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<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:#002060">Both the examples Bob Ordal describes are accurate. The consequences present different risks and thus different reactions by the title companies.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:#002060"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:#002060">The title companies are trained to verify that the appointment of trustee is valid
<u>and recorded</u> before the date of the signature on a notice of trustee sale. A notice of sale that is not signed by a valid trustee is a significant risk that will usually lead to unwillingness to insure the validity of the later sale to transfer title.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:#002060"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:#002060">The title companies generally agree that a combined appointment of successor trustee and reconveyance will not pose a risk that the deed of trust remains valid and enforceable.
Institutional lenders often use that combined form. That is likely to be relied upon, if signed by a recognized trustee, to remove an exception for the prior mortgage.<o:p></o:p></span></p>
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