The Substitution of Trustee form is the document a beneficiary signs to replace the original trustee named in a California deed of trust. The Los Angeles County Registrar-Recorder/County Clerk publishes it among its property document recording forms. It identifies the original deed of trust by date, recording date and recording numbers, then names the new trustee. You can fill out the Substitution of Trustee form online on FillingPDF and download or print the completed PDF; the official PDF is published at lavote.gov.
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What is Substitution of Trustee form – Los Angeles County, CA?
The Substitution of Trustee form is a recordable California document by which the present beneficiary under a deed of trust substitutes a new trustee in place of the original trustee named in that deed of trust.
The form is built as a short recital. It states who was the original trustor, trustee and beneficiary, and identifies the deed of trust by its date, its recording date, its instrument number, its Book/Reel and Page/Image, and the California county whose Official Records hold it. It then states that the undersigned is the present beneficiary, that the undersigned wants to substitute a new trustee, and names that trustee. The beneficiary dates and signs, and a California notary acknowledgment block follows.
The top of the page has a "Recording Requested By" line, a "When recorded mail document to" block for name and address, and a blank space marked for the Recorder's use only.
The Los Angeles County Registrar-Recorder/County Clerk explains that a Substitution of Trustee and a Full Reconveyance are sometimes printed together as two documents on one form or sheet. This form carries the substitution only. It does not release a paid-off loan, and it is not a property tax form: it changes who the trustee is under a deed of trust.
Who needs to file Substitution of Trustee form – Los Angeles County, CA?
The main user is the present beneficiary under a deed of trust who wants to put a new trustee in place of the original trustee. The form's wording is "the undersigned Beneficiary", and the beneficiary is the person who dates and signs it.
- Use it when the deed of trust you are dealing with was recorded in the Official Records of a California county; the form has a line for that county.
- You need to know the original trustor, original trustee and original beneficiary, and the recording details of the deed of trust.
- The notary public or other officer completes the acknowledgment; the form's printed notice says the notary verifies only the identity of the signer, not the truthfulness, accuracy or validity of the document.
The Registrar-Recorder/County Clerk's page also describes a combined Substitution of Trustee and Full Reconveyance, signed by the present beneficiary and the present trustee with both signatures notarized. If your loan is paid in full and you need a statement that it has been paid, the page points to the Full Reconveyance, which the trustee completes and signs before a notary. That is a different document from this form.
When to file Substitution of Trustee form – Los Angeles County, CA
Use this form when the present beneficiary under a deed of trust decides to substitute a new trustee in place of the original trustee. The form prints no due date and no deadline of its own; the triggering event is the beneficiary's decision to make the substitution.
Complete it after you have the recording details of the original deed of trust at hand: its date, the date it was recorded, the instrument number, the Book/Reel and Page/Image, and the county of the Official Records. The beneficiary must sign and date it, and the notary acknowledgment must be completed, before the document is presented for recording.
Documents you need
- Recording details of the original deed of trust: its date, the date it was recorded, the instrument number, the Book/Reel and the Page/Image, as the form asks for each.
- The name of the county in California whose Official Records hold the original deed of trust, entered on the form.
- The names of the original trustor, original trustee and original beneficiary, as they appear in the deed of trust.
- The name of the new trustee being substituted.
- A completed notary acknowledgment, filled in by the notary public or other officer, for the beneficiary's signature.
How to fill out Substitution of Trustee form – Los Angeles County, CA
Fill in the recording request block
At the top, enter who requested recording on the "Recording Requested By" line. Under "When recorded mail document to", enter NAME, ADDRESS, CITY and STATE & ZIP for the return address.
Name the original parties
In the first WHEREAS paragraph, enter the original Trustor, the original Trustee and the original Beneficiary under the deed of trust.
Identify the deed of trust
Enter the date of the deed of trust, the date it was recorded, the Instrument Number, the Book/Reel and the Page/Image.
Enter the county
Write the California county whose Official Records contain the deed of trust on the line before "County, California".
Name the new trustee
In the NOW, THEREFORE paragraph, enter the full name of the person or company substituted as Trustee under the deed of trust.
Date and sign as Beneficiary
Enter the date on the DATED line. The present beneficiary signs on the line above BENEFICIARY.
Have the notary complete the certificate
Before signing, the beneficiary appears before a notary. The notary fills in the county, the date, the notary's name and the name of the signer, then signs and adds the seal.
Review and download the completed PDF
Check the recording numbers, county and trustee name against the deed of trust. Download or print the completed PDF from FillingPDF, then have it signed and notarized before recording.
How to submit Substitution of Trustee form – Los Angeles County, CA
The Substitution of Trustee is a document for recording, so it goes to the Los Angeles County Registrar-Recorder/County Clerk's recording services rather than to an agency that processes an application. The Registrar-Recorder/County Clerk lists it among its property document recording forms at https://www.lavote.gov/home/recorder/property-document-recording/forms/full-reconveyance.
- Return address: enter the name and address in the "When recorded mail document to" block at the top, so the recorded document is mailed back to you.
- Recorder's space: leave the area marked "Above Space for Recorder's Use Only" blank.
- Address, fees, appointments: the form prints none, so ask the Registrar-Recorder/County Clerk for the recording address, any fee and any rules for presenting it.
FillingPDF lets you fill out and download the PDF; submission follows the agency's channels.
Common mistakes to avoid
- Leaving the Book/Reel or Page/Image line blank when the deed of trust was recorded with those numbers; the form asks for them with the instrument number.
- Naming the wrong county in the Official Records line instead of the county where the original deed of trust was recorded.
- Using this form when the loan is paid and you need a Full Reconveyance; the agency describes that as a separate document completed by the trustee.
- Having the beneficiary sign without a notary; the form includes a notary acknowledgment block.
- Filling in the notary's part yourself; the notary public or other officer completes the certificate.
- Omitting the return name and address in the "When recorded mail document to" block.
- Writing in the area marked "Above Space for Recorder's Use Only".
Frequently asked questions
What is a Substitution of Trustee form?
It is a recordable document in which the present beneficiary under a deed of trust substitutes a new trustee for the original one. It identifies the deed of trust by date and recording details and names the new trustee.
Who signs the Substitution of Trustee form?
The present beneficiary under the deed of trust dates and signs it. The form includes a California notary acknowledgment, completed by a notary public or other officer, covering that signature.
What information do I need from the original deed of trust?
You need the original trustor, trustee and beneficiary, the date of the deed of trust, the date it was recorded, the instrument number, the Book/Reel, the Page/Image and the county of the Official Records.
Is this the same as a Full Reconveyance?
No. A Full Reconveyance is signed by the trustee, with a notarized signature, to state publicly that a loan has been paid in full. The Registrar-Recorder/County Clerk describes a combined sheet that holds both documents.
Where do I get the Substitution of Trustee form in Los Angeles County?
The Registrar-Recorder/County Clerk publishes this PDF at lavote.gov. Its page says these forms can also be bought at most office supply or stationery stores.
Can I fill out the Substitution of Trustee form online on FillingPDF?
Yes. You can fill out the PDF online on FillingPDF and download or print it. FillingPDF is independent, is not connected to the county and does not record the document; recording follows the agency's channels.
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