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RESOURCES

Can a Conservator in California Draft a Will or Trust for an Incapacitated Person?

10/8/2024

 
In California, the role of a conservator is to manage the personal and financial affairs of an incapacitated person, known as the conservatee. However, a common question arises: Can a conservator draft a will or a trust for an incapacitated person? The straightforward answer is no.

Understanding the Role of a Conservator
A conservator is appointed by the court to ensure that the conservatee’s needs are met, which includes managing their finances, healthcare decisions, and daily living arrangements. While a conservator has significant responsibilities, they do not have the legal authority to create or change estate planning documents, such as wills or trusts, on behalf of the conservatee.

The Importance of Legal Capacity
Creating a will or trust requires the individual to have legal capacity. This means they must understand the nature and consequences of the document they are signing. If a person is deemed incapacitated, they lack this capacity, which is why a conservator cannot unilaterally draft these important documents.

Seeking Court Approval
In certain situations, a conservator may need to take action regarding estate planning for the conservatee. In such cases, the conservator can file a substituted judgment petition with the court. This petition allows the conservator to seek the court's permission to make specific estate planning decisions, such as modifying an existing trust or creating a new one. The court will carefully evaluate whether the proposed action is in the conservatee's best interests and if it aligns with what the conservatee would have wanted if they had the capacity.

Conclusion
To summarize, a conservator in California cannot independently draft a will or trust for an incapacitated person. Any significant changes to estate planning must go through a court process, ensuring that the rights and interests of the conservatee are protected. If you find yourself in a situation where you need to make estate planning decisions for someone under conservatorship, it's crucial to consult with an experienced attorney who can guide you through the legal requirements and processes involved.
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If you have further questions about conservatorships or estate planning, feel free to reach out for assistance!

Do Executors Need to File a Creditor’s Claim for Reimbursement of Expenses?

10/8/2024

 
When an executor incurs expenses in administering an estate, one common question is whether they need to file a creditor’s claim to be reimbursed. The short answer is: No, an executor does not need to file a creditor’s claim for reimbursement of expenses related to estate administration. Here's why:
Executor’s Expenses vs. Creditor ClaimsAn executor’s expenses, such as court fees, attorney fees, or costs related to property maintenance, are considered administrative expenses. These are not debts owed by the decedent before death (like medical bills or personal loans) but rather costs incurred after the decedent’s death in managing and settling the estate. As such, they are handled differently in the probate process.
How Reimbursement Works
  1. Reimbursement through Probate: The executor submits a detailed accounting of all expenses to the probate court. This typically happens during the final accounting stage or via an interim petition for reimbursement.
  2. Court Review and Approval: The probate court reviews these expenses to ensure they are reasonable and necessary for the administration of the estate. If approved, the executor is reimbursed from the estate's assets.
No Creditor's Claim NeededSince the executor’s expenses are administrative in nature, they do not fall under the same category as creditor claims. Creditor claims are reserved for debts the decedent owed at the time of their death, not for costs incurred in managing the estate.

Heggstad Petition - Is a Pour Over Will Enough to Declare Asset as Part of Trust?

5/7/2024

 
​A pour-over will alone is typically not enough to file a Heggstad petition. A Heggstad petition is used in California to confirm that an asset not included in a trust should be considered part of that trust. To support such a petition, you usually need more than just a pour-over will.

A pour-over will is a legal document that works in conjunction with a trust. It directs that any assets not already in the trust at the time of the person's death should "pour over" into the trust. However, for a Heggstad petition, there must be evidence that the asset was intended to be in the trust at the time of the person's passing.

To file a successful Heggstad petition, you may need additional evidence such as:

1. **Documentation:** Any documents or statements showing the deceased person's intent to include the asset in the trust.
2. **Trust Language:** If the trust language clearly identifies the asset or indicates an intent to include similar assets, it can support the petition.
3. **Communication:** Any written or recorded communications where the person discussed or expressed their intent to include the asset in the trust.
4. **Witness Testimony:** Testimony from witnesses who can attest to the deceased person's intent regarding the asset and the trust.
5. **Previous Transfers:** Any previous transfers or actions that demonstrate an intent to include the asset in the trust.

Consulting with an estate planning attorney or a legal professional familiar with California probate and trust laws would be beneficial if you are considering filing a Heggstad petition or dealing with trust-related matters. They can review the specifics of your situation and guide you on the necessary steps and evidence required for such a petition.

What To Do With Out of State Properties During Probate

4/26/2024

 
Ancillary probate in California refers to the legal process that occurs when someone who owned property or assets in the state passes away but was not a California resident. It is a supplemental probate proceeding that runs parallel to the primary probate process in the deceased person's state of residence.

