The combined complexities of your estate executors duties and dealing with your emotional loss of a family member or friend can leave you feeling exhausted and overwhelmed.
As a certified probate real estate specialist, I’m committed to give you a clear picture of all your options so that you feel you are making the best decisions every step of the way during your probate settlement.
Contact UsDanny Gomes
Certified Probate Real Estate Specialist
From start to finish, I support you and your efforts through consistent quality communication and actions that decrease your overall workload. When you need help with your property, I take care of providing you with and scheduling the industry’s best professionals who not only are the best at their craft, but are compassionate and caring people.
Having helped many executors like yourself, I understand that managing the details of an estate for a family member or friend who has passed on can be a challenging responsibility.
From the initial filing paperwork until the real estate is sold and you are ready to settle the estate, my goal is to support, guide, and provide you a clear picture of all your options so that you feel you are making the best decisions as a probate estate executor.
Beneficiary: Someone who inherits something from an estate with a will. A beneficiary is named in the will.
Codicil: A supplement to a will such as a document or rider that modifies or supersedes an existing provision of the will or creates a new provision.
Conservator: Someone appointed to manage the affairs of someone who is incompetent or unable to make decisions for themself.
Heir: Someone who inherits property when someone dies. An heir is someone who is not named as a beneficiary in the will but is a family member of the deceased by marriage or blood. This includes a spouse, child, parent, or, in some cases, more extended family.
Intestate: Someone who dies without a legal will in places dies intestate. In this case, distribution of the estate’s assets is the responsibility of the probate court and completed according to state law.
Joint Tenancy With Rights of Survivorship: A type of joint property ownership that grants co-owners the right to a share of the home upon the death of a joint tenant. The interest of the deceased co-owner is automatically transferred to surviving co-owners. With regular joint tenancy ownership without right of survivorship, tenants in common have no right of survivorship unless the deceased co-owner specifically states that his or her interest in the property should be divided among surviving co-owners in a will.
Personal Representative (Executor or Executrix): A personal representative, also known as an executor or executrix is someone designated by a will to administer an estate and handle distribution of the estate’s assets to beneficiaries.
Probate: A court process in which a will is proved valid and a decedent’s estate is settled.
Probate Court: The state court under the judicial system that handles matters related to conservatorships, wills, and estates.
Tenancy in Common: A type of shared tenancy in which each tenant or owner has a separate interest in the property that can be transferred.
Testate: Someone who has died and left a valid will
Probate is the legal procedure in which an estate is settled, debts are paid, and assets are distributed to beneficiaries or heirs. Probate, which is overseen by the state’s probate court, involves first proving a will is valid (if there is one) then appointing someone who will administer the estate until it’s settled.
The probate process varies by state. Some states also have a simplified probate process for small or simple estates.
As a general rule, however, probate goes through a series of steps designed to validate the will, and ensure its instructions are followed, (if there is a will), pay debts of the estate, and distribute remaining assets to the intended beneficiaries and heirs.
Probate usually goes through the following steps:
When someone dies without a will, probate is a bit different. In this case, an administrator will be appointed by the court. The administrator performs the same tasks as a personal representative or executor to identify heirs, locate and value assets and debts, and distribute assets. Most states will make a spouse or domestic partner the administrator or adult children. The estate’s assets will be distributed according to the state’s intestate succession laws.
As a general rule, the probate process takes 9 to 18 months. Some states like Texas and California have a simplified probate process for simple or small estates that don’t require much court oversight. With a simplified probate, the process can be completed in weeks.
However, probate can, on occasion, take 1-3 years or even longer. There are many factors that can affect the probate process. Probate may up to several years if any of these issues complicate probate:
Probate doesn't begin automatically when someone passes away. When a will is identified, the executor named in the will can begin the probate process by filing a petition with the court to be officially acknowledged as the legal executor. The will and death certificate must also be filed.
If there is no will, an administration process is started instead. A petition must still be filed with the probate court to appoint an administrator for the estate.
Once this petition is filed, the court schedules a hearing to approve the appointed executive/administrator or listen to objections, if any. Notice of the hearing must be given to all beneficiaries and heirs of the decedent. Once an executive/administrator is approved, the probate case is opened with the court and the executive/administrator has the legal authority to act on behalf of the estate.
Probate may seem like little more than a time-consuming and expensive endeavor, but there are many important reasons it exists. The purpose of probate is to protect the assets in an estate and ensure they go to the right beneficiaries or heirs while also ensuring creditors and taxes are paid. Probate is also designed to make sure a will is valid and the decedent's true wishes are followed.
