King & Wood, P.A.

What are the Top Estate Planning Mistakes?

“Estate planning is essential for families who want to secure financial stability and build generational wealth.”

A cornerstone of creating family success is proactive planning for the future. This includes working with experienced advisors, including estate planning attorneys, who can guide the family to making informed decisions. A recent article, “Top Estate Planning Mistakes Families Make—And How To Avoid Them,” from Forbes, advises readers to include thoughtful planning, organized financial records and estate planning to create a legacy to span generations.

The biggest mistake families make is not having an estate plan. The second biggest mistake is trying to create an estate plan without the help of an experienced estate planning attorney. Families often turn to an attorney who has helped with transactions, like buying a house or settling a homeowner’s insurance claim. However, this is a costly mistake. It’s like asking a podiatrist to perform brain surgery—they may be well-meaning. However, they don’t have the necessary experience and knowledge.

Disorganized financial and legal record-keeping leads to unnecessary estate planning and administration complications. Good record-keeping helps families make good decisions regarding spending and saving and makes estate planning more effective. For example, creating a budget for retirement without accurate information could lead a couple to overspend and run out of money or live so frugally that they don’t enjoy their retirement.

Financial records must be organized, so real estate, investment accounts, savings accounts, pensions, credit card debt, mortgages and personal property can be accurately valued. Creating a successful estate plan needs to include information on cash flow and spending to guide decisions on how assets will be distributed and what liquidity is needed.

Family wealth is not created by passing large assets to the next generation without restrictions. Long-term estate planning is needed to retain wealth. When large inheritances are passed on without planning or education, most of the money disappears by the second generation, and whatever’s left is usually gone by the third generation. The family’s wealth shouldn’t be viewed as a bank account to be depleted.

Trusts are often used in estate planning. However, a common mistake is to create a trust and then neglect to fund it. Funding a trust involves moving assets into the trust’s ownership. Deeds, titles and financial accounts must be changed to identify the trust as the owner rather than the person who used to own the asset. Some estate planning attorneys will have their office manage this process, while others require clients to do this themselves. Either way, funding the trust must be completed to perform as desired.

Maintaining an estate plan is just as important as creating one. Financial records and documents in the estate plan need to be kept up to date. If the estate executor dies, the will needs to be updated. If a guardian is named to raise minor children, which is done through a will, and the person moves away, a new guardian needs to be named in a revised will.

Estate plans also involve documents to protect the living. A Power of Attorney assigns another person the ability to manage financial and legal matters if a person is incapacitated by injury or illness. A Healthcare Power of Attorney is needed to have another person manage medical decisions. The name of this document varies by jurisdiction. However, without it, a family will need to go to court to be involved with a loved one’s medical care.

Estate planning can be viewed as organizing one’s life and planning for the future. It is a gift to loved ones and establishes a legacy of caring.

Reference: Forbes (Nov. 7, 2024) “Top Estate Planning Mistakes Families Make—And How To Avoid Them”

Why Do I Need to Name an Executor?

“An executor participates in the probate process and manages assets during it. This individual has a fiduciary duty to act in the best interests of the estate. This is the highest duty owed under the law.”

When someone dies, they leave behind an estate consisting of their assets. Someone has to manage the estate property, taking on tasks like paying creditors and ensuring that assets are distributed according to the decedent’s wishes. The executor of an estate, also called a personal representative, is the person who takes on this role, as explained in the article “What Is An Executor Of An Estate?” from Forbes.

If the deceased has a last will, it includes the name of the person who serves as their executor. However, if there is no will, or if the will doesn’t name an executor, a court will appoint someone—not necessarily a family member—to serve in this role.

The executor is responsible for carrying out the wishes of the decedent, including gathering all of the important documents, including the last will, filing any required court paperwork, managing assets until they are distributed and facilitating the transfer of money and property to beneficiaries.

