Michael Wolff's Real Estate & Finance Blog

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10 Questions for an Estate Planning Attorney - A Must Read!

A little while back I had the pleasure of meeting Kris Paden through one of the networking websites that I belong to.  She is an Estate Planning Attorney and we quickly realized how our professions complement each other. My experience is that most people (homeowners, Realtors, Agents, etc.) do not realize the importance of properly planning for the future to avoid costly (both emotionally and financially) legal issues such as probate.  I came up with "10 Questions for an Estate Planning Attorney" which she readily and thoroughly answered. PLEASE NOTE that this is based on California law only.  For information in your State please do not hesitate to ask for a referral.  ALSO NOTE that these answers are for general informational purposes ONLY and are NOT legal advice to be relied upon.  Every family or individual has their own unique goals, plans and situations.

1. What is estate planning?

It's an arrangement for the conservation and transfer of your wealth after your death. An estate plan is designed to see that you keep the most money and other property for your heirs at the least cost to you during your lifetime, and to them when they inherit. The basic elements are a Trust, Will, Durable Power of Attorney and Advance Health Care Directive. Please visit my web page at www.krispaden.com for a brief description of each of these documents. There are many more levels of estate planning that involve reducing estate taxes. There is also something generally referred to as "Asset Protection." Generally, this is shielding your personal assets from any business creditors by changing your business structure from a sole proprietorship to a different type of business entity such as an LLC or Corporation.

 

2. What is the most common mistake people make with estate planning?

Doing it on-line or buying software and doing it themselves. They are canned estate plans and if they don't ask you the right questions you will never know if something important has been completely missed. For the same reason, I have my tax returns prepared by a professional, because I have no way of knowing if I'm missing something.

 

3. Why should someone take the time to meet with an estate planning attorney?

To have their specific goals and concerns discussed and brought to the surface, and to fine tailor an estate plan to address those goals and concerns.

 

4. Who should do estate planning?

Anyone who wants to create their own plan rather than having the default plan created for them by the government. You might as well pick who you want to inherit your estate, as well as pick who you want to administer once you pass away. Otherwise, the law picks these people for you. More specifically, if you have minor children, you want to have a Will so you can name a guardian for your children in case something happens to you. In California, if you own assets over $100,000.00 you want to have a Revocable Living Trust so your heirs (children, etc.) can inherit your assets without having to go through probate court. If you own assets over $2 million (including the full value of your home without subtracting your mortgage, and any life insurance death benefits), then you want to do Estate Tax planning so you can reduce or completely eliminate owing federal estate taxes when you pass away. Everyone should name agents for health and financial matters in the event they become incapacitated. In a nutshell, almost everyone can benefit from an estate plan.

 

5. How does someone know they need to do an estate plan?

Some of the main triggers are: 1) if you have minor children, 2) if there is someone in your family who you wouldn't want to inherit from you or you wouldn't want to be in charge of anything after your death, 3) if you have over $100,000.00 in assets as discussed above, 4) if you want to avoid owing the estate tax (death tax), and if you want to avoid a conservatorship (this is where an agent is named for you by a court to make health care and financial decisions for you in the event you become incapacitated. This happened to Britney Spears in 2008). Generally, you need to plan for when you are not here or, because of illness, unable to speak for yourself. You probably don't want someone else — such as the state — to make important, and very personal, decisions for you or the family you will leave behind.

 

6. Is it only for the super wealthy?

No. Anyone in California with an estate over $100,000.00 has to have their estate administered under the supervision of the probate division of the California State Court. The average time in California for probate court takes 2 years and the cost is a % of the value of the estate. For example, if you have an estate worth $500,000.00, the cost will be a minimum of $25,000.00. This is the amount of money to pay the executor, the attorney and the court costs. This money comes off of the top of the estate and the deceased's heir will receive that much less. Most people in California who own a home have more than $100,000.00 in assets. By creating a Revocable Living Trust, your estate can be administered under Trust Administration law and the time and the cost is a fraction of the time and cost for an estate to be administered under the supervision of the probate court. Also, the benefit of naming an agent to make health care and financial decisions for you once you become incapacitated is immense and has nothing to do with how wealthy you are.

