Issues with Foreign Executor of American Estate? A long-divorced parent has two adult children, one residing in same state (Idaho for example), the other living overseas. Parent dies without debts, the only asset is a small home, and they pre-paid property taxes and insurance a full year ahead. The 25-year-old will designates the overseas offspring as executor. The will further states property shall be sold and offspring are to split the proceeds. However, the will does not specifically designate who inherits the property/deed. Both offspring get along well and there aren't any fights over anything. Will there be legal or financial problems with a foreign executor? Pre-death, in the will, would it be better to designate the American resident offspring as executor? If both offspring agreed, can the overseas offspring easily transfer executorship to the American offspring, or will there be legal or financial consequences? Would there be legal or financial deed ownership issues, since neither offspring specifically inherited the property? Could a court order the property to be auctioned out from under the offspring? If a court determines the overseas executor offspring receives the property deed, the overseas executor wants to remain executor but give deed to American offspring for easier selling of the property, would the property have to go through titling and closing costs for the transfer, and then again for property sale to a third party? Edit: Would there be any resident-of-same state property tax benefit gain or loss depending on which one has their name on the deed when the property sells?
The will further states property shall be sold and offspring are to split the proceeds. However, the will does not specifically designate who inherits the property/deed. This is an instruction regarding who inherits the property. It means that the executor of the probate estate (in an official capacity), who takes title by operation of law upon appointment, is directed to sell the property rather than to distributed it in kind. Will there be legal or financial problems with a foreign executor? Not necessarily. Generally, the main issue is that a foreign executor must sign a document expressly submitting to the jurisdiction of the probate court when appointed in addition to other documents that are signed by all executors. Pre-death, in the will, would it be better to designate the American resident offspring as executor? Not necessarily. Hands on administration of the estate and dealing face to face with a local probate lawyer is easier for a resident of the state where the assets are located and the decedent resides, but in these days of telecommunications this isn't a decisive factor. The relative competencies of the prospective executors is more important. If both offspring agreed, can the overseas offspring easily transfer executorship to the American offspring, or will there be legal or financial consequences? Assuming that they are the only interested parties in the estate, they can do so. You can't be compelled to serve as an executor just because you are nominated by a will to do so. If one person declines to serve, the person with next highest priority which would likely be the other sibling, may apply to the probate court to be appointed. The main financial consequence is that typically, whoever does the job is entitled to reasonable compensation from the estate for their services. Would there be legal or financial deed ownership issues, since neither offspring specifically inherited the property? No. Could a court order the property to be auctioned out from under the offspring? If all interested parties agree, they can defy the will. The normal process, however, is for the executor to follow the will and to sell the property in a commercially reasonable manner, typically by engaging a real estate agent to handle the sale. If the executor fails to take action, and an interested party objects, it would be more common for a probate court to remove the executor and appoint another one, than to order a sale at auction, which would typically be a course of last resort. This said, under appropriate circumstances, the court of probate jurisdiction would have authority to order an auction of the house. Most commonly, a court order to sell a decedent's house at auction would arise when the decedent (i.e. the dead guy) only owned an undivided partial interest in the house (called a tenancy in common interest) and the non-deceased third party co-owner of the house (perhaps a brother or ex-wife of the decedent) declined to cooperate in selling it. If a court determines the overseas executor offspring receives the property deed, the overseas executor wants to remain executor but give deed to American offspring for easier selling of the property, would the property have to go through titling and closing costs for the transfer, and then again for property sale to a third party? This question reflects a fundamental misunderstanding about how probate works. Title to the property vests in the estate by operation of law upon the death of the decedent. The executor has authority, once appointed, to take actions such as signing a deed to a third-party buyer, on behalf of the estate. There is no intermediate closing and transfer of title to vest title to the property of the decedent in the name of the estate before it goes from the estate to the third party. The net proceeds of the sale to the third party (after costs of sale and prorations of things like property taxes and prepaid insurance) are then placed in a bank account for the estate and paid to the heirs after expenses of administration are paid. There is nothing that makes it significantly harder for an overseas executor to close than a domestic one. The title company handling the sale emails the deed (and any other paperwork that needs to be signed) to the executor. The executor prints the documents to be signed, signs the non-notarized documents, and signs the deed in the presence of his friendly neighborhood notary in the foreign country where the executor lives, who notarizes the deed. The executed deed, together with a document called an apostille proving that the notary is really a notary, is sent back to the title company (probably with a scanned copy by email and a hard paper copy following by express delivery). Coordinating time zones may be a pain depending on the location of the particular foreign country in question (but the closing does not have to happen for all parties at exact the same time), and if the overseas executor is someplace primitive and remote with no internet access or computers or printers or faxes and no notaries, that could be a problem. But there are increasingly few places like that in the world.
