You should have recorded this when you made the loan, with the assistance of a title company. 

And will any California Title Company be able to handle this type of transaction?

I was looking for recommendations on reputable Title Companies to use in my area (West Chester, PA) who have experience with Assignments and Double Closings.

But I did not ask if HELOCs would require seasoning, I have cash in my account that I got from selling a car and pulling from stocks at least the stocks withdraw has a history.My partner is worried about protection of his assets so we are looking to just have myself on the loan and us workout payments and dividing cash flow, we will eventually transfer the title to an LLC with both our names being split 50/50 in the company.

The parent technically own the rental properties but the title is in the kids name.

Some have limited title seasoning and others require 2 years and still others have limited seasoning on cash to close while others inexplicably follow Agency guidelines.A good mortgage broker will be able to guide you through the morass and structure your loan accordingly.Best of luckStephanie

Now if they have a lien against them, changing title could trigger the due on sales clause.

The bank, in buying the foreclosure, has to clear the title in order to sell it, or will use the money from the sale to clear the title.

You'd need to pull title and do research with mortgage servicers to get the proper information.

Looks like you are in a good position to control more real estate  if you get creative ----You have $555,000 in potential equity ----- short on cash - but with that equity you should be able to leverage yourself into lots of real estate.Here are some ideas for you:create a blanked mortgage on some of your equity - pull out $200,000.00create notes on some of your equity - simple to do - have a title company created a note, give yourself some good terms, like 3% interest, interest only with a balloon in 7 years.