Estate Planning for Unmarried Couples, Part 2

Last time, we looked at estate planning for unmarried couples, that is, how to transfer assets to the other person after one partner died.

This time we are looking at what steps to take to insure that the partner is able to handle the affairs of the other person during their lifetime.

One point I made in the previous post was that I don’t think that under most circumstances it is a good idea to put the other person on as a co-owner of property; be it real estate,  or any sort of financial account. People like to do this because they want the other person to have access to it during their lifetime and also to provide that the other person gets the property after the first persons death. The basic problem with this is, the other person becomes an owner of the property at the time they are named an owner; which means they can close out the account, take the money, or sell the property.  Additionally, if they should get in financial trouble, whether through credit cards, an automobile accident, or medical bills, those creditors (people who are owed money) may be able to take the money or the asset that they are co-owners of to pay the debt.  Obviously, this is not what most people want or expect; they will put a loved one on as co-owner of an account, or real property, thinking that it will make it easier for that person to manage the property or deal with the property after the first persons death, and then it comes as a very unpleasant surprise to find that someone the second person owes money to has come and seized the property to pay a bill.

One reasonable compromise is, if you have what I call a “day to day” account, for instance a checking account that you keep a relatively small balance in, for paying of day to day expenses such as groceries, and the light bill, to name the other person as a co-owner of that account and only that account. They will be able to pay routine bills and the most you would have at risk is the amount in the checking account at any one time; so long as you could afford to lose that amount if something were to happen, that may be reasonable. Just make sure that this doesn’t represent all or a large part of your life savings.

 

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Estate Planning for Unmarried Couples, Part 1

Sometimes, for whatever reason, people form relationships but are unable, or unwilling, to marry each other.

Nonetheless, there is a loving relationship there, and they want to make provision for each other.

The problem is twofold; first, if they are not married, or if they are unable to marry, the law does not recognize the relationship unless the couple does something to create a relationship that the law recognizes. Second, relationships change; people move on and sometimes they separate. While a married couple can file for divorce and have a judge decide what happens; if they are unmarried, the ‘break up’ procedure can be much more messy, particularly if it involves who owns what.

Nonetheless, there are things that can be done.

Generally speaking; there’s two aspects to planning: estate planning, or providing for the surviving partner after the other partners death, and what I call “lifetime planning” or making provision so that one person can look after the interests of the other during both of their lifetimes.

With respect to estate planning, assuming that each individual is competent, that is, over 18, and has not been declared incompetent, each can make a will and leave the other partner their property.  However, the problem with that is after the persons death, the will would have to be deposited with the court and a probate opened.  At that point, it is possible, though not necessarily likely, that the will could be challenged by someone else; be it a child, a niece, nephew or sibling of the person that died.  How likely that is depends on the relationship but it is certainly not beyond the realm of possibility.

What may be a better approach is transferring property outside of probate.  Generally speaking, there’s two ways this could be accomplished; by operation of law, where the other partner would be put on the ownership papers as a co-owner during the persons lifetime, or by contract, meaning that the other partner is named as a pay on death, or transfer on death, beneficiary.  For reasons I will more fully discuss in the follow up post to this, I think the better choice I think that in most cases, naming the other person as “pay on death” beneficiary is better than naming them as a co-owner during their lifetime. The advantage of doing this instead of a will is that there is no public filing of the assets of the estate; and all that has to be done is to provide a copy of the death certificate to the bank, agent, or broker after the person dies. It is relatively quick, simple and easy.

 

If you want to make provisions for an unmarried partner in The Villages, Florida, please call my office and I will be happy to discuss your options.

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Pet Trusts

Florida recognizes what are called “Pet Trusts”, where you can provide for someone to take care of your pet or pets after you die.

Without getting into the technical aspects, essentially the law allows you to devise money to an individual provided they use that money for the care of one or more pets.

There is a very good article about this from Debra Simms, an attorney with offices in Orlando and The Villages, here:

Pet Trusts

If you have pets, you need to think about what will happen to them after you are gone.

 

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Talking about Wills

One of the advice columnists in the local newspaper this week had a letter from a woman who had given detailed information about her estate plan to her children, and she was feeling pressure from them, and was concerned that the children were more worried about receiving their inheritance than her continued good health.