Here’s a breakdown of what ancillary probate involves in California:

What Triggers Ancillary Probate?
Ancillary probate becomes necessary when a non-resident of California, known as the decedent, owns property or assets within the state's jurisdiction. These properties could include real estate, bank accounts, vehicles, or any other tangible or intangible assets.

Key Features of Ancillary Probate in California:

1. Court Jurisdiction: The ancillary probate process takes place in the county where the property or asset is located. For instance, if the decedent owned a property in Los Angeles County, the ancillary probate would occur in the Los Angeles County probate court.

2. Executor/Administrator Appointment: Similar to primary probate, the court appoints an executor (if there's a will) or an administrator (if there's no will) to manage the estate during the ancillary probate process.

3. Notification: Beneficiaries and heirs must be notified of the ancillary probate proceedings, just like in the primary probate process. This ensures transparency and gives interested parties an opportunity to participate.

4. Asset Inventory and Valuation: The executor or administrator is responsible for identifying, inventorying, and valuing the assets located in California. This includes conducting appraisals, gathering financial records, and assessing the overall value of the estate.

5. Creditor Claims: As in primary probate, creditors have a chance to file claims against the estate during ancillary probate. The executor or administrator must address these claims according to California probate laws.

6. Distribution of Assets: Once all debts, taxes, and expenses are settled, the remaining assets are distributed to the beneficiaries according to the decedent's will or California's intestate succession laws if there's no will.

Why Ancillary Probate Matters:

- Legal Compliance: Ancillary probate ensures that out-of-state assets are properly accounted for and distributed according to California laws.
  
- Asset Protection: It helps protect the rights of beneficiaries and ensures that assets are not mishandled or misappropriated.

- Tax Considerations: Ancillary probate also addresses tax liabilities associated with California-based assets, such as property taxes or inheritance taxes.

Challenges and Considerations:

- **Complexity:** Managing probate across multiple jurisdictions can be complex and time-consuming, requiring coordination between legal professionals in different states.

- **Cost:** Ancillary probate adds to the overall probate costs, including legal fees, court fees, appraisal expenses, and other administrative costs.

- **Potential Delays:** Depending on the complexity of the estate and the cooperation of involved parties, ancillary probate proceedings can prolong the settlement process.

In essence, ancillary probate in California serves as a vital legal mechanism to ensure that non-resident decedents' assets within the state are handled appropriately and in compliance with state laws. While it adds an extra layer of complexity to the probate process, it plays a crucial role in protecting the interests of beneficiaries and facilitating the orderly transfer of assets.

As always, having an experienced attorney handle these matters for you is advised, since the process of ancillary probate can be daunting and time consuming.

Conservatorships and why Estate Planning Matters

9/1/2023

 
It is difficult to acknowledge the reality, but our loved ones do sometimes get sick, get into accidents, have unexpected medical issues, get injured, lose mental capacity, or even go missing. In legal words, there is a general term for this, called the "incapacity." While individual is present and has "capacity" they should execute a Power of Attorney and a Advance Healthcare Directive nominating the desired individuals to make financial and healthcare decisions for them during their potential incapacity. If they forget or avoid executing these documents, their spouse, children, or family members might have no other choice but to file a petition through the Court to establish a Conservatorship over the individual. This is why these documents are always included in our Estate Planning Packages, they avoid the need down the line having to go through costly and lengthy Court procedures, as explained below.

A conservatorship in California is a legal arrangement where a court appoints a responsible person or organization (the conservator) to manage the personal and/or financial affairs of another individual (the conservatee) who is unable to do so themselves due to physical or mental limitations. Conservatorships are typically established to protect the interests of individuals who are unable to make decisions or care for themselves due to conditions such as dementia, developmental disabilities, mental illness, or other incapacitating factors.
There are two main types of conservatorships in California:
  1. Conservatorship of the Person: In this type of conservatorship, the appointed conservator is responsible for making decisions related to the conservatee's personal care, including medical treatment, housing, and daily living arrangements.
  2. Conservatorship of the Estate: This type of conservatorship involves the conservator taking control of the conservatee's financial matters, such as managing their assets, paying bills, and making financial decisions on their behalf.
The process of establishing a conservatorship in California typically involves the following steps:
  1. Filing a Petition: A concerned individual, such as a family member or friend, files a petition with the court to establish a conservatorship. The petition outlines the reasons why a conservatorship is necessary and provides information about the proposed conservator and conservatee.
  2. Investigation: The court will conduct an investigation to determine whether a conservatorship is indeed necessary and whether the proposed conservator is suitable for the role.
  3. Court Hearing: A hearing is held to review the petition and evidence. The conservatee has the right to legal representation and may contest the conservatorship.
  4. Appointment of Conservator: If the court approves the conservatorship, it will issue an order appointing a conservator of the person, the estate, or both, depending on the circumstances.
  5. Reporting and Supervision: The conservator is required to provide regular reports to the court detailing their actions and decisions on behalf of the conservatee. The court may also provide ongoing oversight.