Here are the most important things that probate accomplishes and why it's required:
Probate can also avoid a variety of issues that may come up after someone dies. For example, it ensures beneficiaries are legally able to receive assets they should receive and makes sure that the will is valid.
Note that not all assets need to go through probate and probate isn't necessary for all estates. This legal process can be avoided in many ways with different ownership and title options, for example, to directly pass property and assets to heirs and beneficiaries without court oversight.
The cost of probate depends on many factors including:
As a general rule, probate can cost anywhere from 2% to 7% of the estate's total value. The cost can be even higher with complex estates and especially if the will is contested.
Many of these fees are set and can't be changed or negotiated. Costs can depend greatly on your state. In some states like California, statutory attorney fees are set as a percentage of the estate's gross value, not the net value which is usually lower. Only the following states have percentage fees allowed by statute: Arkansas, California, Florida, Iowa, Missouri, Montana, and Wyoming. In other states, probate attorneys may charge a flat fee or by the hour.
With many professionals you will use, you may be able to negotiate a lower rate, however, even when the statute provides for a percentage fee.
Probate isn't required for many estates but it depends on both the value of the estate and the type of property. If the property in the estate is designed to pass to beneficiaries outside of probate, probate isn't necessary.
Many states also have a simplified probate process for small estates or allow probate to be skipped entirely. In California, probate is required if the value of the estate exceeds $150,000. In Texas, probate isn't required for estates valued at $50,000 or less. Each state has its own rules on when probate can be skipped; sometimes there is a dollar cap on the estate value and rules on what type of assets affect the estate's value for probate purposes. For example, Georgia doesn't require full probate if there is no will, no debts are owed, and heirs agree on how property will be distributed.
For small estates, there are two probate shortcuts that may be available:
The above process describing probate is the process when a will is uncontested. After the will is admitted to court, a hearing on the petition will be scheduled to give potential heirs and beneficiaries an opportunity to object. If no objections are received, the court appoints the personal representative. Depending on the state, a contest can still be filed until the estate is settled.
Probate is handled by the probate court in the county and state in which the decedent lived as their primary residence at the time of death. Note that this refers to the decedent's state of primary residence, not where they may have been living or vacationing when they passed away. Each state has its own name for its probate court. In many states, it's simply called probate court but it may be called Surrogate's Court (New York) or Superior Court, Probate Division (California).
There is almost never a legal requirement to use a lawyer during the probate process, although probate can be complex and very formal. Some states like Florida do require an attorney for the probate process. A missed deadline or failing to follow proper procedures can result in an executor being liable for mistakes or debts, for example. As a general rule, a probate lawyer is recommended for estates that are large or complex enough to require probate.
In many cases, a will does contain provisions for minor children. However, a court can overrule these provisions with a specific reason or a justifiable challenge of guardianship from another interested party or family member. The judge may also find the designated guardian is incompetent or otherwise inappropriate due to character issues. A judge will determine final guardianship, even though the decedent's wishes are given first consideration.
Joint tenancy with right of survivorship is a legal ownership option that is often used to pass ownership of a home without a will. Just note that joint tenancy can't replace a will; it will only apply to real property, not other assets. It simply avoids probate for real estate. With this ownership option, the surviving tenant or owner — usually a surviving spouse — becomes the sole owner of the property regardless of what is in a will and outside the probate process. With this type of ownership, the property is not part of the decedent's estate and not subject to the probate process.
Yes. The court won't follow instructions that are deemed inappropriate. A judge can void a part or all of a will that goes against the law or is otherwise considered inappropriate. A will cannot, for example, terminate someone else's legal rights or claims.
A will can't be contested by just anyone. Typically, only an "interested party" can challenge a will and only for valid reasons. There are three types of people who can challenge a will:
Someone has standing to challenge a will if they are named in the will (or a previous will) or is not a named beneficiary but who would inherit or fail to inherit under the will if it's deemed invalid. To make it more simple, you can only challenge the will if you were named or should have been or you can show you would have received something from the estate if the decedent had died intestate (without a will).
Heirs are those who would inherit if the decedent died without a will under the state's intestate succession laws and generally includes spouses, children, parents, siblings, and grandparents. Heirs (or potential heirs under intestate law) may challenge a will when they believe they were left out of the will or received a disproportionate share. For example, if a will excluded an adopted child or only left assets to three of four children, the children left out of the will may have a valid reason to challenge the will.
