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All Forum Posts by: Marc Cormier

Marc Cormier has started 6 posts and replied 16 times.

The House of Your Dreams Is In Probate

You finally found the house of your dreams, and you find out that it's technically available, but it's in probate. Should you give up or try to buy your house? There are actually some good reasons you might even prefer to buy a house that is in probate.

The main reason is price -- because the house isn't being sold by a traditional homeowner, you may be able to get the property at a significantly reduced price. Whether you want the house for yourself or as an investment property, you are able to get a much better deal on a house that is still in probate. The seller is more likely to be willing to settle for a lower price in order to settle the estate and move on.

What Is the Down Side to Buying a House In Probate?

A house ends up in probate because the owner died without a will. The person in charge of settling the estate will need to pay off creditors by using the assets from the estate, including any property owned by the decedent. The process usually takes longer than a traditional sale and you might be competing with other buyers who want to take advantage of a great deal. There might also be issues with deferred maintenance.

Dealing with Deferred Maintenance Issues

What is deferred maintenance? Sometimes when a house is going through probate, the person responsible for the property may only be making minimal efforts to take care of the property. Issues that don't seem like emergencies don't get dealt with right away, That means that there may be some issues that you will have to deal with if you buy the house that are caused by the caretaker's neglect.

Post: Wholesaler Purchase Agreement: Which Seller Can Legally Sign?

Marc CormierPosted
  • Real Estate Agent
  • Rockville, MD
  • Posts 17
  • Votes 7

POA died upon death. I would let the title company work it out since they would be issuing the policy.

Post: DALLAS, TX PROBATE LEADS – ALL OFF MARKET PROPERTIES

Marc CormierPosted
  • Real Estate Agent
  • Rockville, MD
  • Posts 17
  • Votes 7

Wish I could pull leads that fresh in my County

Post: pros and cons of short sales - need advice!

Marc CormierPosted
  • Real Estate Agent
  • Rockville, MD
  • Posts 17
  • Votes 7

From my experience, FHA loans are stringent on closing costs – 88% of ATP value (Approval to Participate – in FHA deals, they issue that letter with the required offer price and minimum net – 88%) required, closing help only for an FHA buyer and 1% up to 3% with a variance. HOA lien and other management co. lien – would need current payoff for the HOA.

The issues that make FHA short sales less likely to succeed is due to an investor buyer who will want to pay 65-70% of as-is fair market value so they can fix and flip. A seller needs a price that will be pretty close to the bank's appraised value, and FHA does full FHA appraisals that stick for four months and are hard to challenge.

Post: Realtor Letters to Distressed Sellers

Marc CormierPosted
  • Real Estate Agent
  • Rockville, MD
  • Posts 17
  • Votes 7

Older adults moving into assisted living facilities?

Post: Probate Lead Property Cost More Than We Can Actually buy

Marc CormierPosted
  • Real Estate Agent
  • Rockville, MD
  • Posts 17
  • Votes 7

NICE!  Find a partner if the numbers are strong ;)  

Post: Seller listed without the right to list

Marc CormierPosted
  • Real Estate Agent
  • Rockville, MD
  • Posts 17
  • Votes 7

Has a Personal Representative (PR) been appointed?  How was the property title (tenancy by the entirety)?  I would speak to the title company and see what can be done.  

Post: Who Gets the Tax Credit on “Subject To” Deals?

Marc CormierPosted
  • Real Estate Agent
  • Rockville, MD
  • Posts 17
  • Votes 7

Tax time is quickly approaching, and that means an uptick in the questions about who is entitled to get the tax credit for "Subject To" deals. As David M. Hasson CPA, PFS of Seckendorf Hasson & Reilly CPA's, LLC noted, his office receives a number of questions about this, especially as the year's tax deadline approaches.

"Subject To" deals are those that an investor acquired as the result of taking over the payments on the existing mortgage. Because of this, the deed to the property transfers to the investor while the original mortgage remains in the name(s) of the original seller(s). This can lead to confusion with many lenders stating that the sellers retain the right to these tax credits.

"Even though it's a concept that seems to lend itself to confusion, "Subject To" deals actually have a clear-cut answer when it comes to deciding who can take the tax credit," Hasson noted. The Internal Revenue Service (IRS) is the entity that makes the rules concerning who gets tax credits. The agency's stance on this matter is that whoever actually makes the mortgage payments on the loan has the right to deduct the interest.

An investor who made payments on a mortgage loan only has to prove to the IRS that they did so. They are then entitled to take the tax deduction. Showing the IRS the canceled checks that indicate that the mortgage was paid are all that is typically required. In nearly all cases, such investors should also be able to claim depreciation as well.

Rental Property Tax Breaks

A primary reason that investors are able to build wealth over the long term is because of the favorable tax breaks that come from having rental property. A good accountant who is well-versed in the tax write-offs that benefit investors is crucial throughout the year as well as during tax time. A knowledgeable accountant is necessary to ensure that all mortgage interest deductions, operating expenses, real estate taxes and mortgage points amortization that are allowed by full are taken advantage of to their fullest extent. Following this strategy helps the savvy investor minimize the taxes paid while continuing to build wealth.

Post: Probate and Bankruptcy at the Same Time? One Debtor, Two Estates

Marc CormierPosted
  • Real Estate Agent
  • Rockville, MD
  • Posts 17
  • Votes 7

When you accept the role of an executor or personal representative to someone close to you, you know the role will take time and patience. Yet perhaps the last thing you're considering is that the person you’ll represent might die in bankruptcy.

When Debtors Die, What Happens to Their Bankruptcy Cases?

State probate courts, such as those in Virginia and Maryland counties and in D.C., have jurisdiction over all wills and estates. This would seem to mean that a federal bankruptcy court cannot make any moves to convey the assets of anyone after death.

