Divorced mom pays mortgage. She wants to get title in her name A divorced mom pays the mortgage on and lives in a house, but the house title is in both parents' names. The father is gone. The mom wants to move, but can't sell the house. How can the mom get the house title in her name without the father signing in Texas?
Short Answer Usually, a divorce decree doesn't leave former spouses as co-owners of the former marital residence, but sometimes this happens anyway. To oversimplify, if the divorce decree leaves a couple a co-owners, either of them can usually force the sale of the property and a division of the proceeds left after paying off the mortgage, in a special kind of lawsuit called a partition action. The rights of mortgage lenders and lienholders against both former spouses cannot be changed without paying off the loan in most cases. If a spouse who lives there isn't able to pay off the old loan and refinance it in their name alone, this usually means that the house will be sold to a third party with the net proceeds of the sale split. The net proceeds from the sale of the house are divided in proportion to their ownership interests in the co-owned property that can sometimes be tricky to calculate. Often the ability of either party to force a sale of the house in a partition action leads the parties to reach a settlement in the shadow of the possible outcome. Long Answer Caveats This answer sets forth the general rules that apply the vast majority of the time. There are some rare and obscure exceptions to these rules that can apply buried in dark corners of Texas law, and this answer doesn't not comprehensively ferret out every single such exception to the general rules. This answer also doesn't discuss ways in which outcomes that shouldn't be allowed by these rules can be made possible by one party or another's procedural mistakes in the court system, which is fact specific and can arise in certain situations. What Is A Divorce Decree? The only way a divorce case can end is for the divorce to be called off (either by mutual agreement or because one or both of the divorcing spouses die before the case is over), or for a divorce decree to be entered by the court, ending the marriage and establishing the rights of the parties after the divorce with respect to each other and their property. A divorce decree can be entered either by mutual agreement of the spouses in a divorce case, but if they can't agree, the judge in the divorce case will impose a divorce decree dividing property and handling other issues in the divorce as the divorce judge sees fit consistent with Texas law. Either way, it isn't official until it is signed by the judge. Sometimes a divorce decree will be very short, but will incorporate by reference one or more other documents like a mutually agreed separation agreement, or a parenting plan, or a schedule of who gets what property in the divorce. The Role of A Divorce Decree Almost anything can be done by mutual agreement (although all decisions related to children must be approved by the judge with a finding that the agreement is in the best interests of the children). A judge has far more limitations on what the judge can do in a divorce decree to establish the post-divorce property rights of the ex-spouses, but the judge still has great discretion in how the judge may make those decisions. Usually, the ownership of a house is handled in a way that leaves only one spouse owning the house in connection with a divorce proceeding. For example, ex-husband may be ordered to transfer the house to ex-wife, and ex-wife may be ordered to transfer her pension to ex-husband in exchange, if that is what the divorce decree says. One of the grounds for appealing a judge's divorce decree decision to a higher court is that the judge didn't adequately separate the spouses financially. But that doesn't mean that a divorce decree can never leave ex-spouses as co-owners of property. Once the divorce case is over, if nothing in the divorce decree separates ownership of the house, then the ex-husband and ex-wife have the same rights with respect to each other that a house co-owned by two people who were never married would have (unless the divorce decree states otherwise). Some divorce decrees, however, prohibit the sale or transfer of the house without the mutual consent of the former husband and former wife (for former husband and former husband, or former wife and former wife, in a same sex marriage), either indefinitely, or for some time period defined in the divorce decree. In rare cases, the divorcing spouses could agree to do something that leaves neither of them owning their house, like agreeing to sell it, or agreeing to give it to charity, or putting it in the trust for their children. The Rights Of Unmarried Co-Owners Of Property When A Divorce Decree Doesn't Provide Otherwise A lawsuit to terminate co-ownership of real estate without the consent of all of the owners of the real estate is called a partition action. In the case of a house that cannot feasibly be divided in kind the way that, for example, farmland could be, what a partition action does is force the house to be sold, with the proceeds divided. Conceivably, one spouse or the other could be both one of the two sellers, and one of the buyers at the partition sale if the spouse that