​It's important to note that conservatorships are intended to be a last resort when there are no less restrictive alternatives available to meet the needs of the conservatee. Additionally, they can be temporary or permanent, depending on the individual's circumstances and the court's findings.

Conservatorships have gained significant public attention and scrutiny in recent years, particularly in high-profile cases. In 2021, California passed legislation aimed at increasing transparency and accountability in conservatorship proceedings, particularly in cases involving adults under conservatorship. Legal requirements and procedures may evolve over time, so it's advisable to consult with an attorney or legal expert for the most up-to-date information on conservatorships in California.

Why Should I Avoid Probate?

8/31/2023

 
Probate is the legal process through which a deceased person's assets are distributed and their debts are settled under court supervision. While probate serves an important purpose in ensuring the proper distribution of assets and protection of creditors' rights, there are several reasons why it is often considered unfavorable by many:
  1. Time-consuming: Probate can be a lengthy process, often taking several months to a year or more to complete. During this time, beneficiaries may experience delays in receiving their inheritances.
  2. Costly: Probate proceedings can be expensive due to court fees, attorney fees, executor fees, appraiser fees, and other related costs. These expenses can significantly reduce the value of the estate being passed on to beneficiaries.
  3. Lack of Privacy: Probate is a public process, meaning that the details of the deceased person's assets, debts, and beneficiaries become part of the public record. This lack of privacy can be undesirable for many families who prefer to keep their financial matters private.
  4. Complexity: Probate can involve complex legal procedures and documentation, which can be daunting for family members who may not have legal expertise. This complexity can lead to misunderstandings, disputes, and potential legal challenges.
  5. Potential for Family Conflict: Probate proceedings can sometimes lead to family disputes, especially if beneficiaries have differing opinions about how assets should be distributed or if there is ambiguity in the deceased person's wishes.
  6. Loss of Control: The court oversees the probate process, which means that decisions about asset distribution are made by the court and may not align with the deceased person's exact wishes. This loss of control can be frustrating for families who want to ensure their loved one's intentions are honored.
  7. Opportunity for Challenges: During probate, interested parties have the opportunity to challenge the validity of the will or the handling of the estate. This can lead to additional legal expenses and delays.
  8. Impact on Heirs: For heirs who may need access to funds quickly for financial stability, the probate process can cause unnecessary delays in receiving their inheritances.
Given these potential drawbacks, many people seek to avoid probate by utilizing estate planning strategies such as creating living trusts, designating beneficiaries on accounts, and ensuring that their estate plan is well-drafted and up-to-date. These strategies can help streamline the transfer of assets, reduce costs, maintain privacy, and potentially minimize family conflicts. It's important to consult with legal and financial professionals to determine the best approach for your individual circumstances.

California Proposition 19 Impact on Your Estate Plan

8/31/2023

 
Introduction
In November 2020, Californians voted on Proposition 19, a ballot initiative that aimed to make significant changes to the state's property tax and inheritance laws. Proposition 19 marked a pivotal moment in California's legal landscape, sparking debates and discussions about property taxation, intergenerational transfers, and the overall impact on homeowners and the state's revenue. This article delves into the key provisions of Proposition 19 and explores how it has changed the law in California.
Background: Proposition 13 and Proposition 58
To understand the significance of Proposition 19, it's crucial to first grasp the context provided by previous propositions. Proposition 13, passed in 1978, significantly limited property tax increases by capping the rate at 1% of a property's assessed value. Furthermore, it restricted reassessment to occur only when a property was sold, ensuring that long-time homeowners enjoyed relatively stable property taxes.
Proposition 58, approved in 1986, allowed parents to transfer primary residences and up to $1 million in assessed value of other real property to their children without triggering a reassessment. This played a vital role in allowing families to pass down homes without imposing potentially burdensome tax hikes on the next generation.
Proposition 19: A Shift in Property Tax Rules
Proposition 19 brought forth substantial changes to these existing property tax regulations. Its main provisions include:
  1. Reassessment Rules for Transfers: Proposition 19 eliminated the ability to transfer primary residence property tax assessments from parents to children or grandparents to grandchildren unless the recipient uses the property as their primary residence and the market value of the property does not exceed the assessed value by more than $1 million. This provision aimed to close what some perceived as a loophole, where properties were inherited and rented out while maintaining the original, lower tax assessment.
  2. Seniors and Disabled Individuals: Proposition 19 expanded benefits for homeowners over 55, severely disabled homeowners, and victims of natural disasters. These individuals are now allowed to transfer their primary residence's assessed value to a new property within the same county or another county that accepts transfers, up to three times. This change was meant to provide flexibility to older and vulnerable property owners.
  3. Revenue Allocation: A significant portion of the additional property tax revenue generated by the changes in Proposition 19 is designated to fund wildfire prevention efforts and firefighting personnel, addressing a pressing concern in a state frequently affected by devastating wildfires.

