The reason he hasn't involved an agent because the purchase price is not far from what is owned on the home so there's not much room to tag on a commission.

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.

If you have any questions tag me so I can answer them.