In most cases, assets must pass through probate, a legal process in which the court validates the will, issues letters testamentary giving the executor the right to do their job, oversees the distribution of assets to beneficiaries and ensures that creditors are paid.

If you have an estate plan created by an experienced estate planning attorney, they will ask you to choose someone to serve as your executor. This needs to be someone you can count on to fulfill your wishes, who you trust implicitly and who you know will be able to manage submitting and completing paperwork for the court, the IRS and any other government agencies.

Can a beneficiary also be an executor? A beneficiary often does serve as the executor since many people name their spouse or adult child to act as their personal representative and manage their estate after their death.

An executor has a lot to do:

• Obtaining a copy of the will, death certificate and other paperwork.
• Inventorying the deceased individual's assets, determining which passes through probate and which passes outside of probate.
• Managing the deceased's assets, such as paying the mortgage and utilities.
• Submitting the will to be probated in the relevant court.
• Notifying all parties who may have a claim against the estate.
• Overseeing the probate process.
• Paying any debts.
• Facilitating the transfer of assets.
• Filing taxes for the person’s last living year and the estate tax.

The executor often retains the services of an estate planning attorney to manage these tasks, ensuring that they are carried out properly and in a timely manner.

Reference: Forbes (Feb. 5, 2024) “What Is An Executor Of An Estate?”

Why You Shouldn’t Leave Your Home to Your Children

“The home represents a large portion of the estate of many Americans. You, therefore, may intend to leave your family home to your children, as it is an asset that should retain its value over time.”

For financial and sentimental reasons, many people want to leave their homes to their children.  However, there are many reasons making this a bad idea, says the article “Generational Wealth: 7 Reasons to NOT Leave the Family Home to Your Children” from yahoo! finance.

Homes are transferred to children in several ways. However, each has drawbacks, from tax liabilities to the risk of losing the family home entirely. Here are how homes are typically transferred:

• Trusts
• Gifts
• Inheritances
• Transfer on death deed
• Sales

A Probate Hold Up. If the home is left to the children in your will, it could get tangled up in the probate process. Probate could hold up the transfer of the home by months or even years. If the house is tied up in probate, who will take on the tasks of paying the mortgage, if there is one, maintaining the home and paying bills? Who will protect the house from vandalism, squatters, or thefts if it is vacant?

Capital Gains Taxes. If the house is left to the children and they decide to sell it, they may have to pay a capital gains tax if the home has appreciated since the owner’s death. If the home is gifted to the children before you die and they sell it at a future date, they’ll have to pay capital gains taxes based on the market value of the house when they received it and the sale price. Where will the money for these taxes come from?

More Taxes to Consider. If you place the home in a living trust and instruct it to be transferred to the children upon your death, you have not shielded it from estate taxes. If you do this to reduce assets to qualify for Medicaid, the living trust is still a countable asset in most states. Your estate planning attorney will know how this might impact your estate and your Medicaid accountability.

What if Your Children Lose the House? Gifting the home to your children, adding them to the deed while you are living, or even selling the home to them exposes the house to risk. The home may face foreclosure if any person on the deed has financial difficulties and can’t make the mortgage payments. If they go through a divorce, the house will be considered a marital asset. Your years of paying the mortgage and caring for the home will evaporate.

Do They Want the House? Parents who feel generous may assume their children want their home when they might not. They will see it as yet another piece of unfinished business left for them to manage when their own lives might be very busy with their own children and careers. If they grew up in the home and have fond memories of it, this will make selling it even harder.

Can They Afford the House? Not every child enjoys financial success. If they can’t afford a mortgage, property taxes, utility bills and the inevitable costs of home ownership, like replacing a roof, etc., home ownership may become a huge burden. If “forced” into possession via inheritance, they may have to sell it at a lower cost to get out from under the bills.