is both selling and buying is the highest bidder in a sale that is open to the general public. In this case, the partition sale is functionally equivalent to cashing out the equity of a spouse who is not the highest bidder at a partition sale. Frequently, given the inevitability of an ultimate partition sale in these cases, the parties will instead reach a mutual agreement to either have one party cash out the other for an agreed valuation of the house and allocation of the equity in the house. Alternatively, another common form of settlement is that the co-owners will agree to sell the house for an agreed price to a third-party and then to divide the net proceeds either according to a pre-agreed formula or in litigation over net proceeds from the agreed sale held in a court controlled bank pending a judicial determination of each spouse's share of the proceeds. Partition actions aren't the most expensive kind of court case, but usually, at least one of the parties needs to have a lawyer for it to go smoothly and the legal fees aren't usually negligible either. Critically, the fact that &quot;mom pays mortgage and lives in the house&quot; doesn't matter much in a partition action after the divorce is over. Paying the mortgage and living in the house are frequently considered to cancel out, rather than changing the share of the equity to which each former spouse is entitled. An ex-wife cannot just get an ex-husband off of the title without being the highest bidder at a partition sale. If ex-husband is the highest bidder, he will stay on the title and she will be off the title and will have to move out or pay him rent. If the third-party is the highest bidden, she will have to move out or pay rent to the third-party, and neither of them will be on the title anymore. The Rights Of Mortgage And Lien Creditors The fact that both ex-spouses are responsible to the mortgage company (and any lienholders who have rights identical to mortgage companies for the purposes of this question) if they were both on the mortgage before the divorce can't be changed without the mortgage lenders consent (which is almost never given), unless the mortgage is paid off in full and (if necessary) refinanced. If there is a partition sale, the mortgage debt must be paid off before either spouse gets any of the proceeds from the partition sale. The Impact of Community Property Laws In Texas One complicating factor in this analysis is that Texas is a community property state. So, to determine what share of the equity in a house belongs to each spouse (if any) you have to apply community property rules that are deceptively simply, but are quite complicated to apply in practice. The general rule of community property in Texas is that property acquired before the marriage or by gift or inheritance by a single spouse, or allocated to a spouse in divorce decree, is separate property. All other property of the couple of community property. Any property for which separate property status can't be proven, or for which there is too much co-mingling of community and separate property, is community property. A spouse is entitled to 100% of the that spouse's separate property, and in addition, to 50% of the community property of the couple, upon divorce. Also, at death, a decedent can't leave the surviving spouse's separate property to someone else, can't leave the 50% of the property that is community property immediately prior to death, that is owned by the surviving spouse, to anyone other than the surviving spouse, without the surviving spouse's consent. Ideally, the divorce decree will spell out what percentage of each piece of land or other property that is owned by each former spouse once they are divorced. But, sometimes a divorce decree entered by mutual agreement, or by a judge, is sloppy and doesn't make that point clear. If the divorce decree doesn't clarify what percentage of the property is owed by each ex-spouse, this has to be cleared up later when the house is sold in a partition action, if there is no mutual agreement to the contrary. A valid pre-nuptial agreement, or a valid post-nuptial agreement, however, can modify the community property rules of Texas that would otherwise apply. The application of community property rules is also particularly complicated in cases where the couple spends part of their marriage in Texas, and part of their marriage either in a state that is not a community property state or that has very different community property laws on some key issues. The Impact Of Post-Divorce Economic Activity Related To The House Also, the amounts spent by the co-owners of the house after the divorce, and the question of whether one of the co-owner has been excluded from the co-owned house by the other, could change the share of each co-owner in the equity in the house after the divorce. The exact rules for how these adjustments are made are complicated, and are often subject to a judge's discretionary decision about this issue should be resolved in a partition action. Footnote Re Gender All of the rules discussed above, even if I haven't worded my explanations that way, are gender neutral. The rules are the same for ex-husbands as they are for ex-wives (and vice versa) in opposite sex marriages, for ex-husbands in same sex marriages, and for ex-wives in same sex marriages.