How much information should you share with your children about your estate plan?

My answer is, it depends. It depends on the complexity of the estate plan, and the relationship with the children.

If you have some sort of trust, or guardianship, say for a minor child or grandchild, or someone who is incapable of handling their own affairs, such as a child who is a drug abuser, and are naming a trustee or guardian to manage property for them, it is probably a very good idea to sit down and have a heart to heart talk with the trustee or guardian about your wishes.  Testators tend to assume that the person they are naming is automatically going to know what the testator would have wanted; that is not always the case. Likewise, you should check with them and make sure that they are actually willing to act as trustee or guardian; not only could this come as a surprise to them if you don’t discuss it, but I’ve seen cases where people casually agreed to become a trustee, thinking it was unlikely to pass, but when the testator died and the nominated trustee was contacted, they refused to serve.  You need to talk to them, and make sure they understand that  you are relying on them to do the job; if they are reluctant to do so, you need to think about naming someone else.

On the other hand, where you are leaving your property  outright to self sufficient adults, your adult children, step-children, or nieces and nephews, I have found that people tend to ‘overshare’ information.  While I understand there may be a close relationship between yourself and your children, and you trust them, bear in mind, relationships can change.  And, like it or not, sometimes children, or others who have been told they will inherit something, forget that the property belongs to their parent until the parent dies; and sometimes they will resent it if the parent starts to spend money, or considers changing the estate plan.

One thing I do not encourage is sending heirs copies of wills.  I know, people like to share, but I have seen a number of cases where someone sent a copy of a will to a beneficiary, then later decided to change or revoke the will.  The problem is, this usually comes as a very unpleasant surprise to the beneficiary who is now cut out of the will.  If they have a copy of an old will, they may very well try to probate the copy of the old will and this can involve a very expensive will contest and tie up the estate for months or years.  If they don’t have a copy of the old will, it is much more difficult for them to challange a new will.

Understand, I am not suggesting that you should be Crazy Paranoid about this, but you should exercise some discretion and caution with sharing information about your estate plan.  You can always share information if you need to; but once information is shared, you can’t take it back. And most of the problems I have seen come from people sharing too much information, not from sharing too little information.   Your will is your business; think before  you make it someone elses’  business.

 

If you need a will in The Villages, Florida, please feel free to call my office.

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Choosing a Personal Representative

One of the things you have to do when drafting a will is to choose a “Personal Representative”, which is what Florida calls an Executor.

The Personal Representative is going to be responsible for hiring a lawyer to probate the estate, gathering assets, paying bills, maybe filing tax returns, and otherwise dealing with your affairs after your death.

Florida has some limitations on who can be Personal Representative. In order to serve in a Florida probate, the person must be either 1) a Florida resident, 2) a Florida attorney, or 3) a spouse, a relative, the relative of a spouse, or the spouse of a relative of the decedent.  Additionally, they must be otherwise “competent” meaning they must be over the age of 18, not a convicted felon, and not have been declared incapacitated or incompetent.

From a practical viewpoint, most people will choose their spouse, if they have one, to serve as Personal Representative.  Obviously, if the spouse has problems handling business affairs, then the person may want to choose someone else. Additionally, even where spouses name each other as Personal Representative in their wills, it is a good idea to name a second, or alternate, Personal Representative to serve if the spouse is already dead or is unable to act.

If there is only one child, usually people will choose that child.  The problem comes in where there are more than one child and the parent has to choose among them.

I tell clients that Personal Representative is not a Crackerjack prize, it’s a duty. There is a fair amount of paperwork, you are dealing with lawyers and banks and retirement systems and in some cases, the government, and it’s not terribly pleasant.  You need to choose someone who is reliable,  who will do what needs to be done promptly, who will basically do what the probate lawyer tells them to do when the lawyer tells them to do it and who is going to take the  probate lawyers’ advice. And, you need someone who has a sense of fairness; sometimes I see Personal Representatives who want to use the probate process to settle old scores, who may resent the way another child was treated, either during the parents’ lifetime or even under the will and try to deny that child what is their due.

You should choose your Personal Representative carefully; while you want to choose someone who is responsible, you also want to make sure that the person is not going to try to run roughshod over the beneficiaries.  Occasionally I will see Personal Representatives who think that they are a king; and can do what they want. While Personal Representatives have some discretion under Florida law, they owe a duty to beneficiaries, to creditors of the estate, and to the court system.  They have to be fair to everyone.