    Proposition 19 impacted the Estate Plans of many California citizens. If your Estate Plan was created before 2021 it is very important to review distribution provisions which may be impacted by this new law.

Do Grandchildren Inherit Anything from their Grandparents?

3/22/2023

 
Whether or not grandchildren inherit from their grandparents if their parent predeceases the grandparent depends on whether the grandparent passed away with a Will or without.

In general, if a grandparent dies and their will specifies that their assets should pass to their children, but one of their children has already passed away, then that deceased child's share of the inheritance would typically pass to their own children (the deceased child's children), i.e., the grandchildren of the deceased grandparent. This is known as the "right of representation" or "per stirpes" inheritance. A will might also pass the deceased child's share to the other children, providing nothing for the grandchildren of the deceased parent.

However, if the grandparent died without a will, the inheritance would generally be distributed according to the California intestacy laws, or the laws of the state where the grandparent lived. In California, grandchildren may inherit from their grandparents pursuant to California's intestacy laws, if their parent has pre-deceased the grandparent, in a "per stirpes" inheritance. This is guided by California Code, Probate Code - PROB § 6402 and CA Prob Code § 240.
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It's important to note that the laws surrounding inheritance can be complex and vary depending on the specific circumstances involved. It's always a good idea to consult with an estate planning attorney to ensure that you understand your rights and obligations under the relevant laws.

I DON'T HAVE ANYTHING, I AM NOT WORTH ANYTHING, DO I NEED AN ESTATE PLAN?

12/6/2021

 
I get this question a lot. This is a very complicated and sensitive subject that I attempt to address on a case by case basis. The answer is always yes!

First, you are definitely worth something to someone on a simply emotional level. While in our daily lives we sometimes lack the personal connection and recognition to retain a concept of self-worth, this is only a reflection of the business of the day to day lives of yourself and those around you. Do not use this as a measuring stick of your own self worth or your own value to people around you. Your own perception of yourself is undervalued and underappreciated.

With that said, when it comes to incapacity and death, I have not yet had a case where someone somewhere was not reminisced or positively mentioned at either their hospital bed or their funeral. The opposite is usually the truth.

As to your "worth", just as above, your items, memorabilia, collections, photographs, heirlooms, clothing, tools, furniture, art, books, musical instruments, technology, are all worth something to someone. I have seen family members argue more over a very specific worthless item, than a $5,000 bank account balance. Certainly some items are literally worthless to someone, but are priceless to others. Keep in mind that sometimes these are items that people may "expect" to inherit, but you may not want them to.

Do I need an estate plan? Yes.

​Your wishes must be reflected on estate planning documents in order to guide those that you love after your passing and give them clear instructions as to what you would have wanted to happen.

DOES A LIVING TRUST PROTECT ME FROM CREDITORS OR DEBTS?

12/6/2021

 
Generally a living trust is not a tool for debt avoidance or asset protection. While the living trust assets are technically in the name of the living trust, rather than your own, this does not prohibit creditors from seeking trust assets to pay for debts owed to them, and are in fact discoverable assets, meaning someone may request an accounting of the trust assets.
However, beneficiaries who have not yet received the trust assets may not be named under liens or creditors lawsuits, since they have not yet received the asset itself.
Finally, while trusts are private documents not filed with the county or any other public agency, trust assets are discoverable and may be examined through a subpoena for records or through a court order.

By placing assets into a living trust you are protecting the assets from waste, mishandling, and conflicts, by setting clear instructions on how assets are to be distributed. You are also attempting to avoid probate proceedings, which are costly, public, lengthy, and contested.

However, placing assets into a living trust, does not "hide" them from creditors and should not be used for such purposes.