This is a close call, in the example that you suggest, because it won't have been executed with the proper formalities and it isn't clear that the content at a url would be fixed in its language at the time that the Will is executed. Subject to an exception for personal property memorandums (and a more subtle one for powers of appointment in trusts) you can't change the terms of a Will once it is signed except by a Codicil executed with the same formalities. Certainly, the best practice would be to assume that the answer is no. There are times when a reference to an external document in a will is allowed (e.g. a reference to real property by address rather than a full legal description found in a recorded deed), but a list of beneficiaries would ordinarily not be allowed unless it was effectively a reference to vital statistics records (e.g. "all children born to or adopted by me.") In general, references to external documents are not allowed when used to establish the nature of the testator's donative intent (a "testator" is someone who writes a will), unless it "describes the writing sufficiently to permit its identification" and can't be modified after the Will is signed, but can be used to establish general facts about reality. One exception in Colorado is that a "personal property memorandum" designating who will receive specific items of tangible personal property can be incorporated by reference and does not have to be executed with the same formalities as a will. It isn't clear to me if a url could be a valid personal property memorandum and that issue has never been tested in Colorado. Colorado's probate laws are based on the Uniform Probate Code and would be substantially identical to any other jurisdiction that adopted the Uniform Probate Code's substantive provisions. The primary statutes governing this (which aren't necessarily easy to understand without context) are: Colorado Revised Statutes § 15-11-502. Execution--witnessed or notarized wills--holographic wills (1) Except as otherwise provided in subsection (2) of this section and in sections 15-11-503, 15-11-506, and 15-11-513, a will shall be: (a) In writing; (b) Signed by the testator, or in the testator's name by some other individual in the testator's conscious presence and by the testator's direction; and (c) Either: (I) Signed by at least two individuals, either prior to or after the testator's death, each of whom signed within a reasonable time after he or she witnessed either the testator's signing of the will as described in paragraph (b) of this subsection (1) or the testator's acknowledgment of that signature or acknowledgment of the will; or (II) Acknowledged by the testator before a notary public or other individual authorized by law to take acknowledgments. (2) A will that does not comply with subsection (1) of this section is valid as a holographic will, whether or not witnessed, if the signature and material portions of the document are in the testator's handwriting. (3) Intent that the document constitute the testator's will can be established by extrinsic evidence, including, for holographic wills, portions of the document that are not in the testator's handwriting. (4) For purposes of this section, “conscious presence” requires physical proximity to the testator but not necessarily within testator's line of sight. (5) For purposes of this part 5, “will” does not include a designated beneficiary agreement that is executed pursuant to article 22 of this title. and Colorado Revised Statutes § 15-11-503. Writings intended as wills (1) Although a document, or writing added upon a document, was not executed in compliance with section 15-11-502, the document or writing is treated as if it had been executed in compliance with that section if the proponent of the document or writing establishes by clear and convincing evidence that the decedent intended the document or writing to constitute: (a) The decedent's will; (b) A partial or complete revocation of the will; (c) An addition to or an alteration of the will; or (d) A partial or complete revival of the decedent's formerly revoked will or a formerly revoked portion of the will. (2) Subsection (1) of this section shall apply only if the document is signed or acknowledged by the decedent as his or her will or if it is established by clear and convincing evidence that the decedent erroneously signed a document intended to be the will of the decedent's spouse. (3) Whether a document or writing is treated under this section as if it had been executed in compliance with section 15-11-502 is a question of law to be decided by the court, in formal proceedings, and is not a question of fact for a jury to decide. (4) Subsection (1) of this section shall not apply to a designated beneficiary agreement under article 22 of this title. and Colorado Revised Statutes § 15-11-510. Incorporation by reference A writing in existence when a will is executed may be incorporated by reference if the language of the will manifests this intent and describes the writing sufficiently to permit its identification. and Colorado Revised Statutes § 15-11-511. Testamentary additions to trusts (1) A will may validly devise property to the trustee of a trust established or to be established (i) during the testator's lifetime by the testator, by the testator and some other person, or by some other person, including a funded or unfunded