Video Summary

What advice would you give a first-time homebuyer? Well, it’s certainly the largest investment you’ll probably be making in this time in your life, so I would suggest that you probably talk to an attorney who handles any number of real estate transactions and can give you some guidance as far as the process of buying a home and what all you need to do.

Certainly, you need to check on your school districts as far as location. I would also suggest that you have a home inspection for the, a home inspector to come out and verify that there’s nothing physically wrong with the property. Be sure that you always get title insurance as far as ensuring that you have marketable title and not just buy property and take a deed or something that someone is giving to you.

Sometimes I run into folks where they, this is something that they’ve done and they didn’t go through an attorney or obtain title insurance. There’s always problems there wherever you have a seller who says, “Oh, we don’t need an attorney,” or “We don’t need to get title insurance.” Be wary of that. I suggest if you’re going to make that kind of investment, even if it is seller financing, that you go ahead and go through a formal closing, see that your deed is recorded, and so that is some advice I’ve given to you.

Some of the other things you need to do is see whether or not it’s in a flood zone, so that’s going to impact you as far as your flood insurance is concerned. There are any number of mortgage programs involved, so if you’re going to finance it through a financial institution, need to ask them if they have a first-time homebuyers program, so that you may be able to get some favorable rates as far as being a first-time homebuyer.

So, buy and large, you need to talk to somebody that’s been there and seen what can happen. Particularly in this area, there’s any number of problems with sink holes, so if you’re going to be buying a repaired sink hole home, you need to be sure to get the engineering that goes along with it.

These are some of the things that you need to be concerned about, and certainly if you talk to an attorney who represents buyers or handle any number of real estate transaction, he can give you some guidance as far as helping you as far as your purchase is concerned, as well as your mortgage banker or your lender who has program for first-time homebuyers. If you would like to talk to me about that, give me a call at 727-847-2288. Thank you.

Video Summary

May a trustee sell assets of a trust without the knowledge of the beneficiary? The answer is yes, they can. The trustee is in a fiduciary. Has a fiduciary obligation to the beneficiaries. As part of a trust administration, the trustee is supposed to supply a copy of the trust or offer a copy of the trust to all the beneficiaries. In addition to that, they should provide you with an inventory, the assets and the estate and every year provide you with an annual accounting. That way you can monitor what actions have been taken by the trustee.

They do have the obligation to treat this or handle these things on as a prudent investor or someone who has the beneficiary’s interest at the forefront. That’s the reason why you should be getting an annual accounting. You say, “Well, the trustee hadn’t given me any information. The trustee hadn’t given me an inventory or an accounting or anything else and they’re selling off assets.” Well, that’s where you need to probably consult with an attorney to see about making demand on the trustee and possibly filing a petition to have the trustee removed and force them to provide you with an accounting.

If you get an accounting and you believe that the trustee has sold assets for less than fair market value, well then the trustee can be charged and surcharged and removed for dissipation of the trust assets. The trustee does have the power to sell trust assets and does not have to consult with the beneficiary. They are responsible if they act irresponsibly and liquidate these assets.

My philosophy is always to try and be as transparent as possible with the beneficiaries and let them know what’s going on. Just because the beneficiary disagrees with the trustee, if the asset is being sold at market value or close to it, I think the trustee is protected.

Hopefully that answers your questions. I could certainly have heard where some trustees just go ahead and do whatever they need to do and they don’t tell anybody about it and may abuse their ability or the right to sell trust assets. If you have any questions, give me a call at 727-847-2288.

Video Summary

How many days does a real estate broker have to return the escrow after a deal falls through? Well, the practice or what transpires is there’s no particular time line. If a deal collapses, then the broker routinely obtains a escrow release. Many brokers don’t even hold the deposit but they ask both the buyer and the seller to sign a release that says who receives the deposit. So if the deal falls through because of financing and you’re within the time period for the buyer to get financing and they give notice that t hey did not obtain financing and they want their deposit back, they routinely make a demand upon whoever’s holding the escrow to return it.

