Written and posted on Playa Vista Listings

After months of dealing with the complex process of buying a new home – from selecting an agent, to viewing properties, to securing a loan, to negotiating a purchase price –homebuyers often think that once the ink is dry on the escrow papers, the deal is done. However, taking the extra step to determine how best to hold title to your home can potentially save thousands of dollars in fees and taxes, and prevent costly title defects that can hinder your ability to sell the property. Holding title to your home in a living trust – as opposed to “community property”- is the single best way to avoid these complications. The living trust is a self-settled revocable trust (you created it) that, when someone dies, causes their estate to avoid the public probate process. Like a will, a trust specifies who is to inherit your home and other assets when you die. Holding title to your home and your other assets in a trust ensures that your instructions on how to distribute them will be carried out after you die. Additionally, if a husband and wife hold title to a home as community property, instead of in their names as trustees of their living trust, and one of them dies, the surviving spouse is prevented from selling the residence as quickly as it would be if it were in a living trust. One of the other reasons for utilizing a living trust is to avoid the exorbitant statutory fees associated with the probate process. For example, on an estate of $1 million, fees will run about $46,000 ($23,000 payable to the attorney and $23,000 payable to the Executor), whereas the costs of administration of a living trust is generally much, much less. In addition to real estate, assets including liquid cash accounts, savings accounts, stock brokerage accounts and personal effects like jewelry, furniture and other personal items can also be transferred to the living trust. The consequences of your home being in the name of an individual or as “community property” between spouses or registered domestic partners, upon the death of you or your loved one, is a formal court proceeding known as probate (proving of the Will). If you had a living trust upon your death and your successor trustee can prove that you intended for your home to be in it, a quicker and easier judicial process known as the “Heggstad petition” may result in a court order transferring the assets to the successor trustees of your living trust. The probate process is generally a nine-month minimum period whereas the “Heggstad petition” process can usually obtain the needed court order in about six to eight weeks. Both the probate process and the “Heggstad petition” court order transfer the assets to the successor trustee of the living trust. When an attorney assists with the creation of the living trust, he generally prepares and assists with the recording of deeds with the appropriate county(ies) transferring title to the trustees of the trust. Often times though, certain assets do get transferred to the living trust, but somehow are transferred back into the individual name of the settlor(s) of the trust. This happens most often with the family residence as a result of a refinance. Some lending institutions want the borrower’s name on the deed before they will lend and as a result, ask that the property be deeded back to the settlor of the living trust before the loan can be completed. This is just fine, however, one should never allow for their real estate to be transferred out of the living trust without clear instructions that it is to be transferred back into the name of the living trust immediately after securing the loan.

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