Video Summary

“What is a non-qualifying assumable mortgage?”  Well, let’s first talk about what we usually have from institutional lenders and a mortgage.  They are not non-qualifying assumable mortgages.  They have a clause in the mortgage that says, “In the event that you transfer the property, the loan becomes due and payable.”  That’s called a due-on-sale clause.  So, you will violate the terms of the mortgage if you convey the property to a third party and have them take over your mortgage.

Now, some Veterans’ mortgages are qualified assumable mortgages, meaning that if another veteran is assuming it, he can apply to the Veterans’ Administration and see if they will allow him to assume it.  With regular institutional lenders it’s very difficult and they’ll probably refinance you rather than try to have you assume a mortgage.  So, when do you have an assumable mortgage?  It’s usually with a private investor.  Whenever an individual holds the mortgage and it does not have the language in there that, “This mortgage becomes due and payable at such time as you transfer the property,” or words to that effect.

So, if it doesn’t have language that it is not assumable, then the mortgage can be assumable.  A non-qualifying assumable mortgage would be one that did not contain a due-on-sale clause or a prohibition against someone assuming the mortgage.  You don’t find those very often, and I guess probably 20 or 30 years ago the old FHA mortgages used to be a non-qualifying assumable.  (But I’m afraid that my age is telling on me and at this point there’s not too many of those around to assume or they’re so small that it wouldn’t make any sense to do it.)

99.9 percent of your mortgages out there do have a clause that makes them non-assumable and must be paid in the amount they’re transferred.  However, if you choose to go ahead and just take over the payments for someone, I must say that most institutional lenders have not been exercising their right to call the loan due and payable, and they’re just happy to get their payments regularly.  There are some problems with taking over a mortgage that is not assumable, so if you have any questions or would like to work out some creative financing, give me a call at (727) 847-2288.

 

What Is A Piggy Back Mortgage?

 

Video Summary

“What is a ‘piggy back’ mortgage?” A piggyback mortgage is one where you get a first mortgage, which is an 80-percent loan devalue on the property. The reason we use 80 percent is because you don’t have to pay mortgage insurance if you have an 80-percent loan devalue. Well, you say, “ I don’t have enough money. I want to borrow 90 percent or try to borrow 100 percent.” Depending on the length of the lending climate (Which is not too good right now; five or six years ago it was terrific.), you turn around and get a home-equity loan or a second mortgage for the additional ten to 20 percent of the loan, and that’s the piggy back portion. In this way, you avoid having to pay mortgage insurance on it.

 

It’s particularly helpful if you can do this if you’re in transition; what they used to call “bridge loans” (but you can’t find bridge loans anymore) where you’re going to acquire property and then later sell your other property and pay off your home-equity loan, or even pay down your first mortgage. So, the piggy back portion comes into play whenever you obtain a second mortgage at the same time as you get your first mortgage, and the purpose of it is to avoid having to pay mortgage insurance on a high loan devalue if you borrow more than 80 percent.

 

Back when the economy was red-hot we were doing any number of closings. We’d get an 80-percent loan and turn around and get a second mortgage or a piggy back loan for another 20 percent and provide 100 percent financing, or very close to 100 percent financing. So, if you have any questions about piggy back mortgages or a real-estate transaction, give me a call at 847-2288. Thank you.

 

Can I Leave Money to My Pet?

 

Video Summary

Can I leave my assets to my pets? This question is becoming more and more popular and Florida has passed a statute, as far as trusts are concerned, that specifically authorize a trust for your pets. It’s usually included in your will and provides you designate who you wish to care for the pet, and then you appoint someone else to supervise that the funds are applied for the pet’s use and care.

 

There is a specific provision for a pet trust, so if you’re interested in providing for your pet under your will, please give me a call and set up an appointment and I’ll be happy to assist you in setting up a trust provision for your pet when you’re no longer with us. My phone number is (727) 847-2288.

 

Video Summary

How often should I change my trust?  Well, the first question is whether or not you have what they call a revocable trust, meaning a trust that you can amend (because if you have an irrevocable trust that means you cannot change it).  But let’s assume that you’re talking about a revocable trust.  If you reserve the right to amend the trust, I suggest that you review the provisions of your trust at least once a year, particularly the provisions that provide for who receives the assets at your death, and you should change it any time your circumstances change.

In the event that you lose one of the beneficiaries, you would want to consider who you would want to receive that beneficiary’s share.  If you have family problems or domestic problems, you may wish to also change your trust.  So, you change your trust just like you change a will—when your circumstances change.  The laws are changing now in the event of divorce.  Under a will scenario, an ex-spouse is automatically taken out of your will, so even if you left him or her everything, they would not inherit once you are divorced.

I believe that they’re working on trust legislation to provide the same thing in a trust document.  So, this would be another circumstance when you would want to review your estate plan.  Review not only your will or trust document but other documents, such as a living will, if you may not want your ex-spouse to make a decision on a life-or-death situations (such as discontinuing life support) or being named your healthcare surrogate or possibly a power of attorney, which particularly leading up to the divorce, could be particularly dangerous.

So, if you’re going through domestic problems, you may want to set up an appointment to discuss your estate plan and what you can and cannot change while you’re going through the divorce proceeding.  And certainly, after the divorce, you’ll want to review your documents.  If you have some questions about this or would like to set up an appointment to review your trust and talk about any change in circumstances, we’ll be happy to do so and prepare an amendment to your trust.  My phone number is (727) 847-2288.

 

Video Summary

When someone dies, what happens to their bank account?  Well, the first thing you need to do is to look at how the bank account is titled.  If the bank account is jointly held, then the bank account becomes the sole property of the survivor.  So, if there’s a Jane Doe and a John Doe on the account and John Doe passes away, then the account becomes the sole property of Jane Doe.  If the accounts are set up in the name of John Doe and POD, which stands for “payable on death”, to Jane Doe, then Jane merely presents a death certificate to the bank and then the bank will disperse the account to Jane Doe.

Also, another designation for bank accounts is ITF.  It’s called “in trust for” and if the account is set up under “John Doe, ITF, Jane Doe”, Jane Doe merely needs to present a death certificate to the bank and they should disperse the account to her.  If the account is just in John Doe’s name and there’s no beneficiary or co-owner, then the account must go through an estate proceeding. What type of probate proceeding will be necessary will depend on the size of the account, and it will go to whoever his heirs are.

If he does not have a bank account subject to administration it will go to the payment of creditors.  If he has a will, John Doe would designate who he would want to receive the bank account and it would be subject to administration again, but would go to the designated beneficiaries.  If he has none, then the account could go to the State of Florida.  If the account is never probated and  just sits, it could be considered abandoned property and after a very long period of time the state may receive it.  Many times heirs are contacted by various companies who locate abandoned assets and contact you about setting up an estate proceeding; of course, they’re entitled to a fee for finding these assets.

So, it depends on how the account’s set up as to who receives the bank account when someone passes away.  If you have any questions or if you have a bank account that a decedent owned, give me a call and I’ll be glad to assist you in recovering the bank account or handling the probate proceeding.  My phone number’s (727) 847-2288.  Thank you.