The real estate brokerage would then prepare a form that authorizes the escrow money to be released to the buyer borrower, and ask that the seller sign it and the buyer sign it and the realtor sign it, all releasing any rights they have to the deposit. Until that is done, well the escrow does not get released. If you have a seller that won’t sign it, well it creates a problem. If they make a demand upon the deposit, well the deposit doesn’t get released and certainly the buyer gets frustrated as far as that’s concerned.

My suggestion is if you believe that a seller is not releasing your deposit after you have a good reason to cancel the contract, I advise the folks to file an action in Small Claims Court if the deposit’s less than $5,000, and ask the court to reward them their money back under the terms of the contract. There’s no set time period. The escrow agent and the broker are going to ask the parties to sign a release and if that doesn’t happen on a timely fashion, then I believe that a broker does have a time period, which I can’t give you, to submit this to the Florida Real Estate Commission as far as to whom they should release the money when there is a dispute.

I don’t have an answer as far as that’s concerned on how many days they have before they send it to the Florida Real Estate Commission and ask them to make a determination as to who they should release the money to. If you have any questions, you can give me a call at 727-847-2288.

Video Summary

What is a Miller Trust? Well a Miller Trust is also known as a Qualified Income Trust, also known as a d4a trust. A lot of times people have confusion as to whether or not a Miller Trust is a viable planning tool for them when it comes to estate planning. However, a Miller Trust is only specifically utilized for one thing and that is with respect to qualifying for Medicaid coverage for skilled nursing care, within the State of Florida. Well why would I potentially need a Miller Trust in the event that I needed Medicaid for skilled nursing care?

Well, the whole purpose of a Miller Trust is to divert excess income that the recipient is receiving on a monthly basis. Let me explain how this works. Right now the allowable threshold for income on a monthly basis from Medicaid for skilled nursing care is $2,205 per month. Let’s say you have a situation … I want to be very clear here, this is the gross monthly income. There’s a lot of misnomers where people … 2,205 net within my bank account each month from my social security. Unfortunately, Medicaid does not consider what your net income is. Medicaid only considers what your gross monthly income is. Let’s use the hypothetical example that you have an individual whose gross monthly income is $2,206 per month, so $1 over the allowable threshold for Medicaid. In that situation, if you just applied for Medicaid based upon what your income was, you would be denied, and a lot of people say, “Well, a dollar, that’s not very much at all,” but that’s the requirement.

In order to essentially divert that excess money, that dollar each month, a Miller trust is created and funded in the same month that you are trying to attain Medicaid coverage, in order to divert that excess income. A Miller trust is only a viable planning tool in the event that you do have more than $2,205 on a monthly basis as far as your gross monthly income, in order to qualify for Medicaid for skilled nursing care. If you have any other questions regarding a Miller trust or if a Miller trust is a viable planning tool for you, please give me a call here at the law firm of Waller & Mitchell at 727-847-2288.

Video Summary

May Florida homestead exemption be kept while I’m away at college in another state? The answer is yes, and that as long as this is your home and where you reside, other than when you’re temporarily away, you can retain your homestead exemption. Another example of this is folks that own their home here in Florida. However, they get their motor coach and they tour the United States and they may only come back for a couple of weeks out of each year. They feel this is their permanent residence. They intend on residing here permanently and they don’t claim homestead in any other state. They’re entitled to homestead exemption for their ad valorem taxes. Another example of people being able to retain their homestead exemption is in the event that a property owner has to go into to skilled nursing care. Just because they’re absent from the home as a result of illness or being in a nursing home, they still have the intent to return home, and therefore are able to continue to claim or receive homestead exemption.

However, if the property is rented, under any of these circumstances, well that would then jeopardize the homestead exemption and it is not being held for your permanent residence, but is held for rental property. If you have some other question about homestead exemptions, give me a call at 727-847-2288.