When someone wants to disinherit someone or leave an heir out of the will, they will typically use a "no contest" clause. However, these clauses are usually not enforceable in most states.
If someone contests a will, it begins an often expensive and time-consuming legal process that may last months or years. During a will contest, the person who contests the will must show they have grounds and prove the grounds for contesting a will through testimony and evidence. The probate court will ultimately decide if the contest is successful or not, although many will contests settle before this happens.
There are two hurdles for a will to be contested: the individual must have standing to challenge the will and they must have a valid reason or basis for a will contest. In most states, there are just four legal grounds for contesting a will and they are all fairly difficult to prove. A will can be challenged under the basis that:
In most states, there is a limited time to legally contest a will. This time limit begins when someone receives the notice of probate. A claim must be filed with the probate court in the county in which the decedent died to contest a will. Depending on the state, contesting the will may require a deposition, submitting evidence during a discovery phase, and giving testimony to the court.
It can be difficult to determine if a decedent had a will if they did not inform the correct people. Hopefully, the person designated to serve as the executor was informed about the will and its location. In some cases, family members find the will first. In most states, the person who locates the will has a duty to submit it to the probate court within days of locating it.
If the executor wasn’t informed of the will, looking for the attorney who may have drafted the will is the next step. Old bank statements or knowing the law firm the decedent used can be helpful.
Immediate family members can get permission to look in secure areas like a safety deposit box (without removing contents) to find a will.
Most people who create a will keep it somewhere they think people will find it — even if that’s not the case or it doesn’t happen for months. This may be with other important documents, in a safe, or in a bank safety deposit box.
There are many ways to avoid probate. A living trust is one option to hold legal title to certain types of property until the time of death. A trust is a separate legal entity that survives beyond its creator. The property held in a trust bypasses probate and is passed to beneficiaries according to the trust documents.
Certain assets can also be passed to beneficiaries without probate. Bank accounts, for example, can be designated as payable on death (POD) with the credit union or bank to immediately transfer assets to a beneficiary. Cars and boats can be passed on by designating a beneficiary with a Transfer on Death title. Certain types of real estate ownership also bypass probate.
The requirements for a valid will vary somewhat by state, but the general requirements include:
It's important to keep a will up-to-date. If you wish to make changes to your will, you can create a new will or use a codicil to add changes to your existing will.
Either a codicil or a new will require a signature and the signatures of two (or more) witnesses to be legally binding.
A codicil is a good option if you want to make small changes. Creating a new will can clear up confusion and it's more appropriate for larger changes like changing your beneficiaries.
In general, it's a good idea to create a list of specific items that will be bequeathed and to whom unless you want to leave all of your property to one person — or there are only a few items you wish to bequeath separately.
When making gifts of specific items, it's important to describe them as clearly as possible. The more detail, the easier it will be for the executor to identify and locate the property. By listing specific assets and personal property in your will, you can be sure property is passed on as you like. This can also help avoid disagreements among heirs and beneficiaries.
There is no specific age at which you should make a will. In fact, adults of any age can benefit from a will, even without significant assets. However, there are many circumstances in which you should start thinking about creating a will. If any of the following apply to you, a will is important:
There is no specific age at which you should make a will. In fact, adults of any age can benefit from a will, even without significant assets. However, there are many circumstances in which you should start thinking about creating a will. If any of the following apply to you, a will is important:
When someone dies without a will, they have died "intestate." This means the probate court will appoint a personal representative or administrator to identify estate assets, receive claims, pay creditors and taxes, and distribute property according to the state's laws of intestate succession.
What happens next depends on the state and circumstances. If a will is missing because it was revoked by the decedent, an earlier will may be used or the state's intestate succession laws may be used to determine how assets in the estate are distributed. In some cases, a photocopy of a will and evidence that the decedent signed the original may be accepted with proof that the original will was destroyed.
If a will can't be found and no one is sure there even was a will, the state's intestate succession laws are used by default.
A will can be drafted with the help of an attorney, using will-maker software or blank will forms, or on your own. It isn't necessary to use a lawyer to draft a will, but it is a good idea if you have more complicated circumstances and want to make sure the will is valid according to state law.
