process. In probate, a beneficiary can object at the confirmation hearing, which may delay a sale, but a court will weigh everyone’s interests. In a trust, the trustee generally can sell if the trust allows it. In partition, the buyout and appraisal steps take time, but delay is not a strategy. A written waiver can limit the right to partition if the owners signed one.
Can I sell my house for $1 to a family member?
You can, but it is usually treated as a gift of the property’s value, not a real sale. A gift above the annual exclusion may require a gift tax return, the recipient may take your original basis rather than a stepped-up basis, and California property tax reassessment may apply. For inherited property, other options may be better, so speak with an estate planning attorney before you sign a deed.
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What happens when siblings disagree on the sale of an inherited asset?
The siblings can negotiate, use mediation, or ask a court to resolve the dispute. In a house case, the usual court tool is a partition action. The court can order a sale, a buyout, or a division, and it handles the accounting for expenses and credits. Early documentation and a neutral appraisal often make a settlement easier.
Can I sell my house for less than it’s worth to a family member?
Yes, but the law may treat the discount as a gift. The annual gift exclusion is $19,000 per recipient in 2026, and larger gifts generally require a gift tax return. Lenders and the county assessor may also look closely at below-market transfers. Talk with a tax professional first.
How to avoid a battle of inheritance between siblings?
Plan early and communicate. Parents can use a clear estate plan with a neutral trustee, a buyout right, and a mediation clause. Siblings who inherit can sign a written agreement on expenses, use, and a path to sell. Get a neutral appraisal, keep records, and bring in a mediator if emotions run high.
What is the 2 year rule for inherited property?
There is no special two-year rule just for inherited property. People usually mean the home sale exclusion, which can exclude up to $250,000 of gain for a single filer or $500,000 for joint filers if you owned and lived in the home as your primary residence for at least two of the five years before the sale. A sibling who moves into the inherited house may qualify, depending on the facts.
What is the cheapest way to transfer property to a family member?
There is no single cheapest way, because the cost depends on taxes and the family’s goals. A deed is simple but can trigger gift tax issues and property tax reassessment, and it can lose the stepped-up basis the recipient would get through an inheritance. A living trust or a revocable transfer on death deed may reduce probate costs. Please talk with an estate planning attorney and a tax professional.
What if one person wants to sell a house and the other doesn’t?
The answer depends on how the house is owned. Co-owners cannot sell the entire house without each other’s signature, but either one can ask a court for a partition. The owner who wants to keep the house can ask for a buyout at fair market value. Many co-owners settle through a negotiated buyout or a sale with a fair split of the proceeds.
How do you buy out a sibling’s share of real estate?
Get a fair market value, subtract any mortgage or lien, multiply by the sibling’s percentage, and agree on any credits or costs. Then finance the purchase, sign a deed, record it, and close through escrow. Put everything in writing and have an attorney review the documents.
Can I force my brother to sell an inherited house?
You may be able to ask a court to order a sale through a partition action, but your brother may have the right to buy you out first under California’s Partition of Real Property Act. Before you file, consider mediation or a written buyout offer, because a negotiated result is usually cheaper and faster.
What happens if one person wants to sell and the other doesn’t?
The same rules apply. Neither owner can sell the whole property alone. The one who wants to sell can ask for a partition, and the one who wants to keep the property can ask for a buyout. A judge looks at ownership shares, fair market value, and the factors in the partition statutes. Settling early is often the better path.
Key Takeaways
- When siblings inherit a house, they usually hold title as tenants in common, with shares set by the will, the trust, the deed, or Probate Code section 6402.
- One sibling can sell only their own share, because a deed for the entire property needs every owner’s signature.
- Under Code of Civil Procedure section 872.210, any co-owner can file a partition action and ask a court to force a sale, even with a small share.
- California’s Partition of Real Property Act, effective January 1, 2023, and beginning at section 874.311, gives a sibling who wants to keep the home a structured chance to buy out the one who filed.
- A professional appraisal sets fair market value and is the foundation for a buyout, a sale, or a settlement.
- A sibling living in the house, or renting the property, should have a written agreement that covers expenses, credits, and income.
- Selling below market value can be treated as a gift, and property tax and capital gains rules depend on your facts, so talk to a tax professional.
- Mediation, a written agreement, and a clear estate plan are the most effective ways to avoid a battle over an inheritance.
- Do not sign a deed, a listing, or a release without legal advice, and call Martinez Law Center at 714-442-9741 if siblings want to sell the family home.