WHAT IS THE DIFFERENCE BETWEEN A LIVING TRUST AND A POWER OF ATTORNEY?

12/6/2021

 
Power of Attorney takes effect during the incapacity of the person, and effectively ends if the person passes away. Power of Attorney is granted over all or some of the assets of the individual, unless those assets are in a Trust, in which case only the Trustee may make decisions.

​A Living Trust on the other hand is amendable and revocable during the lifetime of the Trustor, however, it becomes non-amendable and irrevocable only when the Trustor passes away. If you are incapacitated or hospitalized, the nominated Trustee may continue to manage only those assets that are actually part of the Trust.

Both documents are extremely important and nominees holding the power of attorney should not be different than trustees of a living trust to avoid any issues and conflicts.
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In short, the trustee of a Living Trust may administer only Trust assets during incapacity and after death.
The power of attorney nominee may only administer assets during the incapacity of the person, authority over which ends in death.

WHAT IF CO-TRUSTEE NOT COOPERATING?

12/6/2021

 
If you have been appointed as a co-trustee of someone's trust, you are placed in a fiduciary relationship to the Trust, which includes the responsibility to cooperate with the other appointed co-trustee.

You should review your trust documents to see whether co-trustees must make all decisions together or whether they have leeway to make certain decisions on their own. Usually for matters that require signing or opening or closing of accounts, both co-trustees must agree but a single trustee is permitted to act.

If both are required to make the decisions or if you hit a roadblock that requires both trustees consent, what do you do if the other co-trustee is not cooperating?

First, you should remind the non cooperating party that even though this is a tough undertaking, the person nominating you both as co-trustees wished you to cooperate together. This is also important as you are respecting their wishes. Additionally, there is usually a provision for "reasonable fee" or something of the sort permitting the trustee to charge the trust for reasonable time and expenses in having to cooperate with you. Some financial incentive may change their perception of their responsibilities.

Second, if the above doesn't work, you should remind them that they may be in breach of their fiduciary obligations to the trust. This breach is significant since one may be liable for breaching their fiduciary duties to the trust.

Third, you may send them a demand letter, to cooperate and to notify them that you may have to take legal action, on behalf of the trust, to seek to remove them if they are in breach of their duties.

Finally, you may have to file for arbitration or file a lawsuit to remove the trustee from the trust. This is a complicated process and may be avoided if the trustee resigns altogether and relinquishes their duties or has a change of mind.

For more questions, please ask our attorneys at: www.forwardestateplanning.com/

HOW TO DETERMINE MENTAL CAPACITY TO SIGN A WILL OR TRUST

11/17/2021

 
Clients often reach out to create a power of attorney, a will, or a trust for themselves and their spouse. Sometimes this happens because they notice that their spouse’s mental coherence or ability to understand something may be deteriorating and they want to make sure that they have all the documents in place in order to avoid complications on continuing to provide care for their spouse or family member.

This bring to question whether someone can actually sign the power of attorney, will, or trust documents. More specifically, do they have the mental capacity to sign such documents and as such whether these documents will be valid if there is a challenge to them.

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A/B Trust Basics | Estate Planning Basics

11/11/2021

 
An A/B Trust is a type of Living Trust that is set up jointly by a married couple in order to (a) minimize taxes on either of the trusts and (b) lock the ability of one of the spouses to make changes at least as to the decedent’s amount of the trust.
AB Trust operates by automatically creating two trusts at the death of one of the spouses, Trust A (Surviving spouse half) and Trust B (Decedent’s spouse half).

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MISSING TRUST DOCUMENTS, WHAT DO I DO?

11/11/2021

 
If a loved one passed away and you are aware or were told that they created a trust and named you as a trustee or a beneficiary, you will need to find the original or a copy of the validly executed trust documents, which can sometimes prove challenging if the trustor did not take steps to notify the appropriate people.

Problems arise when the originals can’t be found, or the originals are incomplete. Furthermore, people might rely on incomplete documents if they are not careful to make sure that they are valid and most importantly reflect the intent of the original trust creator. So what do I do?

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​I WAS APPOINTED A TRUSTEE, NOW WHAT?

11/4/2021

 
If a loved one recently passed away and in their estate planning documents they nominated you as a Trustee of their Trust, you have now been handed the proverbial keys to the kingdom of that person, in order to administer their estate per the decedent’s, the person that passed away, wishes. This can be seen as an honor, a burden, and certainly a responsibility. So, what do you do now? Below are just the basic steps that trustees usually have to take to administer their duty responsibly. Seek help from a professional attorney for any of the below steps to avoid severe complications down the line.