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Golf carts can get you in trouble even off the course

Villagers love their golf carts.  You see them all around The Villages; people use them to drive to church, restaurants, shopping and just about anywhere they need to go within The Villages.   And even in a lot of the other larger retirement communities around here, such as Water Oaks, Stonecrest, and the two Spruce Creeks,  golf carts are the primary mode of transportation.

The problem is, golf carts are not usually considered motor vehicles under state law.  They usually are not covered by your auto insurance; and most homeowners policies, even if they cover golf carts while being used on a golf course, don’t cover golf carts off the golf course.  Which can present a problem if the golf cart is involved in an accident.

Don’t underestimate the damage that a golf cart can do.  A golf cart moving at 20 miles per hour is doing just under 30 feet per second.  How fast is that?  That’s the distance a football player has to cover to make a first down: ten yards.  In one second.  That may not seem all that fast, but it is much faster than any human being can walk or even run,  it is faster than most bicyclists will usually travel, and given that a golf cart can easily weigh a half a ton, that represents an awful lot of weight moving very quickly.   And it can do a lot of damage if it hits a human being, or a bicyclist, or another golf cart or even a car.   And if it does, there’s an excellent chance someone is going to be injured, maybe severely.  And if someone is hurt, there’s a very good chance that the person driving the golf cart, and the person who owns the golf cart is going to be sued.  Bear in mind, if you own a golf cart and you let your minor grandchild drive it when they’re visiting for the holidays, and your grandchild gets into an accident, you are the person who is likely to be sued for the accident even if you weren’t driving the cart.

Once you are sued is not the time to find out you don’t have insurance coverage; I’ve had clients get into accidents involving golf cars and both their auto insurer and homeowners insurer refuse to cover the accident.  This means that the person who was hurt is going to go after the person driving the golf cart or the owner themselves. They are putting their own assets at risk and they have to hire a lawyer at their own expense to defend them.

There is golf cart coverage available from many  insurance companies.  It might be available from either your homeowners policy or your auto policy; but you need to ask your agent about this.  It is usually fairly inexpensive, and available as a rider or an endorsement.  But you need to talk to your agent about this; you need to tell them that you use a golf cart and that you want the coverage.

If  you use a golf cart in a retirement community such as The Villages, contact your insurance agent and make sure you have coverage to protect you just in case there’s an accident.

 

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What’s a Will?

I had a phone call some time ago, from a potential client.  He was asking about what he needed to draft a will.  I explained to him the requirements for a will in Florida. He said he had videotaped his will and he had explained what he wanted.  I gently explained, again, the requirements for a will in Florida at which point he became argumentative and said that a videotape should be good enough.  He hung up and didn’t call back.

And, from time to time, I will either have a potential client bring in their ‘old will’, or sometimes I will have a child of someone who died bring in their “will”; and it is a piece of paper setting out who gets what, signed at the end, and notarized.  If the person whose will it is is still alive, I explain that they need something more than that. If the ‘will’ belongs to someone who has died, I have to break the bad news that no, this is not a will under Florida law; that while it might be written and signed and notarized, Florida requires two witnesses to a will; and those witnesses must have signed in front of each other and signed in front of the Testator, or the person whose will it is.  A notary can act as a witness; but if the only witness is the notary, then it is simply not a will.

The Florida Statute (732.502) on validity of a will is here:

Florida Statutes 732.502

It is fairly straightforward; it has to be in writing, it has to be signed at the end by the person whose will it is, or signed by someone at their direction, it has to be signed by two witnesses who signed in front of each other and signed in front of the testator.  That’s it. It does not have to be dated; it does not have to be notarized, Florida allows someone who inherits under the will to be one of the witnesses

Florida Statutes 732.504

So long as the person is competent to be a witness.

Sometimes there is a question of whether a will executed out of state is valid in Florida. Whether or not it is is going to depend upon three things:

1) Whether the person was a resident of that state; if the person was a resident of that state then Florida will look to that states law to determine if the will is valid. If the person was a resident of Florida who happened to execute the will out of state, then Florida will expect the will to comply with Florida law.