Yet this is not the case. Under the Federal Rules of Bankruptcy Procedure, a deceased debtor’s Chapter 7 liquidation continues, as though the person were still alive. What about a pending Chapter 11 reorganization? It may simply be discontinued unless further administration is possible and serves the parties’ best interests. If so, reorganization continues, too, as though the person were still alive.

Thus, when a debtor dies during a bankruptcy proceeding, the executor is only left to administer the assets that have been declared exempt from the bankruptcy. These exempt assets go into probate separate and free from the debt.

How Can Bankruptcy and Probate Coexist?

The legal mechanism of bankruptcy itself makes two coexisting estates possible. By filing a petition for bankruptcy, a person creates a bankruptcy estate.

The bankruptcy estate is a distinct taxable entity—separate, that is, from the debtor’s estate that may retain any property exempted from the bankruptcy proceedings.

Under the federal Bankruptcy Code, the debtor has no claim to this new creature of law, the bankruptcy estate. It is the bankruptcy trustee who has the responsibility to liquidate assets, pay off creditors, and otherwise administer the bankruptcy estate—not the debtor.

Under the bankruptcy trustee's oversight, the bankruptcy case can survive the debtor. A discharge, once ordered, relieves the debtor’s personal representative of liability for the discharged debts.

As Marc Cormier observes, “This is, of course, good news for the heirs, and a relief for them in their time of grieving and distress. The deceased’s debts are discharged, so creditors may not make claims against the property they stand to inherit.”

This is how both cases—bankruptcy and probate—coexist. From the date the debtor filed the petition, the federal bankruptcy court had jurisdiction to determine the exempt assets. But it never assumes jurisdiction over any element of the probate estate. Conversely, the probate estate may never encroach on a bankruptcy trustee’s control over the property in the separate taxable entity: the bankruptcy estate.

A Different Scenario: The Chapter 13 Bankruptcy

In a Chapter 13 filing, a debtor undertakes a repayment plan spanning three to five years. With the debtor’s disposable income, the bankruptcy trustee pays off debts—discounted or in full. The saving grace of Chapter 13 is its option for debtors to hold onto their homes and catch up on mortgage payments.

The debtor's income plays a starring role in Chapter 13. Such a role cannot continue when the debtor dies and monthly income stops. The bankruptcy court may dismiss the case—unless the heirs wish to step into the shoes of the deceased, keep the bankruptcy case alive, and make the plan's payments.

If a married couple filed for Chapter 13 jointly, and death means lost income, the surviving spouse could ask the court to reduce the payments.

Should the Heirs Keep a Chapter 13 Bankruptcy Case Alive?

When a person dies after filing for Chapter 13 bankruptcy, the heirs have some influence over whether the bankruptcy case proceeds or stops short.

Option A. Continue the Case

If they decide to hold onto the home, the heirs might opt to keep the bankruptcy case alive. The lender, by law, must work with the heirs to put their names on the mortgage.

It might seem like a burden on people in their time of grief to step in for the deceased and keep a bankruptcy case going. Yet the heirs may stand to benefit significantly by continuing, because a number of debts will be deeply discounted, leaving more in the estate for its beneficiaries.

Option B. Dismiss the Case

Alternatively, the heirs could ask to have the Chapter 13 case dismissed, then refinance the home. If the heirs are in the position to purchase other secured debts (which might be a computer, a car, home appliances, and so forth), they could work with the lenders when the case is dismissed.

Under Chapter 13, if there is a surviving spouse in a joint bankruptcy proceeding, the spouse may petition the court for a hardship discharge, and obtain a sped-up process.

Caution: If the deceased had heavy credit card debt or outstanding medical bills, the creditors could go after the decedent’s estate once the bankruptcy is dismissed.

This is not legal advice, simply written for discussion.  I am not a lawyer nor an accountant.  Marc Cormier ~ Realtor


Post: Can a Probate Estate do a short sale?

Marc CormierPosted
  • Real Estate Agent
  • Rockville, MD
  • Posts 17
  • Votes 7

Once someone dies and that person's estate enters probate. The executor is in charge of ensuring that the bills get paid, and the beneficiaries get any assets promised to them. One of the essential tasks the executor must do involves transferring the property from the estate to the heir.

Unfortunately, the decedent owed more on the property than the property would sell for on an open market. This problem becomes stickier when you realize that the executor is also in charge of liquidating real property to pay off outstanding debts.

Another important rule is that the executor must always act in the best interest of the estate. It may benefit both the state and the person inheriting the property if it can be sold in a short sale, thereby clearing the title.

What Is a Short Sale?

Simply put, a short sale is when the home is sold without paying off the outstanding debt, with the lien holders' permission. Sometimes lienholders are willing to accept a short sale, for instance, when the alternative is foreclosure.

To do a short sale in an estate, you will need to keep good records to prove that the house wasn't worth as much as the mortgage. Otherwise, others interested in the estate could try to claim that you could have gotten more money from the sale.

Realtor or Lawyer?

You need a professional to help you navigate the tricky intersection of real estate and probate so you can accomplish your task without getting in trouble. Realtors may know about selling homes but usually have little experience with probate matters.

Closing the Deal

Given the right situation, a lender will be willing to negotiate the lien on the property. Once you have an agreement, you need to make sure the lienholder will not come after the estate, taking away assets from the other heirs. If your agent works out a poor deal, it could harm the rest of the estate. You may have a friend or familiar real estate agent who wants to help, but poor advice from someone unfamiliar with probate work could lead to dire consequences.

Don't forget that any fees you pay a professional as part of setting the estate can be billed to the estate.