1. ACCEPT OR DECLINE. You should know is that as a Trustee you have certain duties and obligations to the Trust and if you are not willing or able to do these duties you are permitted to decline being the Trustee and nominate a substitute trustee to take over this responsibility. However, Trust administration is also not a mystical magic procedure, plus you can hire specialists using Trust funds to help you administer Trust assets.


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DO I NEED A TRUST RESTATEMENT OR TRUST AMENDMENT?

10/19/2021

 
The benefit of a living trust is that it's terms, conditions, and beneficiaries may be changed during the testator's lifetime. With that said some changes may only need an amendment, however in other aspects a restatement may be necessary.

TRUST AMENDMENT
Amendments to trust are reserved for only minor changes to the trust provisions. For example is there is a name update, change of a specific gift, contact information, or other changes that don't materially change the terms or the distribution provisions of the trust.

TRUST RESTATEMENT
Restatement is a more formal procedure of completely restating the terms of the trust, while keeping the trust name intact. Restatement is used when major provisions of the trust need to be changes. Number and type of beneficiaries, addition or removal of trustees, change in the goals of the trust, or updating of the trust terms for the purpose of compliance with a new laws or regulations. Furthermore, if there are changes that are relatively minor but propagate throughout the trust, a restatement is a much wiser step, because it avoids the possibility of amending one part of the trust, but forgetting to amend the second part. Finally, some financial institutions and county recording offices require that trusts be restated through an attorney to formally accept the changes in the paperwork and to minimize errors and liabilities down the line.

If you have any further questions about this topic, please visit us at: www.aristovlaw.com/

HOW TO TALK TO MY PARENTS ABOUT INHERITANCE | ESTATE PLANNING BASICS

10/15/2021

 
Inheritance is simply succession to tangible and intangible things. While it can mean many things to inherit something that we have no control over, like gene traits, values, and personality, in a more tangible way inheritance means your succession to someone’s assets, properties, and accounts.

Estate planning is a conversation with an attorney about inheritance of the tangible things. Estate planning is a complex and sensitive conversation and as attorneys we see that many people do not reach out for help when they need it most. So how do I get started with estate planning

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WHAT IS PROBATE?

10/14/2021

 
Probate means that there is a court case that deals with:
  • Deciding if a will exists and is valid;
  • Figuring out who are the decedent’s heirs or beneficiaries;
  • Figuring out how much the decedent’s property is worth;
  • Taking care of the decedent’s financial responsibilities; and
  • Transferring the decedent’s property to the heirs or beneficiaries.
In a probate case, an executor (if there is a will) or an administrator (if there is no will) is appointed by the court as personal representative to collect the assets, pay the debts and expenses, and then distribute the remainder of the estate to the beneficiaries (those who have the legal right to inherit), all under the supervision of the court. The entire case can take between 9 months to 1 ½ years, maybe even longer.

California law provides a statutory fee for the administrator of an estate. The Public Administrator is allowed the same compensation as private administrators. The allowable fees are based on the value of the estate are as follows:
  • 4% of the first $100,000
  • 3% of the next $100,000
  • 2% of the next $800,000
  • 1% of the next $9,000,000

Contact our attorneys to make an appointment if you have further questions.
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WILL PAYING OFF MY MORTGAGE TRIGGER REASSESSMENT OF MY PROPERTY?

10/14/2021

 
No. A deed of reconveyance is only to officially document the fact that you paid off your loan. This is not a transaction that would cause a change in ownership simply because there is no transfer of beneficial use.

To speak to an attorney, please visit us at: www.aristovlaw.com/

ESTATE PLANNING AND EXCLUSIONS FROM PROPERTY REASSESSMENT

10/14/2021

 
One of the primary purposes of placing a property into a Trust and to have a complete Estate Planning package is to avoid re-assessment of the property upon transfer to those that are inheriting the property.

If a transfer of real property results in the transfer of the present interest and beneficial use of the property, the value of which is substantially equal to the value of the fee interest, then such transfer would constitute a change in ownership unless a statutory exclusion applies.

An exclusion occurs when the assessor does not reassess a property because the property or portions of the property are automatically excluded from reassessment or is eligible to be excluded if the owner properly files a claim. The following abridged list covers most changes in ownership that are excluded from reassessment, either automatically or by claim.

