Legal Question in Real Estate Law in California

You probably have no recourse. The threshold to upset a judicial foreclosure is extremely high, and has to rise way above mistake or inadvertence. Also, you can check with a title company, but my recollection is that the Substitution of Trustee does not have to be recorded prior to the document in which they are acting as Trustee. There is a provision that allows it to be after-recorded, just so long as it is prior to the foreclosure sale date. Cases on post-foreclosure remedies are not very favorable to homeowners who have lost their homes. Finally, if the buyer at the sale was a third party (i.e., not the bank), then they have virtually zero liability for any mistake made by the bank, unless they were colluding with the bank to defraud you. That's not very likely, and would be very hard to prove.

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