life insurance trust, although the settlor has reserved any or all rights of ownership of the insurance contracts, or (ii) at the testator's death by the testator's devise to the trustee, if the trust is identified in the testator's will and its terms are set forth in a written instrument, other than a will, executed before, concurrently with, or after the execution of the testator's will or in another individual's will if that other individual has predeceased the testator, regardless of the existence, size, or character of the corpus of the trust. The devise is not invalid because the trust is amendable or revocable, or because the trust was amended after the execution of the will or the testator's death. (2) Unless the testator's will provides otherwise, property devised to a trust described in subsection (1) of this section is not held under a testamentary trust of the testator, but it becomes a part of the trust to which it is devised, and is administered and disposed of in accordance with the provisions of the governing instrument setting forth the terms of the trust, including any amendments thereto made before or after the testator's death. (3) A revocation or termination of the trust before the death of the testator causes the devise to lapse, but exhaustion of trust corpus between the time of execution of the testator's will and the testator's death shall not constitute a lapse; a revocation or termination of the trust before the death of the testator shall not cause the devise to lapse, if the testator provides that, in such event, the devise shall constitute a devise to the trustee of the trust identified in the testator's will, and on the terms thereof, as they existed at the time of the execution of testator's will, or as they existed at the time of the revocation or termination of the trust, as the testator's will provides. and Colorado Revised Statutes § 15-11-512. Events of independent significance A will may dispose of property by reference to acts and events that have significance apart from their effect upon the dispositions made by the will, whether they occur before or after the execution of the will or before or after the testator's death. The execution or revocation of another individual's will is such an event. and Colorado Revised Statutes § 15-11-513. Separate writing or memorandum identifying devise of certain types of tangible personal property Whether or not the provisions relating to holographic wills apply, a will may refer to a written statement or list to dispose of items of tangible personal property not otherwise specifically disposed of by the will, other than money. To be admissible under this section as evidence of the intended disposition, the writing shall be either in the handwriting of the testator or be signed by the testator and shall describe the items and the devisees with reasonable certainty. The writing may be referred to as one to be in existence at the time of the testator's death; it may be prepared before or after the execution of the will; it may be altered by the testator after its preparation; and it may be a writing that has no significance apart from its effect on the dispositions made by the will. There is not a statutory definition of a "document" or a "writing" in the Colorado Probate Code.
This is a civil case, taking away your freedom is only for criminal offenses. Not paying your bills is not a criminal offense. It is up to the creditor to look for your assets, etc. A court can make you show up and answer questions about your assets and income. While you are in court the judge can make you give your gold watch to your creditor. Outside the parameters of the question there are circumstances like failure to pay child support when you do have the funds that can lead to incarceration. In some places you can be jailed for contempt of court if the court requires your presence to let the creditor have the ability to try to get access to your assets and you do not show up.
Does Amazon prohibit a family of adults from sharing a single Amazon account? No, or at least it seems unlikely. As outlined in my answer &amp; comments on Law Meta, a domestic or family-oriented character is palpable in the clause. That weakens the notion that Amazon's intent is to preclude scenarios which are of a personal-domestic nature and short of commercial/sublicensed use. The language &quot;You are responsible for [...] restricting access to your account&quot; seems more permissive than something akin to &quot;only you are allowed to access your account&quot;. The former language is consistent with the term &quot;non-exclusive&quot;, which otherwise seems to have no relevance or purpose in the clause. Users' ability (if any) to enter multiple payment methods with different names (i.e., card holder name) could be an additional indication that the scenario you have in mind is acceptable to Amazon. It is easy for a company to implement a validation for the purpose of identifying significant discrepancies of holder names and/or to have the user confirm that all payment methods refer to one same owner. The latter approach is more conclusive for scenarios where a woman has changed names as a result of getting married or divorced. The fact (?) that Amazon declined to include that simple validation weakens the notion that the company is genuinely interested in sticking to a rule of one-person per account.
