Property in Different States

If you have real property (land, houses, etc.) in more than one state then you need a trust.  When you have property in more than one state, you are subjecting each parcel of property to probate in each state. 

When you place property in a trust, you enable your trustee to sell or manage the property without passing through probate.

In Sun Lakes, Apache Junction, Casa Grande, and other communities with large "snow bird" populations it is common to own a winter home here and a summer home in another state.  If you are in this situation, then you should consult with a qualified estate planning attorney in your principal state in order to address the potential of two probates.

Neutral on Living Trusts

Looking on the internet for information for another post I was writing, I came across this post by the North Carolina Estate Planning Blog. 

I agree with his position on living trusts and his comments on North Carolina are applicable for Arizona.  He stated:

Some North Carolina attorneys are also guilty of overstating the value of living trusts, implying that probate is much more costly than it actually is, and that estate taxes savings can be achieved only by the use of living trusts (as opposed to wills).  Of course, some attorneys go to the other extreme and don't believe i[n] using living trusts in any  situation. 

I view myself as "neutral," only recommending living trusts when I think there will truly be a cost savings or other benefit.  I have had many new clients come into the office requesting living trusts based on advice of friends or articles they had read, when a will is a simpler, cheaper method of transferring thier property.

Not everyone will benefit from a trust.  Sometimes a will and powers of attorney are enough.  Probate is not always an expense to be avoided in Arizona, unlike our west coast neighbors in California where probate is definitely more expensive.

Living Trusts Scams

The Arizona Attorney General has warned against Living Trust scams here

Why should you choose a qualified Arizona living trust lawyer or attorney and not a trust salesman or document preparer?

A living trust is a lot like your car.  You drive, you put in gas, you air up tires, some of you even change the oil or simple parts.

Cars used to be simple, however, cars have changed.  They now use sophisticated computers and electrical parts like fuel injectors, oxygen sensors, etc.  It takes a computer just to diagnose the problem.  

Few of you are qualified to diagnose and repair your car.  You may be able to perform some of the maintenance and make some of the repairs, but do you really know enough to work on the car yourself AND have the confidence that you didn't leave anything out.

A living trust is just like a car.  They were simple in earlier days.  However, there are so many technical rules governing the assets we own that qualified legal education is necessary.  The law changes so often that a lawyer who knew how to "fix" a living trust a few years ago has missed important changes.

One specific decision is whether to make the trust the beneficiary of your IRA.  Your wrong decision or wrong type of trust could be the mistake I saw that cost a family more than 20% of the inheritance in income taxes to the IRS.  The result should have been different.

 

A "Secret" Benefit of a Living Trust.

Many people I meet with do not know a "secret" benefit of creating a living trust in Arizona.  Every estate plan including a trust should be drafted with this secret taken into consideration.  After learning the secret, clients are even more excited about the benefits of their trust. 

This secret is how a trust avoids "living probate" in addition to "death probate."  Neither "living probate" nor "death probate" are legal terms, but they aptly describe two times the court and government normally step in to "protect" our interests.

Most everyone has heard of "death probate" when a person dies.  Avoiding this probate is good because the Arizona Superior Court process is slow, public, and can be very expensive.  There have been many books and articles written on the subject, and this is a primary reason why Arizonans create a trust. 

The "secret" of avoiding "living probate" excites my clients when I design their estate plan! 

Avoiding "living probate"  is another very compelling reason to have a trust in Arizona.  Consider what happens if you are severely injured in an accident and suffer serious brain damage, or more commonly you gradually loses the ability to make financial decisions due as you grow old.  You are"incapacitated" and the court and government step in to "protect you."  

When you are incapacitated, a loved one or any interested party can go to probate court and petition to be appointed "conservator" of your money and assets.  Nursing homes have sought to be appointed conservator.  Even if your family agrees, they will have to spend thousands of your money and take unnecessary time, increasing the burden on those caring for you.  When there is disharmony in a family or there are significant assets, the decision of who gets to control your money is often contentious and will cost thousands to tens of thousands more.

Significantly, you will not be able to tell the court your wishes.  Someone that you would never choose yourself may be appointed as your conservator by the court .  This living probate is as undesireable as probate after we die.

A properly drafted trust is the answer to the concern about "living" probate court.  Your trust will designate the person to control the assets.  When you, the owner of the trust become incapacitated, your trusted representative seamlessly step in as successor trustee without court approval or challenge by other "interested" parties.

I was surprised when one client already knew this secret.  His cousin was already taking care of a relative that was incapacitated.  He saw the benefits of a trust and wanted to avoid "living probate."  Having seen that situation, avoidance of "living probate" was very important because he would be living if it happened.