Legal Question in Real Estate Law in California

If his is the only name on the title, then he owns it. If you think you have a claim to part of it, you'll need to consult an attorney in your locality.

Being "on title" down at the county recorder's office is sometimes referred to as "holding legal title" and gives rise to a strong presumption that the person(s) shown on title is/are the true owner(s). However, in addition to legal title, the law also recognizes "equitable title" or "beneficial ownership" and that there can be mistakes, omissions or other problems with the recorder's information.

The steps you need to take to have the recorded title conform to actual ownership will depend upon the nature of your claim to part ownership and whether your ex-husband contests it or is willing to cooperate. In the latter case, a lawyer-drafted quitclaim deed from him, to you and him as (perhaps) tenants in common, would accomplish the task. If he disagrees with you, or won't cooperate, you will need a court's assistance by brining a suit for quiet title or something of that ilk; if the dispute arises out of his non-compliance with a recent dissolution decree, perhaps the divorce court still has jurisdiction to order him to comply with the property-settlement terms of the decree.

In any case, the nature and quality of your claim to part ownership, notwithstanding the official records, will be a factor.

If he is your "ex-husband," and the property was awarded to him, it is too late now, unless you plan on filing an appeal.