transfer on death deed - txregionalcouncil.org
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TRANSFER ON DEATH DEED Texas’ New Way to Preserve Family
Estate Property
Paul J. Zambie 512-637-6752
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WHAT IS THE TRANSFER ON DEATH DEED?
• Transfers real property without the need for probate
• TODD effective in Texas as of September 1, 2015
• Ch. 114 of the Estates Code
• ½ of states have TODD/Beneficiary deed
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IMPACTS OF DYING H WITHOUT A WILL
• Court decides recipients of property
• May be split among several heirs
• Adds stress/uncertainty to financial matters
• May lead to unpaid taxes/loss of revenue
• May result in abandonment
• More difficult to hold wealth and transfer to heirs
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TRANSFER BY PROBATE
• Must obtain court approval for
transfer
• Court appoints Administrator (no will) or approves Executor of estate (will)
• Will informs court who should receive your property
• Will does not transfer title
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MEDICAID ESTATE RECOVERY (MERP)
• Property may be included in recoverable assets for Medicaid long term care
• History of MERP in Texas
• People refuse much needed benefits
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BENEFITS OF TODD
• No need for costly and lengthy probate
• Deed passes right/title to property upon death
• Avoids splintering of Estate Property
• Avoids Medicaid estate recovery provisions
• Can negate need for a will in certain situations
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WHO QUALIFIES
• TRANSFEROR(S)
– Any property owner in Texas
– Any age or income level
– Can NOT be executed by agent with Power of Attorney – Must be competent
– Must own property outside of trust or corporation
– Only for real property, not personal property
– Transfers interest owned at time of death
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WHO QUALIFIES
• BENEFICIARY(S)
–Must survive passing of Grantor by 5 days (120 hours)
–May designate multiple or alternate beneficiaries
–May leave to organization or association
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REQUIREMENTS
• Name/Address of Grantor
• Legal description of property
• Name/Address of one or more more more more beneficiaries
• Have deed notarized
• File TODD with local County Clerk where property is located before death of Transferor
• May not be prepared for another by a non-attorney – www.TexasLawHelp.org
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TODD vs WILL
• Will and TODD requirements
• TODD provisions trump those in a will
• Avoid Inconsistencies
• Recording vs Informing
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EFFECT OF TODD FILING
• Transferor retains all ownership rights and responsibilities
– must pay taxes, remaining mortgage
– may sell, obtain mortgage
• No Interest in Beneficiary
• No effect-public assistance
• Not reachable by
Beneficiary’s creditors
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RECEIVING REAL PROPERTY THROUGH TODD
• Beneficiary steps in shoes of grantor
• Must file death certificate and affidavit of death
• Liens, creditors’ claims pass with property
• Title may be unsettled for two (2) years
• Mortgages, taxes responsibility of new owner
• Estate Representative may assert claims
• Stepped up value
• Taxes may be higher
• May disclaim
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SEPARATE vs. COMMUNITY PROPERTY
Community Property
• Property acquired during the marriage
• Property passes to Surviving Spouse upon submission of further proof - Affidavit of heirship
• TODD does not correct past title issues
Separate Property
• Owned prior to Marriage
• Obtained during marriage by gift or inheritance
• Spouse may transfer his/her share to anyone
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REVOCATION
TODD may be revoked
In a number of ways
• File a Cancellation
• File a new Transfer on Death Deed
• Divorce - if current spouse is beneficiary
• All documents must be filed before death
• A subsequent will does not revoke a TODD
• Tearing up deed does not revoke
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TEXAS LEGAL SERVICES CENTER
• Serves all 254 counties in Texas
• May help those within 200% of Federal Poverty Guidelines
• Notarization and filing fees
• Beware the scammers
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QUESTIONS
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Paul J. Zambie 512-637-6752