How can I protect my family land, my family relationships, and my husband? My grandmother is the sole owner of 40 acres of land. Her will states that it will be divided between her children, my aunt and my dad, upon her death. My father died a few years ago, and my grandfather last year. I have been living on the property for 3 years now, paying bills and assisting in paying the insurance and taxes on the land. In that time, I got married. My husband and I would like to stay on the family land and my grandma is overjoyed. We have plans that include building a house and starting a small business which would be housed, at least initially, on the land. She is so happy that she is talking about deeding the land directly to me soon instead of passing it on after she dies, and my aunt is supportive-I don't think she wants the hassle. Her only stipulation is that it would go directly to me and not my husband, which he understands. She offered the land to each of my siblings to caretake before me, but I was the only one to accept and move to the property. Now my siblings want to be named on the deed as well, and have some level of control. My concern is that if something happens to me and my husband has built his life here, what assurance does he have of not getting thrown out in the street? Is there a good solution to make everyone happy here?
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.
Call, write, or visit the office of your legislative representative. This page can help you figure out who that is. They have the ability to introduce a bill into the legislature that would change the law, and that's the best way to change a law like what you're trying to do here. Be sure to tell the legislator exactly what you think should be changed (e.g. "We should change section ABC of the Texas Property Code, &lt; citation>, to say that 'no landlord can charge a fee of more than X for Y in Z conditions,' or something similar.") Then concisely summarize your reasons why. Consider consulting politics for more strategy on who and how to ask to increase the probability of success. Be sure to give some consideration to the reason why the landlords charge such fees and the costs they have to incur associated with lease assignments/changes. Try to craft a proposal that addresses those concerns, perhaps in some alternative way, and communicate the degree to which you think you understand and have addressed those opposing views. Also try to think about what new challenges or issues would arise if your proposal went into the law. The job of your representative and/or their staff includes listening to (a concise presentation of) your concerns and how you think the law should be changed, and representing those views in the legislature. S/he also has other constituents, including landlords, to answer to as well, and has to balance those potentially opposing interests before deciding what (if anything) to do. The degree to which you think the representative listens and represents your interests may determine whose campaign you support (including who you vote for and what you say to your friends/neighbors/family) in the next election. Another strategy is to negotiate with your next landlord to take those fees out of your lease agreement, and then the contract which governs your specific agreement might be changed to address this concern. If you want to change the law for everybody, you might have to convince a lot of people that it's a good idea. If you want to change the "law" for what affects you personally, you might only have to convince one person (your own landlord) that such a change is a good idea, at least in your case.
The Will Itself The two main points that are exceptional in this case would be: (1) to name a legal guardian for the child, and (2) possibly, depending upon the size of your estate, to name a conservator for the child (like a guardian but for a child's property), or a custodian of property inherited by the child (basically a trustee of a small, simplified trust) or a trustee of a protective trust for the benefit of the child. You might want to name a &quot;trust protector&quot; of the protective trust as well as a trustee, so that there is a designated person to supervise the trustee's conduct during the child's minority who isn't your ex-spouse. A protective trust will have provisions related to age and conditions and purposes of distributions. For example, it might say distributions according to need for health, education, maintenance and support until age 25, then distribute a third outright, then distribute half of what's left at age 35 outright then distribute the balance at age 45, and it might specify &quot;safe harbor&quot; acceptable purposes like higher education, apprenticeships, weddings, and investing in businesses with a reasonable prospect of success. You should also probably provide for any family pets. Many lawyers have standard clauses for that. You may want to identify specific items of tangible personal property that should be reserved for the child's future use at your death (e.g. an heirloom wedding dress), even though it won't be immediately useful. The guardian wouldn't supersede the parental rights of the other parent, but would have priority together with anyone named by your ex, to serve as guardian if your ex is incapacitated as well. There really isn't too much else that you can do in a will as there is a deliberate desire to prevent dead hand control of a child. Non-Legal Economic Options You should consider buying life insurance and making a trust for the benefit of the child the beneficiary of it to fund a trust for the child if you die. Talk to a financial planner or life insurance agent about it. Non-Legal Sentimental Options Of course, there are classic non-legal steps such as writing birthday letters or recording birthday audio/video tapes for the child, if you know that death is imminent and finding someone who will take responsibility for doling them out. Another thing that is sometimes done is to find a trustworthy person to entrust with secrets (e.g. your legal father isn't your biological father). One way to handle such matters is to have a safe deposit box with this kind of stuff in it and to entrust to trustee to deliver these items at appropriate times.