What you have heard is not exactly correct (and also depends, in part, on the Chapter under which the bankruptcy is filed). I will address the simplest case, a Chapter 7 liquidation of an individual, which is simpler, because a Chapter 7 liquidation is determined as of a point of time, while Chapter 11 and Chapter 13 reorganizations are conceptually more complex and don't just transfer rights to a trustee at a single point in time. When you file a Chapter 7, all of your property, including you rights to sue people that had accrued as of that date, are transferred to the bankruptcy trustee as an asset of the bankruptcy estate, and the right of anyone to sue you is stayed automatically until the bankruptcy court either authorizes the lawsuit, or discharges the debt associated with the lawsuit (there are actually a few cases where the automatic stay expires on its own after a certain amount of time). Rights to bring lawsuits that arise after the bankruptcy is filed, or can be brought at any time, like a divorce/custody suit, are not barred, although property and enforcement of economic rights in those cases may be stayed until the bankruptcy court takes action. Custody issues other than child support, and termination of marital status are not affected. For example, if you file for bankruptcy on Monday and are hit by a bus on Friday, your personal injury suit claim is probably yours and not the bankruptcy estate's and can be brought by you. But, if you are hit by a bus on Monday and then file for bankruptcy on Friday, your personal injury suit claim is probably property of the bankruptcy estate. (It is a bit more complicated than this, because your right to sue for a personal injury might be exempt property, at least in part, but this example conveys the gist of the concept.) There is a further complication in the analysis which is that domestic relations actions and probate court actions are normally considered to be outside of the jurisdiction of the federal courts (bankruptcy court is a federal court), even when there is diversity of citizenship, which doesn't change the basic conclusions above.
Your options are generally limited by where you have (or can establish) residency, along with where your communal property is held. There are (decreasing numbers of) jurisdictions known as "divorce mills" that have notoriously lenient rules for establishing residency and completing divorces.
If the parents left the brother, let's call him Bob, full or partial ownership of the house in a will, or a long-term right of tenancy, then he has a right to live there. If they left no will, their property will be handled according to the local law on intestacy. The details vary from one Australian state to another, but if neither has a living spouse, their children will probably split the estate. This will probably include a share of the house, and so Bob will have a right to live there, unless a different division is made. Or the house could be sold and the proceeds split. Bob would not have a right to live there merely because he had been living there for some years, or even all his life. Nor would Bob have such a right if he had been caring for his parents, not for that reason alone. Everything depends on who winds up owning the house. Generally the owner or owners get to decide who may live in the house. A person could also be given or left a right of occupancy. A co-owner normally has a right to live in a house. But there is no automatic right of a child to live in his or her parents' house.
According to Nolo, which is usually a good source of legal information, yes, an HOA generally does have the power to place a lien on your property if you do not pay your HOA dues, and to foreclose the lien (force sale) if it is still not paid. They have a specific page for Nevada explaining procedures and restrictions. You'll also have to read your covenant (CC&amp;R) to see exactly what you agreed to when you bought the property, but Nolo seems to suggest that whatever's in there is likely to be enforceable. In particular, the covenant may state that the HOA's lien can include penalties and collection costs, and the law seems to allow that. There's a note on the Nolo Nevada page that an HOA may not foreclose a lien based only on a fine or penalty, so it's not clear what would happen if you paid only the outstanding dues but not the other charges. Personally, it seems to me excessive to sue over $400. Being on bad terms with your HOA seems likely to cause trouble down the road. Also, if it were me, I'd want to consult a lawyer to get a sense of the chances of winning. The fact that you were out of state and may have missed communications from the HOA or bank seems like it may weaken your case; they might argue that you had a responsibility to check your bank statements and have your mail forwarded. If you lose in court, you might be liable for the court costs in addition to what you currently owe.