Legal Question in Real Estate Law in California

Since the home is no longer yours, you can not put your sister on title. Contact the buyer and see if they will agree to amend the sale contract to read that the money goes to her if you should be dead. Make a simple Will naming her sole beneficiary. You could save time by setting up a trust and putting the note into the trust with you the recipient of the trust funds or your sister if you are dead; that is better than a Will.

I would suggest having an estate-planning attorney draw up a super-simple will naming your sister as your heir. Perhaps she is already your sole heir under the rules applying to people who pass away without wills (intestate succession) but having a will would clarify matters and avoid possible disputes. This would take care of any miscellaneous assets you have as well.

I agree with Mr. Shers. Now that title has been transferred, property title is irrelevant, since title is now in the buyer's name. I suggest you repost in the category for Oregon lawyers to answer, to find out how to assign the promissory note from you to you and your sister, in some sort of joint form.