A lease of land is not the same as a residential lease, the latter being strongly regulated by special laws. So caveat emptor is the default rule for land leases (see this article). You have to look at the laws of your state, but let's take Washington as an example. This is not a residential tenancy which is subject to different laws, it's just leasing land, similar to leasing a chainsaw or a car. Your implied warranty would be that the land is fit for the ordinary purposes for which land is used, and that is all. It might be worth wondering about whether building a cabin on the land changes your property tax liability.
Absolutely not. You have to use the legal system, whereby the sheriff is the one who uses force if it is necessary and ordered by the court. You can file an action at your local courthouse. If you want to do this self-help style, figure out how to file a petition, and figure out what you are petitioning the court to do. First off, of course, you need to figure out what you really want. For example, do you want a squatter to leave your apparently abandoned house; do you want a fence removed from your property; or do you just want to be sure that he can't claim possession of a chunk of your land in 3 more years (but the fence doesn't bother you)? Since you're apparently talking about removing a person from your property, you might start by calling the police. If this is a former tenant as opposed to a stranger who broke in, don't bother (police don't get into civil matters until the court tells them to), just start the appropriate legal process. You might be filing an unlawful detainer action, but it would be a slower eviction if the person is a tenant.
Yes that seems to be the case. The section after the one you quoted, 551:11 Share of Unnamed Child says: If the property not devised nor bequeathed shall be insufficient to satisfy the just share of such child, after allowing advancements received by him, the same shall be made up in just proportion from the property devised or bequeathed to others. The page &quot;Can I Disinherit My Child?&quot; from a law firm blog, says: New Hampshire has a strong policy of protecting “pretermitted heirs,” which are heirs that were not mentioned in a Will. N.H. R.S.A 551:10 states that [e]very child born after the decease of the testator, and every child or issue of a child of the deceased not named or referred to in his will, and who is not a devisee or legatee, shall be entitled to the same portion of the estate, real and personal, as he would be if the deceased were intestate. Simply put, you do not name or refer to your child in the Will, then he can claim an inheritance as if you died without a Will. Historically and currently, the rationale is that if you did not mention him anywhere in your Will, you most likely forgot about him, because it is human nature to forget things. However that same blog page also says: There are various ways to disinherit a child. The most often used method is to specifically name or refer to the child, or a class, such as “my children” or “my son, Alex, and his issue,” that you intend to disinherit, and you must then state that you intend to disinherit that child. Another way to disinherit a child is to state that you give that particular child one (1) dollar, or a small sum of money. So it would seem that if one chose to include language such as: I leave to any other children I might have, and to their issue, if any, the sum of $10, jointly. then such possible surprises are covered. This would be after mentioning specifically any children one wanted to leave larger amounts to.
user662852 has a good point -- whoever own the property has the right to make the rules. Is the property, land+construction in fact your's or does it belong to the HOA who just grant you access as a lease holder? Different states has different rules, but in my state it is illegal to maroon a property and there must be a access to public streets even when this necessitate passing over somebody else land. However that is irrelevant if the HOA owns the land your house is build on. I think you will have to look at your HOA agreement and see what it says.
Your rights notwithstanding, the government has the power to do such things under appropriate circumstances. First, you would have to be in violation of some ordinance, for instance in Columbus OH you are a violator if the grass is over 12". This should generate a notice informing you what the issue is and giving a deadline for remedy. If you don't comply by the deadline, they are then empowered to send out guys with tools, and the city will bill you for the work. You could call them and ask what the deal is. They might say "We put the notice on your gate", or "we mailed it to you". From a legal POV, the onus is on them to be sure that you're notified. It would be a good idea to verify that this isn't a scam. [Addendum] Bryan TX kindly provides a video about code enforcement, and gives a link where you can go directly to the section of interest (starting 0:43). Your description of the situation is at variance with what they say is the law (12"; 7 day advance notice whereafter they will correct the violation. They also say no notice is required for second violation within a year; $100 administration fee added to costs; lien will be placed on property if unpaid). I assume that your back yard is publicly visible: they recognize that "when the area observed is plainly visible, from a vantage point where the Code Officer has the right to be there, there is no reasonable expectation of privacy". That could include visible from a neighbor's property if the inspector has permission from the neighbor to be there. Otherwise, there's a simmering 4th Amendment problem (assuming that they didn't get a search warrant).