Legal Question in Real Estate Law in Nevada

Unfortunately, you are learning that lenders often do not understand living trusts as estate planning vehicles and suspect their customers are trying to put something past them. There is nothing to keep you from closing the mortgage loan in your personal names as co-owners with your daughter, then deeding your share to your trust. Be careful that the title company knows you wish to hold the title (vesting) as "tenants in common," and give a specific percentage of sharing (such as the 60/40) between you and your daughter, so your respective portion can then be readily conveyed to your trust.

The requirement that you designate your cash contribution as a gift to your daughter is more puzzling,though. I do not understand why they insist that co-owners declare a gift to another co-owner who wishes to finance her portion of the purchase. That is not logical, unless they have some info leading them to believe you are trying - again - to slip something past them. For example, if they think the house is REALLY to be your daughter's and you are just going on the deed to enable her to buy with nothing down, then plan to have your names removed so it is her house using your cash, they will balk. I suspect there is more to the story on this point.