Will They Fight Over the House? Families experiencing grief are not in the best place to make big decisions and are vulnerable to spats that rise to legal disputes. If one child is living in the house and wants to keep it, will they be able to buy out the other’s shares of ownership? A discussion of what you all want to happen with the house and what is realistic needs to occur. This should be followed by a conversation with your estate planning attorney to have the plan made, whether it’s part of your will or another type of agreement.

Reference: yahoo! finance (Dec. 11, 2023) “Generational Wealth: 7 Reasons to NOT Leave the Family Home to Your Children”

What about House Contents when Someone Dies?

“It is quite a tragedy when a loved one passes away. You may want to remember them by keeping sentimental objects from their home, or perhaps they wanted you to inherit a specific item.”

Probate law does not allow anyone to take items from a loved ones’ home after they die, until the will has been probated. Learning about probate, what it entails and how to prepare for it may make it a little easier when a family member dies, says a recent article titled “Can you empty a house before probate? from Augusta Free Press. Knowing what to expect can avoid common pitfalls and mistakes, some of which often lead to family fights and even litigation.

Probate is a court-supervised period when the estate of the decedent is on pause. Assets may not be distributed, including personal items in the home. The goal is to ensure that assets are distributed only after the will has been ruled valid by the court and following the instructions in the will.

Probate includes the legal appointment of the executor, who is named in the will with specific statutory responsibilities, to include ultimately distributing assets.

For many people, estate planning includes preparing assets to avoid the probate process. An estate plan includes a review of the entire estate to see which assets are best suited to be taken out of the estate. Living trusts, joint ownership, transfer-on-death (TOD) and many other estate planning strategies can be used, depending on the person’s finances.

Certain tasks can be accomplished during probate relating to the home and other property. This includes changing the locks on the home to protect it from criminals and unauthorized people who have keys. The decedent’s mail can be forwarded to the executor or another family member’s address. A review of the decedent’s bills, especially monthly payments, can take place. If there’s a mortgage on the home, the mortgage company needs to be contacted and the payments need to be made.

As the end of the probate period nears, it may be time to contact an appraiser to get an unbiased, professional appraisal of the home’s value. This will be needed if the home is to be sold, or if the estate plan needs a valuation of the home.

Probate is often a necessary process. It can create challenges for the family, especially if no estate planning has been done. In some jurisdictions, probate is quick and painless, while in others it is a long and expensive process. Prior planning by an experienced estate planning attorney prevents many of the issues presented by probate.

After probate has been completed, the executor distributes the assets, including the personal property in the home. Personal property with sentimental value often sparks more family fights than assets of greater value. Administering an estate when emotions are running high is a challenge for all concerned.

Another reason to have an estate plan in place is to delineate very specifically what you want to occur after your death. That way there is no room for family members to stake a claim and do something contrary to your wishes.

Reference: Augusta Free Press (May 13, 2022) “Can you empty a house before probate?

Can You Inherit a House with a Mortgage?

“Dealing with the loss of a loved one is never easy. When inheritances, homes, estates and mortgages are involved, tensions can run high within a family. It is easy to get lost in the paperwork and terms.”

Inheriting a home with a mortgage adds another layer of complexity to settling the estate, as explained in a recent article from Investopedia titled “Inheriting a House With a Mortgage.” The lender needs to be notified right away of the owner’s passing and the estate must continue to make regular payments on the existing mortgage. Depending on how the estate was set up, it may be a struggle to make monthly payments, especially if the estate must first go through probate.

Probate is the process where the court reviews the will to ensure that it is valid and establish the executor as the person empowered to manage the estate. The executor will need to provide the mortgage holder with a copy of the death certificate and a document affirming their role as executor to be able to speak with the lending company on behalf of the estate.

If multiple people have inherited a portion of the house, some tough decisions will need to be made. The simplest solution is often to sell the home, pay off the mortgage and split the proceeds evenly.

If some of the heirs wish to keep the home as a residence or a rental property, those who wish to keep the home need to buy out the interest of those who don’t want the house. When the house has a mortgage, the math can get complicated. An estate planning attorney will be able to map out a way forward to keep the sale of the shares from getting tangled up in the emotions of grieving family members.

