Elder Law - A Reverse Mortgage Lawyer at Home

Over the years I have learned that elder clients are not so much disturbed about their eventual deaths as they are about changes in their lives as they age. I think it's true about houses too.Just yesterday I sat with two elderly sisters who have lived together in the same house for their entire lives (a combined 187 years!!). One of the sisters is seriously ill with a prognosis of about 6 months to live while her older sister has mid-stage dementia and no longer recognizes her sister.

It is time for them to move to a nursing home, but how do they leave their home of so many years? Who will tend the roses? How will the birds (and squirrels) make it through the Winter without their help? Will the new owners be able to make that quirky furnace run properly? Does The Globe deliver to nursing homes? These are the real questions I was asked. I couldn't bring myself to tell them that the house will likely be bulldozered in favor of a couple of townhouses.

I believe that there is a karma to a house, good and bad. When I am working on probating an estate I am often called to go in and evaluate properties. You can almost hear the children singing happy birthday, the puppy chewing the corner of the good oriental rug, the smell of grandmother's garlicky tomato "gravy" for Sunday dinner. Sometimes I hear the raised voices of a bad marriage fueled by alcohol and crushing debt, or the long suffering of a COPD patient dying slowly before their loved ones, and all too often the nightly crying of a lonely widow pining for her long lost bedfellow. Are there ghosts? Is it spirits?

In this modern age so many people think of their houses as mere way stations as they are transferred up the corporate ladder. Or perhaps they never find the family's home as they feel compelled to upgrade their house and furnishings in each new wave of fashion, like shoes or hairstyles. I feel sorry for people who do not have the patience to impart their personal signature on a place; stay a while, you'll like it - and it will like you back.

From a financial perspective, those clients that have stayed in their homes for many years and have been able to pay off their mortgages one payment at a time enjoy much more financial stability than those clients that have progressively taken on more and more mortgage and other debt to acquire real estate they think will make them 'happy'. My Massachusetts legal advice to first time home buyers? Find a happy house. Spend a couple of hours enjoying tea in its living room with the lonely widow before your closing. Ask to keep a photo or chatchke of the seller as a piece of goodwill. Leave a little corner of that awful wallpaper. Stay in the house as long as you can, feel the good karma. And when you sell that happy little house, shed a tear as you drive away.

Elder homeowners' advice from a Massachusetts lawyer? Stand your ground. Don't sell your house until you cannot make up the stairs or you can't get a neighborhood boy to shovel the snow. If the money runs out, use a reverse mortgage to tap that hard fought equity. Take care of yourself, first. Don't let a real estate broker convince you that leaving the house is the right thing to do. Make sure you believe that it is the right thing to do. Ask your kids to move home with you with their families. This was always the way in the old days, and it wasn't such a bad idea.

Probate - Where There's a Will, There's a Way - to the Massachusetts Probate Court!

I have been asked over and again by my blog readers to give a simple outline of what needs to be done upon someone's death. So, because it is both a popular subject and really something that everyone will need to address in one manner or another, here goes.

In Massachusetts, probate is the process by which a deceased person's property, known as the "estate," is passed to his or her heirs and legatees (people named in the will). The entire process, supervised by the Massachusetts probate court, usually takes a little longer than a year. However, substantial distributions from the estate can ordinarily be made in the interim so long estate tax and creditor obligations can be determined with some degree of certainty. The emotional trauma brought on by the death of a close family member often is accompanied by bewilderment about the financial and legal steps the survivors must take. The spouse who passed away may have handled all of the couple's finances. Or perhaps a child must begin taking care of probating an estate about which he or she knows little. And this task may come on top of commitments to family and work that can't be set aside. Finally, the estate itself may be in disarray or scattered among many accounts, which is not unusual with a generation that saw banks collapse during the Depression.

Here we set out the steps the surviving family members should take. These responsibilities ultimately fall on whoever was appointed executor or personal representative in the deceased family member's will. Matters can be a bit more complicated in the absence of a will, because it may not be clear who has the responsibility of carrying out these steps.

First, secure the tangible property. This means anything you can touch, such as silverware, dishes, furniture, or artwork. You will need to determine accurate values of each piece of property, which may require appraisals, and then distribute the property as the deceased directed. If property is passed around to family members before you have the opportunity to take an inventory, this will become a difficult, if not impossible, task. Of course, this does not apply to gifts the deceased may have made during life, which will not be part of his or her estate.