2) Whether it is a holographic or nuncupative will; a holographic will is a will that is entirely in the testators own handwriting; some states will recognize nuncupative wills even if the will is not witnessed; Florida does not, even if it would be recognized out of state.  A nuncupative will is an ‘oral’ will, usually in front of witnesses. Some states will recognize oral wills for some purposes; Florida does not. If it’s not written, it’s not a will as far as Florida is concerned.  Even if it’s videotaped.

3) Whether the will complies with the law of the state in which it was executed at the time it was executed.

If it meets all of the above criteria, that is, in writing, by someone who was a resident of that state at the time of the will, and being witnessed, and otherwise complying with the law of the state at the time, then Florida should recognize it as a will.

If you have a question about the validity of a will in The Villages, Florida or the surrounding communities of Belleview, Summerfield, Lady Lake, Oxford, Fruitland Park, Leesburg or Wildwood, please feel free to call my office in Summerfield. If you need a will in any of those communities, please call my law office.

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No, No, Nanette, You can’t turn off the electricity just because they’re not paying the rent

Last time, we looked at a landlord who allegedly took a bulldozer to a mobile home over a dispute with the tenant.

Obviously, that’s not a real good idea.

But sometimes landlords will try to use other methods to get tenants out.

Sometimes landlords will do things such as cutting off the power to the tenant, change the locks, or engage in a do-it-yourself eviction and move the tenants stuff out without bringing a court eviction.

All of this is a really bad idea.

Florida Statute 83.67 prohibits residential landlords from turning off the power, water, gas, or sewer, even if the bill for the utility is in the landlords name.  Florida law also prohibits landlords from ‘moving the tenant out’ without their permission, or changing the locks so the tenant can’t get in.  The law is here:

Florida Statutes 83.67

And if the landlord does any of these things, the landlord is liable to the tenant for minimum damages of  three months rent plus attorney fees and costs, including filing fees.  This can get real expensive for a landlord, real quickly.

Florida expects landlords to use the court system to evict tenants; Do It Yourself self help evictions are frowned upon.

If you are tenant whose landlord has cut off utility service, call a lawyer.  From a lawyers perspective, these are very good cases; the law is relatively clear, it provides for significant per se damages and provides for attorney fees.

If, on the other hand, you are a landlord, the best thing to do is to try to avoid the situation in the first place.  Unless this is a short term vacation rental like you might see in The Villages or Daytona Beach, make sure that the tenant puts the utilities (electric, garbage, and gas, even if it’s delivered propane) in their name at the time of the lease. Sometimes tenants will have a problem coming up with the utility deposit(s); that is their problem, don’t make it  yours by keeping the utilities in your name.  If they can’t pay the rent, odds are they sure aren’t going to be paying you for the utilities; if they can’t pay the rent, at least you are only out the rent; you’re not out the rent plus have to continue to pay the utility bills.

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Bulldozers and Bundles of Sticks

In the local news, a landlord allegedly used a  front end loader to evict tenants from a mobile home.

Angry landlord crushed mobile home while tenants fled, deputies report

Attempted murder charges filed over eviction rage.

Bulldozer Eviction Arrest Orange County

As he put it, “Miller told a deputy, “This is my property and I will bulldoze the whole … place,” ”

The problem with this is, leaving aside his trying to knock down the mobile home while people were still in it, even though it might be his property, once he leased it, he couldn’t do whatever he wanted with it. By leasing it, he gave up some of his rights in the property for the duration of the lease.

In this country, property ownership has been described as “A Bundle of Sticks”.  Wikipedia Bundle of Rights

This bundle of sticks include the right to occupy the property, exclude other people from the property, use the property to raise crops or mine the land.  But, once someone leases property, the tenant receives at least some of those sticks, for however long the lease lasts.  Specifically, the tenant gets the right to occupy the property and, subject to certain exceptions, to exclude others, including, under most circumstances, the landlord.  Had the landlord not leased the property, he probably could have knocked the mobile home down (assuming no one was actually inside it at the time) so long as he got a permit to do so.

Obviously, this is an extreme example of “What Not to Do” if you are a landlord.  But there are other, much more common, No-No’s that landlords commit all the time.  Next time, we look at other things that landlords do that can get them in trouble in Florida

 

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