If one heir has invested time and resources into the property and others have not, it gets even more complex. Family members may take the position that the person who invested so much in the property was also living there rent free, and things can get ugly. The involvement of an estate planning attorney can keep the transfer focused as a business transaction.

What if the house has a reverse mortgage? In this case, the reverse mortgage company needs to be notified. You’ll need to find out the existing balance due on the reverse mortgage. If the estate does not have the funds to pay the balance, there is the option of refinancing the property to pay off the balance due, if the wish is to keep the house. If there’s not enough equity or the heirs can’t refinance, they typically sell the house to pay off the reverse mortgage.

Can heirs take over the existing loan? Your estate planning attorney will be able to advise the family of their rights, which are different than rights of homeowners. Lenders in some circumstances may allow heirs to be added to the existing mortgage without going through a full loan application and verifying credit history, income, etc. However, if you chose to refinance or take out a home equity loan, you’ll have to go through the usual process.

Inheriting a house with a mortgage or a reverse mortgage can be a stressful process during an already difficult time. An experienced estate planning attorney will be able to guide the family through their options and help with the rest of the estate.

Reference: Investopedia (April 12, 2022) “Inheriting a House With a Mortgage”

Can You Remove Someone from a Life Estate?

“Life estates can provide effective means to create joint ownership of property, avoid probate and transfer property after death without incurring gift taxes.”

Parents often use life estates to leave the family home to children, while remaining in the house for the rest of their lives. However, sometimes things don’t work out as intended. If and how changes may be made to a life estate is the focus of a recent article “How to Remove Someone from a Life Estate” from Yahoo! Finance. For the life estate to be flexible, certain provisions must be in the document when it is first created. An experienced estate planning attorney is needed to do this right.

A life estate allows two or more people to jointly own real estate property. One person, referred to as the “life tenant” has ownership of the property for as long as they live. The other person, called the “remainderman,” takes possession only after the life tenant’s death. Multiple people can be named as life tenant and remainderman. However, the more people involved, the more complicated this arrangement becomes.

The remainderman has an unusual position. They don’t have full possession of the property until the life tenant dies, yet they have an interest in the property. The life tenant is not allowed to do certain things, like take out a mortgage or sell the property, without the consent of the remainderman.

The remainderman must agree to any changes in any person or persons named as other remainderman. If there’s more than one, which happens when there’s more than one adult child, for instance, all of the remaindermen must agree, before any names on the life estate can be removed or changed.

If one of the remainderman becomes heavily indebted, has a contentious divorce, or is sued for a considerable sum, their share of the property could be lost to creditors, ex-spouses, or adversaries. In that case, removing the problematic remainderman could protect the value of the home.

Most life estates are irrevocable, and the laws concerning life estates vary by state.

One way to work around the need for remainderman approval, is to use a Testamentary Power of Appointment, a clause in a will permitting the life tenant to change the person to whom the property will be left upon death. Invoking the Power of Appointment doesn’t make the life estate invalid, so the tenant is still constrained from selling the property or taking any other actions without permission from the remaindermen.

The testamentary power of appointment does give the life tenant some negotiating muscle but must be built into the documents from the start.

Another trust used in this situation is the Nominee Realty Trust. This is a revocable trust holding legal title to real estate. A property owner files a new deed transferring ownership to the nominee realty trust. The trust specifies who receives the property after the owner’s death. The grantor of the nominee trust can direct the actions of the trustee, so the life tenant has the legal ability to tell the trustee to change the names of the remaindermen. This flexibility may be desirable when the children are problematic. This has to be set up when the life estate is first established.

There are occasions when the remainderman wants to terminate the interest of the life tenant. This is actually easier than removing or changing the remainderman but requires the life tenant to do something particularly egregious or illegal. The life tenant has certain rights: to rent out the property, to change or improve the property—as long as the property is being improved. The life tenant is responsible for paying taxes, maintaining the property and avoiding any liens being placed on the property.