Living Wills A "living will" which is a "pull the plug" document that isn't customized to an individual's preferences (probably 95%+ done by lawyers are not customized anyway) through a service like LegalZoom is probably fine, although doing it yourself you don't get the same guidance about how to use it in practice and are more likely to screw up the formal execution of the document (e.g. not having the proper witnesses and notary observe the execution, or signing in the wrong place, etc.). But this document is usually prepared by a lawyer at little or no extra cost when you have your last will and testament done, so the cost of not screwing up the execution of it isn't great. And, lawyer drafted documents are less likely to be contested in practice, even when a non-lawyer on paper does everything right. Someone who does their own living will also often doesn't realize the important of also having medical powers of attorney and durable powers of attorney for property which are also necessary. Simple Wills A "simple will" is quite another matter. First, I've never met a layperson who doesn't think that they need no more than a "simple will" when in fact they often do, either because they are affluent, or have a blended family, or need testamentary trusts to manage property for children or young adults or black sheep or for tax purposes or because some family members are non-citizens. In general, a lot of the value of having a lawyer do the work comes from the lawyer's ability to spot issues that are exceptional and take you out of the "simple will" solution by itself. Often an issue spotted can result in larger monetary savings or a much smoother probate process. For example, a lawyer can identify cases where a probate proceeding in more than one state is likely to be required and suggest steps to avoid that expensive result. Second, many non-lawyers have a very hard time thinking about all possibilities. They do fine thinking about what rules make sense if everybody alive today is still alive when you die and you own what you own now when you die, but have a very hard time thinking about what would be appropriate if people predecease them or if their assets change substantially. Lawyers are much better at working through what is sensible in all of these possibilities, many of which won't happen, but some of which will happen. This matters because a will never expires unless it is expressly revoked. I've probated wills drafted during WWII in basic training (as required) before the decedent went off to war and never amended over the next 60 years, and it is very hard to be that thoughtful when you are doing it yourself. Third, it is very common for non-lawyers to use language that isn't obviously ambiguous or otherwise problematic until you are forced to apply it in practice. Estate planning lawyers are much more aware of these traps in the "moving parts" of an estate plan and of the possibilities that need to be provided for. To give one example, suppose that you leave your second wife your house, and leave the remainder of your estate to your children (her stepchildren). It is very easy to say this in a way that does not make clear whether she takes the house subject to the mortgage, or if the mortgage is a debt to be paid before the remainder of the estate is distributed to the children. Similar issues often come up in relation to tax elections and allocation of tax debts among heirs. Providing for the disposition of pets is another thing that few non-lawyers manage to do well. Lawyers, in contrast, generally draft in a manner that avoids these ambiguities and sets forth rules that are sensible, fair and will work in practice. The issues are even more fraught if businesses or investment real estate is involved. And, non-lawyers (even sophisticated, affluent business people) routinely fail to grasp that a Will only governs assets which don't have beneficiary designations and is subject to forced marital share and minimum family inheritance laws that act by operation of law as well as other "gap filling" presumptions that modify the literal meaning of certain kinds of language in a Will. Finally, screwing up the execution of a Will is very common, while lawyer drafted wills are much less likely to be contested. In my twenty years of experience as a lawyer who does estate planning as part of his practice and teaches lawyers, financial planners and paralegals about the topic, I find that the increased litigation costs associated with a do it yourself will (on average) is about ten times as large as the savings associated with doing it yourself. Sure, one time in three or four or five, somebody does their own will and doesn't screw it up and it all goes fine, but a majority of the time, do it yourself will drafters do something that would be considered malpractice if a lawyer did it. Pay lawyers now, or pay lawyers more later. Honestly, if all you need is a "simple will" and you are not willing to spend the $500-$2,000 to have a lawyer draft appropriate documents, and help you execute them, you are probably better off doing nothing at all and dying intestate (i.e. without a will so that the default provisions of the law apply), which often isn't a horrible result in a plain vanilla, unblended nuclear family that isn't particularly affluent.
