Arizona · A.R.S. §33-404Arizona deeds with a trustee: the beneficiary disclosure rule

Arizona requires a deed to a trustee to disclose the names and addresses of the beneficiaries for whom the grantee holds title and to identify the trust or other agreement – or to refer to a document recorded in the same county that does (A.R.S. §33-404(A)). A deed from a trustee must make the same disclosure about the beneficiaries for whom the grantor held title, even if the grantor's trustee capacity wasn't shown when title was acquired (§33-404(B)). A trustee who learns of a change of beneficiary records a notice of the change within 30 days, with the legal description and the current beneficiaries (§33-404(C)), except where a deceased beneficiary's interest passes to the estate or to beneficiaries already of record (§33-404(D)). A conveyance without the disclosures is voidable by the other party within two years after recording (§33-404(E)), but property, mortgages and liens acquired for value aren't affected by the failure (§33-404(F)). The rule doesn't apply to agents for a disclosed principal, conservators, guardians, personal representatives, attorneys-in-fact, bankruptcy trustees, or trustees under a deed of trust, business trust or bond indenture (§33-404(G)).