Second, take your time. GRIEVE. You do not need to take any other steps immediately. While bills do need to be paid, they can wait a month or two without adverse repercussions. It's more important that you and your family have time to grieve. Financial matters can wait. (One exception: Social Security should be notified within a month of death. If checks are issued following death, you could be in for a battle. For more on Social Security's death procedures, click on http://www.ssa.gov/pubs/deathbenefits.htm)

When you're ready, but not a day sooner, give me or another Massachusetts probate lawyer a call to review the steps necessary to administer the deceased's estate. Bring as much information as possible about finances, taxes and debts. Don't worry about putting the papers in order first; as full service probate lawyers, we have experience in organizing and understanding confusing financial statements. The exact rules of Massachusetts estate administration differ are complex, so it is best to speak with a probate lawyer. In general, they include the following steps: 1. Filing the will and petition at the Massachusetts probate court in order to be appointed executor or personal representative. In the absence of a will, heirs must petition the court to be appointed "administrator" of the estate. 2. Marshaling, or collecting, the assets. This means that you have to find out everything the deceased owned. You need to file a list, known as an "inventory," with the probate court. It's generally best to consolidate all the estate funds to the extent possible. Bills and bequests should be paid from a single checking account; our law firm would establish and help you administer this account, so that you can keep track of all expenditures. 3. Paying bills and taxes. If an Massachusetts (or Federal) estate tax return is needed---generally if the estate exceeds $1 million in value---it must be filed within nine months of the date of death. If you miss this deadline and the estate is taxable, severe penalties and interest may apply. If you do not have all the information available in time, you can file for an extension and pay your best estimate of the tax due. 4. Filing tax returns. You must also file a final income tax return for the decedent and, if the estate holds any assets and earns interest or dividends, an income tax return for the estate. If the estate does earn income during the administration process, it will have to obtain its own tax identification number in order to keep track of such earnings. Our law firm has a CPA on retainer to make all of this simple and easy for our probate clients. 5. Distributing property to the heirs and legatees. Generally, executors do not pay out all of the estate assets until the period runs out for creditors to make claims, which in Massachusetts is a year after the date of death. But, in many cases, once the executor understands the estate and the likely claims, he or she can distribute most of the assets, retaining a reserve for unanticipated claims and the costs of closing out the estate. 6. Filing a final account. The executor must file an account with the Massachusetts probate court listing any income to the estate since the date of death and all expenses and estate distributions.

Once the court approves this final account, the executor can distribute whatever is left in the closing reserve, and finish his or her work. Some of these steps can be eliminated by avoiding probate through proper estate planning and through the use of trusts. Whoever is left in charge still has to pay all debts, file tax returns, and distribute the property to the rightful heirs. You can make it easier for your heirs by keeping good records of your assets and liabilities. This will shorten the process and simplify things for your probate lawyer (thank you for that, by the way).

Prove It!

Is there a dirtier word in the whole wills and trusts business than probate? The public perception is that probate is nothing more than a way for lawyers and the government to get their fingers into people's pies. The whole point of probate in the first place is to establish the veracity of legal documents - your will is not your will until and unless it is presented to the public as a whole. This is done to prove whether it was signed the right way, you were mentally competent when you signed it and it meets other formalities. By law, and mainly because the law dates back several hundred years to England, probate in Massachusetts lasts for at least one year from the date of death and often much longer because of various administrative tasks required of an executor in Massachusetts.

What does a probate executor do anyways? I like to say that the business of being an executor is the only business where you are successful if you go OUT of business. The role of executor is to gather the decedent's personal property (the probate estate) and to distribute either according to the decedent's will or by operation of the Massachusetts intestacy laws. Intestacy laws in Massachusetts apply when there is no will and the executor in that case is technically called the administrator of the estate, but it's really the same thing for all practical purposes before the Massachusetts Probate Court. The executor is sort of the bus driver for the whole probate estate - abiding road signs and bringing the passengers (money) to their appropriate destinations. The executor needs to gather the assets, pay the taxes, divide up things that are hard to divide up (like a porcelain doll or a Chris Craft boat), pay taxes and other bills and lastly distribute funds to the legatees under the will or to the heirs in intestacy. In some states it can be a reasonably well paying proposition.

For the most part in Massachusetts probate, being an executor is a very responsible and only modestly compensated role. Admittedly, legal fees for probate can add up do to the procedural and practical steps necessary to properly settle an estate in Massachusetts. If you do even a little planning probate is entirely avoidable. But that little planning is not getting your will done. In fact, a will is nothing but a ticket to the Massachusetts Probate Court. Without probate there is no will as it is your last will that counts. Remember we call it your LAST Will and Testament, it's the latest date that matters for the probate court in Massachusetts.

An old time Boston lawyer told me the story of a Boston Brahman woman who lived on Beacon Hill. She would come into a his downtown Boston law firm each Friday at ten in the morning for the sole reason of updating her will. Each week she would have a new codicil to her will drawn up and then executed in full view of her lawyer as notary public, two legal assistants as witnesses and her two caregivers. She would make a point of reading aloud the codicil to her will in the presence of these persons. "I, Mary So-So, being of sound mind, blah, blah, blah..... leave my nurse Mary 68% of the funds set aside for my caregivers for exceptional service in the past week and to my nurse Eloise 32% of the funds set aside for my caregivers due to her tardiness in preparing my evening baths." And apparently this went on for many years as the old dame received excellent care. Her last will was the one that mattered.