My mother passed away without a will or a spouse we are now in probate, and my mother owes $80,000 on her home which is appraised for a 120,000 My mother passed away on February 5th of this year. My eldest brother signed his right away to administrate the probate. My mother had no spouse and there are only 3 heirs: me (the youngest) and 2 older brothers. I live 4 and a 1/2 hours away, and I am disabled, yet even though we are still in probate, my brother acting administrator has already kept to himself or gave to my other older brother all of my mother's possessions. My mother had sufficient money in her bank account to cover all debts and funeral costs. My mother's home was appraised for $120,000, however she still owes 80,000 on the home. My brother tells me that there have been several interested parties but after inspection it has fell through a couple times or the parties did not come to an agreement. My brother has already given all of my mother's possessions to himself or my other brother, or sold them, not to cover any debts owed by her, just so they could get the stuff out of the house so they could sell it, so they tell me. When they were dividing all of this stuff up they did not even call and tell me they were doing so. I am so sorry if I am not doing this correctly, as I mentioned I am disabled and I'm very confused. Can anyone tell me what the best option would be concerning the sale of her home? I guess my question is if they are unable to sell the home, does the estate just lose out on all the money that my mother paid on the home since it appraised for much more then she owes or what would be the best situation for me and my brothers?
What happens when a person dies intestate is that the court appoints someone to be the executor. That person is supposed to settle the decedent's debts, and divide the remainder equally among the siblings. It is virtually guaranteed that the mortgage-holder will get their share – you can't just sell a house with a mortgage and run. In the meantime, the estate has to keep paying the mortgage and property taxes. The executor has wide latitude to dispose of the estate, and clearing out personal possessions is a necessary part of liquidating the estate. Those possessions being part of the estate, they &quot;count&quot;, therefore that mink coat worth $10,000 can't just be &quot;taken&quot; by the executor in order to tidy things up. But that broken weed-eater worth $1 can just be thrown away and not stored for some months, waiting for the final reckoning. The executor is entitled to compensation for his work and reimbursement for his expenses, so nickle and diming the small possessions is probably economically counterproductive. The executor has the legal power to determine how the legally required distribution is carried out, that is, the law doesn't require a majority vote of the heirs in order to dispose of each and every item of property. If there is an actual legal dispute, if you believe that the executor is improperly carrying out the job, you can hire a lawyer to have him removed, or otherwise put pressure on him to get a change in how things are. This will probably cost you more than you might get from the estate. It is possible that the real estate market will not support the current sale price and therefore a lower asking price is necessary (i.e. the executor needs a reality check). A combination real estate agent + lawyer could help you figure out what to do with the house to make it sell.
One often has to show a family relationship or other legitimate grounds to access a death certificate even though it is a public record and I suspect that this is the case in Nebraska as well. But anyone who has access to a death certificate has access to all of it, including the cause of death. If the cause of death is initially undetermined, the coroner's office would have discretion about whether to update the death certificate as new information becomes available to the coroner, and a family member could make a personal appeal to the coroner not to exercise his discretion in this manner. But there is no legal grounds upon which a family would have a right to go to court to prevent a coroner from updating a death certificate on any grounds. Keep in mind also that cause of death on a death certificate isn't even a complete sentence worth of explanation and is in very medical/scientific terminology. Some government investigation reports are available for the public to see in an open records request under state law, but there is usually an exception for ongoing criminal investigations which is calculated to provide tactical benefit to the government in its efforts to catch criminals, rather than to preserve the feelings of the next of kin. There might be grounds for the next of kin to ask a court to redact a government investigation report which would otherwise be available to the public in an open records request, and to seal the unredacted copy, either because leaving it open could facilitate identity theft, or because the material revealed would appeal to the prurient interests of third-parties reading it without advancing a valid public interest (i.e. if it would be basically pornographic for many people requesting it).
Until the estate is settled and the interest in the house is definitively resolved, the estate has to pay property taxes. There is no requirement for the house to be insured, unless there is a mortgage and insurance is mandated by the lender. The duties of the personal representative generally include taking reasonable steps to protect the assets of the estate, which would include reasonable insurance coverage -- which the estate would pay for. Necessary maintenance would also be included in the things that are to covered by the estate, for example the cost of repairing a broken water pipe (which can cause serious loss, if not repaired). Freshening up the paint in preparation for selling the house, assuming that the house is to be sold and the assets divided, would also be covered by the estate. Utilities, on the other hand, are not within the realm of things that need to be done to protect the interests of the beneficiaries: that is a benefit to whoever lives there, making it their responsibility. The question is foot-dragging is a separate issue, one that should be resolved with the aid of your lawyer. I do not understand why he would maintain that the estate is responsible for paying the utilities.