As a general rule, a will should remain valid even after moving to a new state. However, states have their own laws on what makes a will valid and legally binding. These specific legal provisions can make an out-of-state will invalid, depending on the laws in each state. Even if the will is valid in the new state, certain parts of the will may become void or need to be changed.
For example, Florida requires that the personal representative be related by blood or a degree of marriage or, failing this, be a Florida resident. Florida doesn't recognize holographic (handwritten) or nuncupative (oral) wills but most states do.
The "reading of the will" depicted in so many movies and television shows is mostly fictional and never happens in modern times. This practice was only common in the past when many people were not literate. No state requires that the will be read aloud to anyone. Once the will is filed with the probate court, it becomes public record and anyone, including the general public, can read it.
In most cases, the laws of the decedent's state of permanent residence will be used to solve probate issues, including issues involving the decedent's property, no matter where it was located.
However, in the case of out-of-state real estate, the laws of the other state may be used to determine who inherits the real estate if there was no will. When a will exists and is submitted to the decedent's state of residence, it must usually be submitted to the state and county with jurisdiction over the real estate as well. This is called ancillary probate as two probates will occur together in separate states. In some states, a personal representative must be appointed who is a resident of the ancillary state which can complicate matters.
When there is no will, probate is typically necessary in every state in which real property is located along with the decedent's state of primary residence.
No, but there must be a legal method used to transfer ownership and title of property to heirs and beneficiaries. In most states, some types of property can pass to certain beneficiaries outside of probate or with a simplified probate procedure.
For example, real estate can pass to a surviving co-owner, usually a spouse, with joint tenancy with right of survivorship.
Life insurance policies with a named beneficiary pass outside of probate. 401(k)s, IRAs, and other retirement accounts can be transferred to a named beneficiary or heir outside of probate automatically.
Bank accounts may be set up with a payable on death designation to pass directly to named beneficiaries.
Another option to bypass probate is a living trust which is a separate legal entity that holds title to property. Assets held by a living trust automatically pass to heirs or beneficiaries without going through probate.
Yes and no. It depends on the state, whether there is a will, and provisions in the will. In some states, the home can only be sold by the executor if necessary to pay valid debts of the estate and it must be done with oversight and approval of the probate court. In other states, the home can be sold as long as the will grants authority to the personal representative or as long as all heirs agree, regardless of the estate’s debts. The process can take longer than a traditional real estate sale and disclosures are usually very different, as the executor likely was not living in the home. There may also be additional clauses involved in a probate sale such as a requirement that the buyer wait for probate court confirmation. if there is no will or it is contested.
Real estate can only be sold during probate in specific cases. If there is no will, the court-appointed administrator may choose to sell the home and distribute the cash to heirs, especially if there are multiple heirs. There may be compelling reasons to stop this sale by an administrator, such as one sibling buying out the others to keep the home.
If there was a will, the executor has more limited power to sell real estate. In most states, it depends on whether the will left the property to a beneficiary. If the will left the home to multiple beneficiaries, the executor can sell the home and distribute the proceeds equally among the beneficiaries.
An executor can usually sell the home without the consent of the beneficiaries if the will does not disallow the sale or specify who should receive the home.
Note: before real estate can be sold or even listed, the executor must be officially appointed by the probate court.
There are many ways to hold title to real estate, depending on the state. Real estate can avoid probate completely if it's passed to survivors automatically with ownership options like a living trust, community property laws, a transfer-on-death deed, or joint ownership with right of survivorship.
There are several things that can happen to a home if it needs to go through probate:
With the right type of ownership, the home can bypass probate completely and go directly to beneficiaries.
First, an executor must be officially appointed by the probate court. From there, the process is typical of a real estate sale. The executor will usually have a home inspection done and hire a real estate agent. Some agents have a Certified Probate Real Estate Specialist certification which can be helpful in navigating a court-regulated probate sale. In some states, the home must be listed in the newspaper.
Some states also have other specific rules governing probate sales. In California, for example, the home must be sold within a certain number of days.
When there is no will or it's contested, once an offer is received and accepted, there will be a waiting period to get a court date to finalize the sale. Some states even require complicated bidding on probate homes.
Because selling a home in probate as an executor can be difficult with complex probate laws to follow, it's usually advisable to work with a Certified Probate Real Estate Specialist who is experienced with probate sales.
When someone dies with a will, the personal representative or executor they name will be responsible for handling probate under the control of the state’s probate court, in most cases.
When there is no will, the court will appoint an administrator who manages the estate and probate based on the state’s probate laws.