If the life tenant does not fulfill their responsibilities or allows the property to lose value, it may be possible for the remainderman to have the life tenant’s interest terminated. However, that depends upon the provisions in the life estate. This option should be discussed and planned for when the life estate is created.

Reference: Yahoo! Finance (Dec. 16, 2021) “How to Remove Someone from a Life Estate”

Estate Planning Mistakes to Avoid

“According to a Caring.com survey, only 4 in 10 American adults have a will or a living trust. And what may be even more surprising is that younger adults are outpacing their middle-aged and older counterparts when it comes to estate planning.”

Estate planning is crucial to ensure that wealth accumulated over a lifetime is distributed according to your wishes and will take care of your family when you are no longer able to do so. Many well-intentioned people make common mistakes, which could be avoided with the guidance of an estate planning attorney, says the article “Avoiding Big Estate Planning Mistakes” from Physician’s Weekly.

Do you have a will? Many families must endure the red tape and expenses of “intestate” probate because a parent never got around to having a will prepared. The process is relatively straightforward: identify an estate planning attorney and make an appointment. Once the will is completed, make sure several trusted people, likely family members, know where it is and can access it.

Are you properly insured? If the last time you looked at your life insurance coverage was more than ten years ago, it’s probably not kept pace with your life. Although every person’s situation is different, high- income earners, like physicians or other professionals, need to understand that life insurance “replaces” income. This means enough to pay for college, pay off a mortgage and provide for your surviving spouse and children’s lifestyles.

When was the last time you spoke with your estate planning attorney, CPA, or financial advisor? Tax laws are constantly changing, and if your estate plan is not keeping up with those changes, you may be missing out on planning opportunities. Your family also may end up with a big tax bill, if your estate plan hasn’t been revised in the last three or four years. Your team of professionals is only as good as you let them be, so stay in touch with them.

When was the last time you reviewed your estate plan with your attorney? If you thought an estate plan was a set-it-and-forget-it plan, think again. Tax laws aren’t the only thing that changes. If you’ve divorced and remarried, you definitely need a new estate plan—and possibly a post-nuptial agreement. Have your children grown up, married and perhaps had children of their own? Do you have a new and troublesome son-in-law and want to protect your daughter’s inheritance? All of the changes in your life need to be reflected in your estate plan.

Having “the talk” with your family. No one wants to think about their own mortality or their parent’s mortality. However, if you don’t discuss your estate plan and your wishes with your family, they will not know what you want to happen. It doesn’t need to be a summit meeting, but a series of conversations to allow your loved ones to become comfortable with the discussion and make it more likely your wishes will be fulfilled. This includes your estate plan and your wishes for burial or cremation and what kind of memorial service you want.

Reference: Physician’s Weekly (Oct. 8, 2021) “Avoiding Big Estate Planning Mistakes”

What Happens If You Inherit a House with a Mortgage?

“If you have a mortgage, you might worry about what that means for your heirs and loved ones. Will they be able to keep your home, and who will be responsible for paying for it?”

Nothing in life is certain, except death and taxes, says the old adage. The same could be said about mortgages. Did you know that the word “mortgage” is taken from a French term meaning “death pledge?” A recent article titled “What happens to your mortgage when you die?” from bankrate.com explains the options for homeowners who wonder what might happen to their home, mortgage and loved ones, after they die.

When a homeowner dies, their mortgage lives on. The mortgage lender still needs to be repaid, or the lender could foreclose on the home when payments stop, regardless of the reason. The same is true if there are outstanding home equity loans or lines of credit attached to the property.

If there is a co-borrower or co-signer, the other person must continue making payments on the mortgage. If there is no co-signer, the executor of the estate is responsible for making mortgage payments from estate assets.

