Does putting the property in a land trust stop the lender from calling the loan?
No, and anyone who tells you otherwise is selling something.
The Garn-St Germain Act (12 U.S.C. § 1701j-3(d)(8)) protects a transfer into an inter vivos trust only where the borrower 'is and remains a beneficiary' and where the transfer 'does not relate to a transfer of rights of occupancy.' A subject-to deal fails both tests: the assignment of beneficial interest removes the seller as beneficiary, and the buyer moves in.
FAPG's compliance engine says exactly this, marks the flag as clearable by nobody, and requires both parties to acknowledge it before payment. Correct sequencing avoids making a weak position worse. It does not create a protection that the statute does not give.
Is FAPG a law firm?
No. FAPG prepares documents from information you supply, using attorney-reviewed templates. It is not a law firm, does not provide legal advice, and no attorney-client relationship is created by using it.
Where a state's rules require an attorney to prepare or supervise conveyancing documents, supervising counsel admitted in that state is engaged and that cost appears as a line item on your quote.
Which states can I use this in?
A state becomes available only after an attorney admitted there reviews that state's encoded rules and clears it on the record, against their bar number and pinned to a hash of the exact rules reviewed. Change the rules and the sign-off goes stale automatically.
The state pages on this site show what the system currently encodes for each jurisdiction, and whether that jurisdiction has been cleared.
What does it cost?
Professional fees are fixed and published on the pricing page — they do not vary with the price of the property.
Separately, anything a county or a state sets — recording fees, transfer taxes, notary charges — is quoted as a labelled pass-through, collected as an estimate and reconciled against the actual charge. Those vary substantially by state, which is why they are not buried in a flat price.
When am I actually charged?
The card is authorized at checkout and captured only when the file is accepted for preparation.
If the other party never responds to the invitation, or compliance declines the deal, the hold is released. Nothing was captured, so there is nothing to refund.
What happens if I cancel?
The refund schedule is published on the pricing page and is enforced by the same function that computes it, so the policy and the code cannot drift apart.
Unspent pass-through money is always returned in full — recording fees that were never paid to a county were never FAPG's money.
Can the other party see what I entered?
Only the specific fields they need, and each one has a stated reason for being visible.
Field visibility is an explicit allow-list with default-deny. Confidential identifiers such as Social Security numbers are stored so that no party can read them — including the person they belong to. Staff access to those values requires a written reason and creates a permanent audit entry.
Do I still need a title company or a closing attorney?
FAPG prepares the trust and conveyance documents. It is not a title company, does not issue title insurance, and does not conduct the closing.
Each state page notes whether that jurisdiction closes through attorneys, title companies, or escrow.
Can everything be signed online?
It depends on the document and the state, and the system will not pretend otherwise.
Disclosures and agreements are e-signed. Recordable instruments must be notarized, which means remote online notarization where the state permits it and ink on paper where it does not. Each state page lists that state's status.
Who serves as trustee?
In several states, a sole beneficiary who is also the sole trustee causes the legal and equitable titles to merge and the trust to collapse. Where that risk exists, the trustee must be a different person or entity than the sole beneficiary.
The trustee for FAPG files is Fiduciary Asset Protection Group, LLC, and the first year of the trustee fee is included in the published price.