In the vast majority of jurisdictions, unpaid property taxes give rise to a lien that runs with the land. So, the new owners have an "in rem" responsibility to pay those taxes that can be collected against them solely by foreclosing on the tax lien and seizing the property if the tax isn't paid. Whether the previous owners also have any responsibility for the unpaid property taxes depends on state law which varies and on the terms of the real estate purchase and sale contract and deed in the transaction. Where I live, the real estate buyer is protected against a surprise tax bill once the sale is done in two main ways. First, the title company provides insurance against unpaid real estate taxes and will deduct any potential unpaid real estate taxes from the funds provided to the seller at closing unless the country treasurer has verified in writing to them that there are no real estate tax arrears for that parcel of property. Second, if the property is conveyed by a warranty deed that does not exclude a warranty that there are no property tax liens in existence for the relevant years, then the buyer has a right to sue the seller for the unpaid back taxes if that warranty turns out not to be true. Almost all sales of real property for full consideration between unrelated parties are carried out by a general warranty deed of this type that doesn't exclude property tax liens except for the current calendar year. If there is no title company involved in the transaction and/or the property is not conveyed by a warranty deed (e.g. it is conveyed by a quitclaim deed), then you could still avoid this risk by checking with the county treasurer to see if any back property taxes are owed on the parcel being sold and getting a certification in writing from the county treasurer of that fact, before agreeing to close on the sale. The title insurance company, or you, if there is no title insurance company, should also check the county real estate records normally maintained by a county clerk or recorder, to confirm that the seller really owns the property sold and that it has not been sold in a tax sale which would eliminate the back tax obligation but which would also mean that the seller no longer owns the property.
A Last Will and Testament can be very complex. The longest and most complex one that I have drafted runs to about eighty pages. I've seen some in probate proceedings that run to about 120 pages, with additional exhibits of numerous pages containing legal descriptions for real property and serial numbers and account numbers for other assests. How many resources will be expended to execute it? Is this process self-funding? The fiduciaries appointed to carry out with implementing a Last Will and Testament in a probate proceeding spend whatever they need to spend to carry it out, to the extent that funds are available in the estate. The assets of the estate pay for these costs of estate administration. Say, if it prescribes that assets should be disseminated only upon a condition, possibly many years in the future, can I be sure it will happen exactly as described? You can't. You're dead. You nominate fiduciaries such as executives, personal representatives, administrators, guardians, conservators, trustees, custodians, and trust protectors to carry it out. They have fiduciary duties to faithfully carry out your instructions which interested persons, such as creditors and beneficiaries of the estate and trust protectors, can sue to enforce. In the case of charitable trusts, there is also a government official (in the United States, usually the state attorney general of the state in which the estate is administered) that has standing to enforce will and trust provisions for the benefit of a charity. There are certain legal doctrines that exist to discourage you from exercising &quot;dead hand&quot; control for too long. One of this is a very complicated rule known as the &quot;Rule Against Perpetuities&quot; which differs from jurisdiction to jurisdiction. Another (in the U.S.) is a tax known as the Generation Skipping Transfer Tax. There are also legal doctrines that allow interested persons to apply to a court to modify or reform the terms of a probated will or trust, doctrines such as the cy pres doctrine to deal with cases where transfers to entities or persons that no longer exist are present, doctrines that invalidate certain dead hand directions (e.g. related to race or to marriage) as a matter of public policy, statutes that invalidate certain kinds of real estate ownership with remote possibilities of reversion to a remote relative (e.g. fee tail), and doctrines that allow will and trust provisions to be reformed because it is impracticable to carry the out the terms even if it isn't strictly speaking impossible to do so. For example, can I award my legacy to someone who solves a certain equation (where the verification of this might be complex, and costly in time and money)? Subject to the doctrines set forth above, yes, this is possible. The typical way to do this would be to establish a foundation to oversee this part of the legacy and to name someone such as the current holder of an endowed professorship, or the chair of a university department or scientific institute, as an arbitrator of the question of whether the condition was met (typically with instructions to pay for that service as an administrative cost or instructions that it be self-funded by the recipient of an endowment gift to an institution as a condition of receiving an endowment gift). If an arbitrator was not appointed, a court would typically appoint an expert known as a &quot;special master&quot; to investigate the question (as the expense of the parties seeking to be paid and the estate) to determine if the condition was met in the event that this was disputed, or to ratify that the condition was met, in the event that this was not disputed. The &quot;special master&quot; would then investigate the matter and issue a report after receiving input from all parties and any independent investigation that was authorized by the order appointing the special master, and the report to the court would recommend a resolution. The parties could tell the court whether they disputed the special master's finding, and if so why, and the court would almost always adopt the special master's recommendation on the basis of that report. I have seen this process used in cases involving complex tax questions in probate court. Another common way to do this would be to establish a donor advised fund in a &quot;community foundation&quot; which is a foundation shared by many donors with a common administrative staff and investment pool that administers foundation-like funds from particular donors according to the substantive terms of the fund. There are examples of things similar to this (such as the Nobel Prize) being done. When I was in law school, there was a popular urban legend, I don't know if it was true or not, but it could have been true, that the dining hall in the law school (at the University of Michigan where I took my meals for my first year in law school) was endowed on the condition that steak be served every Friday. True or not, the steak was always there on Fridays.