If the home is left to an heir through a will, it’s up to the heir to decide what to do with the home and the mortgage. If the lender and the terms of the mortgage allow it, the heir can assume the mortgage and make payments. The heir might also arrange for the property to be sold.

A sole heir should reach out to the mortgage company and discuss their options, after conferring with the family’s estate planning attorney. To assume the loan, the mortgage must be transferred to the heir. If the property is sold, proceeds from the sale are used to pay off the loan.

Heirs do not need to requalify for the mortgage on a loan they inherited. This can be a good opportunity for someone with bad credit to repair that credit, if they can stay current on the mortgage. If the heir wants to change the terms of the mortgage, they will need to qualify for a new loan and meet all of the lending institution’s eligibility requirements.

Proof that a person is the rightful inheritor of the property or executor of the estate may be required. The mortgage lender will typically have a process to specify what documents are needed. If the lender is not cooperative or balks at any requests, the estate planning attorney will be able to help.

If you own a home, it is very important to plan for the future and that includes making decisions about what you want to happen to your home, if you are too ill to manage your affairs or for when you die. You’ll need to document your wishes,

Reference: Bankrate.com (July 9, 2021) “What happens to your mortgage when you die?”

Can a Daughter Help Parents by Buying Home?

“I am one of three daughters who will inherit our home when our parents pass away. They have a mortgage on the home and some credit card debt. Would it be wise for us to purchase their home before their death, so their mortgage debt is paid off?”

A daughter who has free cash from selling her own home and wants to protect her parents from the worry of dying with mortgage debt, asks if buying the family home outright, before the parents die, is the best solution. It’s a common situation, reports The Washington Post in the article “Daughter seeks to help parents with mortgage, credit card debt by buying their house.” Is there a right answer?

Lenders generally don’t demand the repayment of a residential mortgage loan immediately after the death of the owner. They will, however, call the loan if the borrower’s heirs fail to make mortgage payments. As long as the mortgage payments are made in a timely manner, the loan remains in good standing. If the daughter and her siblings are making these payments, this won’t be a problem.

Depending on how the home is owned, when one of the parents dies, the surviving parent will become the sole owner of the home, if they hold title as joint tenants with right of survivorship. The surviving parent also does not have to worry about the lender, as long as they continue to make the mortgage payments. When the surviving parent dies, then the three daughters inherit the home.

In 1982, the federal government passed the Garn-St. Germain Depository Institutions Act to protect spouses and children, when the owner of a home adds them to the property’s title. This law also prevents a lender from calling the loan due, when the owner puts the title into a living trust.

As long as the mortgage can continue to be paid, there’s no need to pay it off in full or to purchase the home so parents are debt-free. When they die, the daughter can pay off the remaining loan, if she can and wishes to do so.

The daughter also notes that her parents have credit card debt. If they die and cannot pay the debt, it will die with them. However, if they own a home when they die and there is equity in the property, the creditor will expect the estate to liquidate the asset and pay off the debt.

If one of the siblings wants to stay in the home, she could take over the property, making the monthly mortgage payments and find a way to pay off the credit card debt separately. Or, if the daughter who is asking about buying the home wants to, she can pay off the credit card debts.

From a tax perspective, buying the property from the parents while they are living doesn’t afford any advantages. Extra cash could be used to pay off the mortgage and the credit card debt, but again, there are no advantages to doing so, except for giving the parent’s some peace of mind. The cost of doing so, however, will be the daughter losing the ability to use the money for anything else.

One estate planning attorney recommends that the daughters inherit the home. When they die, tax law allows them to pass down a large amount of wealth—$11.7 million for an individual and $23.4 million for a married couple. The home would also get a stepped-up basis. The siblings would inherit the home with its value at the time of death of the surviving parent resetting the basis.

If the parents bought the home for $25,000 years ago and it’s now worth $250,000, the siblings would inherit the home at the increased value. The parents’ estate would not pay tax on the home, and if the sisters sold the house for $250,000 around the time of their death, there would be no capital gains tax due.