Ask yourself these questions:

If you become incapacitated or if you die suddenly, will your loved ones know how you want the situation to be handled?

Will they know what medical arrangements to make or who you want to care for your children?

 

7. I only have a will, is that enough protection for my spouse/family?

It can be. It's a great start. At least you are making your own plan and hopefully naming guardians for minor children in your will. However, just having a will does not prevent your estate having to be administered under the supervision of the probate court. It also does not allow you to take advantage of trust law and the marital deduction to reduce or eliminate the estate tax. Also there are fewer Trust contests in Calfornia than Will contests (i.e. your will is disputed in court).

 

8. What are the effects of NOT having a plan?

The government has made up a plan for you. It is called "intestate succession." How your estate is distributed and who is in charge of such distribution is set forth in the California Probate Code. The people who inherit and the people put in charge may not be the people you would have selected yourself. Your heirs may also inherit less because they have to pay probate fees and costs and possibly estate taxes out of your estate. You will also need a conservatorship established over you if you become incapacitated and you haven't named agents in a Durable Power of Attorney and an Advance Health Care Directive.

 

9. How does NOT having a plan affect the family?

In short, there may be disputes that could have been avoided, privacy is less easily protected, and the costs, time, and difficulty of administering the estate or acting as an agent for an incapacitated person go up.

 

10. How often should an estate plan be reviewed/updated?

It depends on the specific situation. However, a general rule is any time there is a major life event such as a death, birth, wedding, divorce, major illness or a move to another State. Also, keep track of the estate tax law as there will be changes between now and 2011. Even if there are no major changes, you should re-evaluate every 3-5 years.

 

Kris Paden has offered a free 30-minute phone consultation for California residents who want to learn how they can benefit from estate planning.  Here is her contact info:

Phone:(818) 883-6031

Fax (818) 883-6041

Web: http://www.krispaden.com

 

 

Prepare yourselves and your clients for the new Conforming Loan Limits of 2009!

Think its hard getting buyers now? It may get more difficult 2 months from now. Currently, Conforming loan limits are as high as $729,750 (in certain high-cost areas) thanks to the Economic Stimulus Act of 2008. What this means is that the Government has allowed Fannie Mae and Fredie Mac to purchase loans up to this loan amount resulting in favorable borrowing rates. Technically you can purchase an $810k home for only 10% down and still get a 30-year fixed loan in the 6's with a 700+ FICO (as well as other Underwriting requirements). This is based on today's rates after the closing bell. Not bad at all. Similar rates for a $250k home with only 5% down. See whats going on? $200k loan and $700k loan with very similar rates.

Now lets take a look at Non-Conforming loans. If you are in a high-cost area (Southern California for example) and you love a home that's listed for $1.2m you will need to put down 20% and need a FICO of 720+ (740+ gives you a better rate!) to get a 30 year fixed loan in the upper 7%'s or higher. In this category an ARM looks more attractive in the mid 6%'s. You can always put down $500k to get within conforming if you wish!

Fast-Forward to January 1, 2009 (or December 1, 2008 for Wells Fargo and other lenders). The ESA of 2008 will have expired and Conforming limits will be reduced to $625,500 in high-cost areas or back to the $417k in the rest of the Country. In this case, a loan amount of $625,501 would now be considered Non-Conforming (or Jumbo) and subject to the higher rates and lack of viable loan options as indicated above. If you are thinking of closing on your new $800k-$900k home after the Holidays, be prepared to put down an additional 10% or suffer the rate hikes.

Bottom line: homeowners in high cost areas whose mortgaged amounts exceed $625,500 now have a swiftly approaching deadline. Switch to a cheaper conforming home loan prior to December 31, 2008, or risk paying the "jumbo premium". Got a client sitting on the fence? Give them a push (or pull)!