Changes in ownership that require a claim to be filed to avoid reassessment include the following:
  • Transfers of the principal place of residence between parents and their children (there is no limit on the value of the residence) if a completed application is filed timely with the county assessor's office (Proposition 58).
  • Transfers of up to $1 million of real property between parents and their children, other than a principal place of residence, if a completed application is filed timely with the county assessor's office (Proposition 58).
  • Transfers of a principal place of residence from grandparents to their grandchildren, but not vice versa (and the transfer of up to $1 million of other real property from grandparents to their grandchildren) provided that:
    • the transfer occurs on or after March 26, 1996;
    • the grandchild(ren)'s parent (grandparent's child) died on or before the date of transfer; and
    • a completed application is timely filed with the county assessor's office (Proposition 193).
  • Transfers of the principal residence between two cotenants that occur upon the death of one of the cotenants, provided that:
    • The two cotenants together owned 100 percent of the property as tenants in common or joint tenants.
    • The two cotenants must be owners of record for the one-year period immediately preceding the death of one of the cotenants.
    • The property must have been the principal residence of both cotenants for the one-year period immediately preceding the death of one of the cotenants.
    • The surviving cotenant must obtain a 100 percent interest in the property.
    • The surviving cotenant must sign an affidavit affirming that he or she continuously resided at the residence for the one-year period preceding the decedent cotenant's date of death.
  • The purchase of a replacement dwelling by a person who is 55 years of age or older, where the replacement dwelling will be that person's principal place of residence and is equal or lesser in value than the original residence. In such cases, the base year value of the previous home may be transferred to the new home so that the new home will not be reassessed to its current fair market value but will be able to retain the old home's base year value. The original and replacement residences must generally be located in the same county; however, as of May 2008, seven counties allow a transfer of the base year value from the original property located in another county to a replacement dwelling located in that county (Proposition 60/90).
  • The purchase of a replacement property if the original property was taken by governmental action, such as eminent domain or inverse condemnation.
  • The purchase of a new principal residence by a person who is severely disabled (Proposition 110-same as Propositions 60/90).
  • Transfers of real property between registered domestic partners that occurred between January 1, 2000 and January 1, 2006 (section 62(p) of the Revenue and Taxation Code). County assessors are required to reverse any reassessments that resulted from any transfers of real property between registered domestic partners that occurred during this time period if the taxpayer files a timely claim. However, relief for such a reversal is applied only on a prospective basis. The registered domestic partners will not receive any refunds.

Changes in ownership that are automatically excluded from reassessment include the following:
  • Transfers of real property between spouses, which include transfers in and out of a trust for the benefit of a spouse, the addition of a spouse on a deed, transfers upon the death of a spouse, and transfers pursuant to a divorce settlement or court order (section 63 of the Revenue and Taxation Code; Rule 462.220).
  • Transfers of real property between registered domestic partners that occur on or after January 1, 2006, which include transfers in and out of a trust for the benefit of a partner, the addition of a partner on a deed, transfers upon the death of a partner, and transfers pursuant to a settlement agreement or court order upon termination of the domestic partnership (section 62(p) of the Revenue and Taxation Code).
  • Transactions only to correct the name(s) of the person(s) holding title to real property or transfers of real property for the purpose of perfecting title to the property (for example, a name change upon marriage).
  • Transfers of real property between coowners that result in a change in the method of holding title to the property without changing the proportional interests of the coowners, such as a partition of a tenancy in common.
  • Transfers between an individual or individuals and a legal entity or between legal entities, such as a cotenancy to a partnership, or a partnership to a corporation, that results solely in a change in the method of holding title to the real property and in which proportional ownership interests of the transferors and the transferees, whether represented by stock, partnership interest, or otherwise, in each and every piece of real property transferred, remains the same after the transfer.
  • The creation, assignment, termination, or reconveyance of a lender's security interest in real property or any transfer required for financing purposes only (for example, co-signor).
  • The substitution of a trustee of a trust or mortgage.
  • Transfers that result in the creation of a joint tenancy in which the transferor remains as one of the joint tenants.
  • Transfers of joint tenancy property to return the property to the person who created a joint tenancy (i.e., the original transferor).
  • Transfers of real property to a revocable trust, where the transferor retains the power to revoke the trust or where the trust is created for the benefit of the transferor or the transferor's spouse.
  • Transfers of real property into a trust that may be revoked by the creator/grantor who is also a joint tenant, and which names the other joint tenant(s) as beneficiaries when the creator/grantor dies.
  • Transfers of real property to an irrevocable trust for the benefit of the creator/grantor or the creator/grantor's spouse.

Please see the California Board of Equalization for more information:
https://www.boe.ca.gov/proptaxes/faqs/changeinownership.htm

Contact our attorneys to make an appointment if you have further questions.