As the law currently stands, it’s a win-win for the siblings. When the parents die, they can decide how to divide the estate, if there are no clear instructions in a last will from the parents. They can use any extra cash, if there is any, to pay the mortgage and credit card debt, and split what’s leftover. If one sibling wants to own the home, the other two could get cash instead of the home.

The sibling who wants to keep the home should refinance the loan and use those proceeds to buy out the other two sisters. The siblings should sit down with their parents and discuss what the parents have in mind for the property. An estate planning attorney will help the family determine what is best from a tax advantage. Planning is essential when it comes to death, taxes and real estate.

Reference: The Washington Post (May 10, 2021) “Daughter seeks to help parents with mortgage, credit card debt by buying their house”

Can You Apply for a Mortgage at an Advanced Age?

“Federal law, under the Equal Credit Opportunity Act, forbids discrimination in the mortgage market on the basis of age. Nonetheless, loan officers say older borrowers often don’t realize they can get loans with terms that will expire on their 110th, 120th or nearly 130th birthdays.”

A senior loan officer with a mortgage company in Florida recently wrote a 30-year loan for a retiree who was purchasing a home in New Port Rickey. He didn’t expect to have trouble qualifying for the loan, but he was surprised that he did.

That’s because he was 97 years old.

Under the Equal Credit Opportunity Act, federal law forbids discrimination in the mortgage market on the basis of age, reports The Wall Street Journal in a recent article “You’re Never Too Old to Apply for a Mortgage.” However, most seniors don’t know that they can get loans that will expire on their 110^th, 120^th and even later birthdays. In fact, the Federal Housing Finance Agency says that borrowers over age 65 make up ten percent of all mortgages originated annually.

Some lenders are working harder to find ways to qualify retirees, including rolling out lending programs that allow borrowers to use their investment portfolios to qualify without taking monthly distributions. Loan officers, especially in areas with large numbers of retirees, have become skilled at adding up income streams, helping borrowers establish new ones and willingly guiding them through the process.

The simplest way is for a retiree to add up their monthly fixed income from all sources, which are then treated like a salary by the lenders. If those numbers are not high enough, the next step is to create an ongoing distribution from a retirement account, like an IRA or 401(k). For one mortgage lender, a retired borrower needs to show $8,000 of monthly income for a 30-year home purchase loan. The borrower set up a distribution for that amount from an IRA worth $500,000, and had her financial advisor draft a letter to the lending company about the new income stream. This made her qualified for the loan, even though at that rate, her entire IRA would be drained in five or six years. Fannie Mae rules only require that distributions are guaranteed to continue for three years.

If the property produces income, those funds can be counted towards the qualifying amount. However, the underlying value of the property, even if it is owned outright or if there is a lot of equity in the home, is not considered by the lender. Property tax and homeowner’s insurance are measured as debt in the debt-to-income equation.

If qualifying is still a problem, lenders are increasingly willing to include stocks, bonds, and mutual funds. This is very different than creating a distribution steam that counts as income. The borrower is not required to take a monthly amount from their portfolio. The lender uses a formula called “asset depreciation” or “asset annuitization or depletion” to impute a monthly distribution from the investment portfolio.

Some jumbo lenders who cater to high net worth individuals have more liberal asset depreciation programs. In New York, an 83-year-old retired co-op owner received a $1 million, 10-year, interest only adjustable rate mortgage for a re-finance at a highly competitive rate through a bank’s program similar to an asset depreciation plan. With the deposit of a few hundred thousand dollars into the bank, the owner qualified based on a portfolio of stocks and bonds valued at $1.6 million.

Speak with your estate planning lawyer before making this kind of large financial decision, since it may have a significant impact on your overall estate plan.

Reference: Barron’s (Jan. 16, 2020) “You’re Never Too Old to Apply for a Mortgage”