This doesn't just affect home buyers. This also includes homeowners with:

* Two mortgages -- one for $417,000 and one for "the difference"

* An ARM that was begrudingly accepted because jumbo fixed rates were too high

* An expensive jumbo fixed rate mortgage

 

In these turbulent times it is more important than ever to keep up with the market changes so you are an informed professional and a resource for your clients, friends and family. I would be more than happy to present this and other topics of interest to your office or clients!

 

Michael Wolff

 

Realtors Guide to FHA Home Repairs

FHA loans are a very popular loan option for many buyers these days; however it is important that the home meets FHA standards. It is for this reason I am providing this checklist to use as a guide when listing a home. Use it to make note of any potential issues before they arise. It is always best to be proactive rather than reactive.  If you would like a high-resolution copy (for printing, laminating, putting on a t-shirt, etc.) of this please email me and we can work something out ;-)!

 

FHA Repair Checklist

Paying off your home with a gun and the $700b bailout (un-related)

Akron, OH.  A 90 year old woman facing eviction from her foreclosed home attempted suicide by shooting herself.  Bad news, she got shot and is in critical condition.  Good news, Fannie Mae has announced they will forgive her mortgage.  Her home of almost 40 years will be free/clear when she recovers.  What stood out about this to me is that she had a vanilla 30-year fixed loan at 6.375%.  Not bad at all.  Balance was around $45k so payments were under $300.  Regardless, this was not an adjustable loan, this wasn't a fancy pick-a-pay loan nor was it a balloon loan.  She just couldn't afford it.  I am guessing with rising costs of groceries, fuel and other expenses, the mortgage became a lower priority giving way to the cost of living.

 

Cnn.com

 

In other recent developments, the government has passed a $700B Bailout Bill to 'save' the country.  Its about 450 pages of allocations, laws, and hidden agendas.  How will this help us?  Well, for one it will hopefully instill confidence in the banking system and alleviate this 'tight money' we are experiencing.    Maybe rates will drop, maybe some people will get help from Uncle Sam.  Not really sure yet.  Even though the Bill has passed, it will still take time to implement the changes.

 

Stuck in this bill are other provisions and tax breaks that aren't always publicized.  These are all paid for by our tax dollars.

 

Wooden Practice Arrow Tax Exemption. Early reports portrayed this like a low-budget Bridge-to-Nowhere boondoggle. But Archery Trade Association president Jay McAninch said the provision corrects an error in a 2004 bill that slapped a 43 cent per arrow tax on children's wood and fiberglass arrows retailing for about $1 apiece. The tax was intended to apply only to hunting and competition arrows typically costing between $8 and $15 each. Lifting the tax on kids' arrows will cost the treasury $2 million, McAninch said.

Wool Trust Fund. Makers of suits and other wool products made from imported wool get tariff relief worth $148 million. Some of the money goes into a Wool Trust Fund to promote the competitiveness of American wool. Legislation to give clothing makers this break was co-authored in 2007 by Illinois Democratic Rep. Melissa Bean, but Bean's office said she supports the bail-out without all the sweeteners and that she had nothing to do with the wool tariff relief provision.

The NASCAR provision. Owners of race tracks would get to keep writing off the cost of their facilities over seven years, instead of over 15 years as sought by the IRS. Worth an estimated $100 million, the biggest beneficiary of the amendment stands to be International Speedway Corp., the racetrack arm of NASCAR. Both entities are controlled by the France family.

Puerto Rican and Virgin Islands Rum. Rum imported from Puerto Rico and Virgin Islands gets an excise tax rebate of $13.25 per gallon. The rebate lasts through the end of 2009 and is worth $192 million.

Movie and TV Production deduction. Film and TV production companies get up to $397 million in tax breaks over ten years through expansion of a domestic production deduction