In most states, the probate court maintains a great deal of oversight over the executor or administrator’s actions and requires permission to do certain activities like selling property.
Serving as a personal representative is a major responsibility and requires a great deal of time. It is possible for someone to name more than one person to act as executor of the estate. This can come with downsides as the co-executors must act together and agree on everything. This can be inconvenient and cause delays.
Each state has its own laws regarding personal representatives. In most states, it isn’t strictly necessary for the executor to live in the decedent’s state but it certainly makes the process easier and faster.
The executor has many responsibilities during probate. The personal representative's primary duties include:
Being an executor is a major job. If you are named an executor, you do not have to accept. If you agree to serve as the personal representative, you can also resign later if the job is too difficult. The alternate person named in the will can be appointed by the probate court if you refuse the job or the probate court can appoint someone else.
There is no requirement that the executor be paid, but most receive compensation for the work they do. Personal expenses are always paid and the representative usually receives a fee of around 2% of the estate's total value. In some states, this is mandated by law. The fee usually gets smaller as the estate's value grows.
Any funds paid to the executor must be approved by the probate court. In some circumstances, additional fees can be awarded.
One of the reasons many people refuse to be an executor is the legal liability they face. An administrator or executor who does not perform their duties can face personal liability for any damages they cause.
There are many circumstances in which an executor can be liable, such as selling assets without authority, mismanaging assets, failing to collect money due the estate, overpaying creditors, failing to file taxes on time, or distributing assets to the wrong beneficiaries.
Any of these errors (and others) can cause the personal representative to face out-of-pocket costs.
As a general rule, anyone can be an executor if they are over 18. Some states bar felons from serving as executors. There may also be limits on out-of-state personal representatives who may need to be a primary beneficiary or obtain a bond.
If the court needs to appoint a personal representative or an administrator, they typically choose from this list in the following order of priority:
Creditors take priority before the estate's assets and property are distributed to beneficiaries or heirs. Part of the probate process requires notifying creditors of the death. Depending on the state, this may involve a notice in the local newspaper or letters to each creditor.
After the notification, creditors have a limited amount of time to file claims against the estate. This can be done by notifying the personal representative, notifying the probate court, or sending a bill, depending on the state. Claims approved by the personal representative or executor are paid from the estate. The personal representative can reject claims he or she believes are invalid in which case the creditor must sue.
If the estate does not have enough money to pay legitimate debts, property may be sold to satisfy debts. Afterward, the personal representative or executor will determine who is repaid and in what order creditors are paid based on state law.
The executor is not responsible for paying creditors except with estate assets. There are some exceptions, however. An executor can be liable for debts if they cosigned a credit card or loan jointly with the decedent. Executors can also be liable for debts if they mishandled the estate's assets and caused them to lose value.
Surviving spouses are responsible for debts incurred with the decedent. For debts the decedent incurred alone, the surviving spouse may or may not be responsible depending on state laws and how the property is held.
When someone dies, taxes are owed for their last tax year. Upon death, an estate is also created which is a separate tax entity. Depending on the income and size of the estate and the decedent's income, a final federal income tax return will need to be filed and potentially a Federal Fiduciary Income Tax return for the estate, a Federal Estate Tax return, and a Federal Gift Tax return. The executor also needs to file the final state income tax return.
Along with state and federal taxes, the personal representative or executor may also need to pay other final taxes such as real estate taxes, personal property taxes, business taxes, and special assessments.
When the estate has enough assets to pay all debts, the creditors can be paid in any order. It's not uncommon for there to be insufficient funds and even assets to sell to pay all creditors. In this case, state law specifies the priority of creditors and debts.
Most states use a similar order of priority for the executor to pay debts of the estate:
Probate goes through specific steps. Creditors must be notified of the decedent's death and given time to make a claim. The personal representative must pay legitimate claims from the estate before distributing assets and property. Even without an actual claim for repayment, legitimate debts should be paid if the personal representative receives informal claims in the form of bills.
Most claims by a creditor on an estate are informal and in the form of bills. Sometimes creditors make formal claims during probate. All creditors must still be informed of their right to make a formal claim.
Between the uncertainties of the probate process and the mind still processing your loss, critical details can be overlooked and mistakes can be made.
One of the best ways to get educated is by getting a copy of my free ebook called the 7 BIG Mistakes Most Executors Make While Going Through Probate… Learn what they are AND how to avoid them in less than 10 minutes.
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