HOW DOES CHANGE IN OWNERSHIP AFFECT PROPERTY TAXES?

10/14/2021

 
Each county assessor's office reviews all recorded deeds for that county to determine which properties require reappraisal under the law. The county assessors may also discover changes in ownership through other means, such as taxpayer self-reporting, field inspections, review of building permits and newspapers. Once the county assessor has determined that a change in ownership has occurred, Proposition 13 requires the county assessor to reassess the property to its current fair market value as of the date ownership changed.
Since property taxes are based on the assessed value of a property at the time of acquisition, a current market value that is higher than the previously assessed Proposition 13 adjusted base year value will increase the property taxes. Conversely, if the current market value is lower than the previously assessed Proposition 13 adjusted base year value, then the property taxes on that property will decrease.
Only that portion of the property that changes ownership, however, is subject to reappraisal. For example, if 50 percent of the property is transferred, the assessor will reassess only 50 percent of the property at its current fair market value as of the date of the transfer, and deduct 50 percent from any existing Proposition 13 base year value. In most cases, when a person buys a residence, the entire property undergoes a change in ownership and 100 percent of the property is reassessed to its current market value.

Contact our attorneys to make an appointment if you have further questions.

SMALL ESTATE AFFIDAVIT BASICS IN CALIFORNIA

4/7/2021

 
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​WHAT IS A SMALL ESTATE AFFIDAVIT?
If the estate consists solely of personal property (for example a bank account) and the gross value is under $166,250, you could complete an Affidavit (or Declaration) for Collection or Transfer of Personal Property under Probate Code §13100.

This is a form that one can print out and fill out themselves.

This is not a court procedure.

It must be at least 40 days since the date of death.

This cannot be used to transfer real property (land or buildings).

All persons entitled to receive assets must sign the affidavit and the signatures must be notarized.

This form can then be presented to banks, lenders, social media companies, etc., in order to prove your ownership of the asset or account.
 
WHO CAN APPLY FOR SMALL ESTATE AFFIDAVIT?
There are quite a few successors that can file for a small estate affidavit, but they must be somehow related to the decedent in order to claim a particular item. Specifically, for example a close friend, roommate, or a fiancée cannot apply for a small estate affidavit as they don't have standing under the statute.

13101 permits a “successor of the decedent (as defined in Section 13006 of the California Probate Code) to the decedent’s interest in the described property” to file the small estate affidavit or someone permitted to file on behalf of a decedent under 13051.
 
13006 states that either persons under a will or trust or any successors as defined by sections 6401 or 6402 can apply.
 
6401 defines provisions of decedent’s share if decedent had a surviving spouse and 6402 defines the whole lineage which to follow to determine if there is a successor, which includes children, parents, grandparents, uncles, children of pre-deceased spouse, next of kin, parents of a pre-deceased spouse.

AFFIDAVIT RE REAL PROPERTY OF SMALL VALUE
If the estate consists of real property worth $20,000 or less, you can complete an Affidavit re Real Property of Small Value. This typically applies to non-developed land-ownership as the value cap is very low.

The affidavit may be filed six months after death in the county of residence.

If the decedent was a non-resident of California, the affidavit may be filed in the county where the property is located.

This is filed with the court; however, there is no hearing set.

Contact our attorneys to make an appointment if you have further questions.

5 QUESTIONS NEW PARENTS SHOULD ASK THEMSELVES ABOUT THEIR ESTATE PLAN

2/18/2021

 
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1. Do I have anything written down anywhere that outlines WHO will take care of my kids in case something happens to me?
I have clients that have nothing written down anywhere, and they are just “hoping” and relying on the good spirits of their relatives or friends that someone will step in. While we rely on informal associations, this is not how authorities work. They need documentation to prove that you are the proper guardian and are often prohibited from doing anything until this paperwork is produced.
I also have clients that have something written down “somewhere” but turns out its not signed or notarized. The legal effect of this paper is the same as not having anything at all.

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REAL PROPERTY TITLES AND ESTATE PLANNING: WHY ARE TITLES IMPORTANT?

2/18/2021

 
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Estate planning clients are often surprised to find that the title to the property that they thought they own, is actually a joint title, or some other form of ownership with another person. What does this mean and how does that impact your control over this property?

Title refers to a document that lists the legal owner of a piece of real property, which includes the land, the construction on it, and the rights to use it. When transferred title must be cleared. Clearing a title for real property means determining that it is free of liens or encumbrances that could pose a threat to its ownership.

The most common types of real estate title are sole ownership, joint tenancy, tenancy in common, and community property.

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