This will depend on the exact wording of the will. If the will is well-drawn, it will provide alternative recipients in case the primary recipient of a bequest dies before the testator (will-maker) does. But as a general rule, if A makes a will leaving particular property to B, but B dies before A does, that bequest is void. If the will specifies an alternate recipient, the property goes to the alternate. If not, or if all specified alternates die before the testator does, the property becomes part of the residual estate of the testator. (The residual estate is that part which is not subject to a specific bequest.) The testator can specify a line of descent for a bequest: "I leave my house to Joan and her heirs". In that case, if Joan died before the testator, the house would go to whatever person or persons inherit from Joan. This was once a somewhat common form of bequest, but now is much less common. A will normally includes language leaving the residual estate to some person (or several people) or some entity (it can be an organization, such as a church or a charity). This is often done with language such as "I leave all the rest of my estate to ..." OR "Everything not include above i leave to..." or "I give all the remainder and residue of my estate to...". The executor does not choose, but rather follows the directions of the will on who gets the residue of the estate. I am not sure what happens if the will does not name a residuary legatee, or if the person so named dies before the testator. That will depend on the specific law of the jurisdiction. In the US, this means state law, and will vary from state to state. The comment by Dale M says that assets not provided for in the will are inherited as if the person was intestate, that is, as if the person had no valid will. The law in each jurisdiction specifies exactly what rules are followed in the case of intestacy. In general this is that property goes first to the teatator's spouse and children, but if there are no living spouse and children, to more distant relatives. Eventually, if no relatives close enough can be found, property escheats, that is, goes to the government. The exact rule varies by jurisdiction -- in the US by state.
If it looks like a gift and sounds like a gift and there is no evidence that it should not be considered a gift, well, what else could it be? Given the value of a house and depending on jurisdiction, there may be a gift tax involved. This is normally an obligation placed on the giver, not the receiver. It is unlikely to be a concern to you but a separate check would be wise for your own sake. If all ownership documents are clear that you and you alone own (and pay regular costs of, and maintain) the house, it is extremely unlikely that any private individual can take it away from you, regardless of their relationship to you. There doesn't appear to be any legal basis for their claims; they are hoping you will bow to social and emotional pressure. Your best course of action is to call their bluff. Request a written statement (ideally through their lawyer) that identifies the reason for their claims of ownership or otherwise why the property should be transferred to them (ideally checked by your lawyer) and proceed from your lawyer's advice.
The best course would be to contact the public defenders office and explain the situation to their intake or consultation services. Remember, you don't have to be going to trial to avail yourself of their services and sometimes, helping cops makes the cops suspicious about you (it would not be the first killer who cozies up to the police to learn what they know about his crime). If the Public Defender thinks you're rich enough not to need their services, you should call criminal defense attorney practices. Most law offices will offer consultation free of charge as part of client intake, so they will be willing to hear your case and offer advice. In either case, check with the lawyer that attorney client privilege is in effect. If they say yes, explain in detail to them, everything you know and want to discuss, even if some of it could criminally implicate you in this or another crime. Treat it as your deathbed confession and you know full well which circle of hell you're going to if the priest doesn't absolve you of sins (okay, too Catholic... but the Lawyer is not going to turn you in if the privilege is in effect... he could lose his license to practice law over it... we can make all the evil lawyer jokes we want, but this is one of the few sacred tenants of their profession.). Listen to his advise. Also see if you can find a second opinion. It's not that the first guy gave bad advice, but the next guy might give you something different. If you still do not feel comfortable, then keep your mouth shut. If they arrest you for the murder, do not talk until you have an attorney present and prepare to tell him exactly what you did. Especially if you did do it. Always answer your attorney truthfully.
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.
I know it's not a huge amount of money, but I'm not currently in a position to pay it. Is it still legal to send invoices this long from the past? Yes, it is legal. And the surveyor is still within the statute of limitations to sue you for breach of contract. Beyond the purely legislative aspect, personally I would encourage you to pay the surveyor once you are in a position to do so, even if the statute of limitations had expired. From your description, it seems that the surveyor acted with nobility in that Even though he didn't mention any payment, he sent me the survey. and there is no indication that the survey was faulty. Thus, it would be opportunistic not to honor your part in the contract under pretext of the statute of limitations. Consider this: You would not wish to be deprived of compensation today (or once the debtor becomes able to pay you) simply because years earlier you were too overwhelmed to send an invoice for work you actually performed.