What can I do to prevent someone from leaving me something in their will? Nothing. Allowing other people to legally change someone's will defeats the purpose of a will: To express the writer's last wishes. (That is why the full title is a "Last Will &amp; Testament"). Do I have to take responsibility for things left to me in a will or are there other options? No! You do not have to accept an inheritance. The legal process for rejecting an inheritance is called "disclaiming." It happens often enough that there are plenty of nice summaries of the process on-line. Your next step should probably be to read one of them.
Swiss customs has a form to submit questions like this and they gave me a very informative answer. As it turns out the receiver is also part of the customs process. If for some reason customs decides to open an investigation assuming that something regarding declaration/import was wrong the receiver will also be part of the investigation and it is possible that they determine that the receiver is at fault as well. In this case in addition to the import fee additional fines or fees might be imposed on the receiver. I do not know how they determine this, but from a law perspective it is clear. There is always the option to just report a wrong declaration upon receiving the package which means you have to pay the import fee, but no other fines, fees or investigations will include the receiver (assuming the goods involved can be imported legally). The legal part points towards (this part sadly does not exist in English): Zollschuldner Art. 70 Zollgesetz (specifically section 70 (2) c.). For the unlikely reason that the swiss administrative legal code becomes unavailable this is said article translated by me: Customs debtors have to pay customs fee, or if they become unavailable make guarantee for it (materially). Customs debors include: a) The person sending goods across the border (sender) b) The person responsible declaring the goods c) The person on whos behalf goods are ordered &lt;-- Some interesting tidbits: Transport compaines are not liable for anything Your heirs inherit your customs penalties (i.e. you order something from another country, then your heirs have to pay customs fees if you happen to die) Buying a company also means buying their customs obligations.
Interesting question. I routinely write wills that authorize the executor to destroy property that has no significant economic or sentimental value, but I've never encountered a case where a testator or testatrix has directed that property be destroyed and I've never seen a reported case (or even a news report) in which that has happened. To the extent that an estate is solvent, there is no reason that a creditor could complain and if the destruction was done in a safe manner (as opposed to burning down a house or something like that without consulting the fire department) I'm not sure that there would be a public interest in doing so either. There are many religions that had a practice historically of burying someone with grave goods, so there are reasonable First Amendment freedom of religion arguments for allowing such a practice if it had a religious basis. And, if no interested party objected, I don't see how anyone could stop the executor from acting, unless the property to be destroyed was, for example, evidence of a crime, in which case it would be a crime to destroy it and the provision of the will would be void because it was a crime to carry it out. If an executor sought permission from a court to carry out this instruction, the court might require a public notice of the planned destruction to give notice to any third party who might claim an ownership interest in the property allegedly belonging to the decedent. On the other hand, usually, all interested parties in an estate can agree to act contrary to a will by unanimous consent, in which case no one would have standing to fight for the provision in court (unless it was considered a charitable bequest, in which case a state attorney general or an advocate appointed by the court with the "will" as the client could defend it). Given the strong public policies in the law disfavoring "waste" (i.e. useless destruction of property) such a provision could be held to be void as against public policy (similarly, bequests contingent upon marriage decisions are now void as against public policy).
Unfortunately, there is the law answer, and there is the family answer. The law answer is fairly straightforward - she deeds the land to you, and you leave it your husband if you precede him in death. The family answer is different. Many families have been torn asunder by inheritance issues. Your siblings seem to think they deserve a share, which is problematic if you are building there. Your choices are to split the land but buy your siblings out, establish a long-term structure lease on the land, or take the land and deal with sibling fallout. There may be other options an estate lawyer can recommend. Note that if your siblings are co-owners, then soon there will be many more as their children inherit. You need a local lawyer to do any of the above.