Family Matters To Me. I have two wonderful children and when I purchased my first home, I wanted to know everything about the school, the recreation facilities, crime and safety, ect. I know family is important and, therefore, I'll listen to your concerns so you can choose the right home and the right neighborhood. WITH More than 20 YEARS OF EXPERIENCE, "I'M ON YOUR SIDE AND AT YOUR SERVICE".
Specializing in the S.F. Peninsula for more than 20 years in the following areas:
REO Specialist:
In depth experience in all aspects of the REO process to make the asset manager's job as smooth and painless as possible. With over 25 years of experience, a veteran broker is necessary to bring an REO transaction to a successful closing while navigating the current complex real estate environment.
My first position in the real estate industry in 1981, when I was 18, was as a property manager. Now, as a property manager of my own properties, I have a vast network of professionals to bring a distressed REO property to market quickly, and billing escrow if necessary.
I have experience, professionalism and staff, to provide the following WITHIN ONE BUSINESS: Comparative Market Analysis, Occupancy Verification, Interior BPOs, Exterior/Drive by BPOs,
I also provide: Asset Management and Preservation, Aggressive and Highly Successful Marketing, Cash for Keys, if necessary, Pleasant and successful closing
As a skilled negotiator, I've put hundreds of complex transactions over the past years. As a listing agent for REO properties, my clients' are amazed, that in a depressed market, I'm usually able to sell with multiple offers.
Probate Specialist:
Types of Probate: Kinds of Probate
* Supervised: The most formal and expensive method. The court plays an active role in approving each transaction. In states where it's optional, supervised administration is used for contested estates, when an interested party requests it, or when the executor's ability is questioned.
* Unsupervised or independent: A simpler, cheaper method in which the number of duties and procedures is reduced and the court's role is diminished or eliminated. It's used for estates that exceed the asset limit for small-estate administration (see below) but don't require heavy court supervision. It often requires consent of all beneficiaries, unless the will specifically requests unsupervised administration.
* Small estate: The simplest and fastest probate, it's not available in every state and where it is only for small estates, ranging from $1,000 to $100,000, depending on state law. Property is often transferred by affidavit. Small estate administration often lasts only a few weeks.
Avoiding Probate
The probate process serves the vital purpose of ensuring that an individualÂ?s estate is properly distributed to his or her creditors, heirs and beneficiaries. But, the probate process can be slow and can often tie up estate property for several months. Probate may also be costly, with certain fees being paid out of the estate and reducing the amount left for distribution. For these reasons, many people may wish to arrange their affairs so that their loved ones do not have to go through the probate process, and can receive assets from the estate more efficiently.
There are several methods that can be used to avoid the probate process, and to distribute assets immediately at the time of the decedentÂ?s death. Among these methods are:
* Joint Ownership with Rights of Survivorship; * Beneficiary Designation; and * Revocable Living Trusts.
Joint Ownership with Rights of Survivorship
Property owned in joint tenancy with rights of survivorship automatically passes, without probate, to the surviving owner or owners when one owner dies. Joint tenancy is simply a type of property ownership involving more than one owner, leaving each owner with the right to a larger share of the property should any individual owner die. This model often works well when couples (married or not) acquire real estate, vehicles, bank accounts, securities, or other valuable property together. To take joint title with someone usually only requires that joint ownership is stated on the paper that shows ownership (i.e., car title, a real estate deed, or other document). But since each joint tenant has control over the property, you should be careful when committing to this type of ownership.
Beneficiary Designations
Beneficiary designations can be made under several different types of accounts. Funds from life insurance policies, retirement funds, and IRAs pass directly to the beneficiary because they are considered contractual obligations to pay out a death benefit. These designations prevent the accounts from needing probate consideration.
Payable-on-death (POD) bank accounts are also an effective way to avoid probate. Any money in the POD account passes directly to the named beneficiary upon the account holderÂ?s death. The added benefit of a POD account is that the account holder retains exclusive rights to the account while he or she is alive, and retains the right to change the beneficiary to the account.
Transfer-on-death (TOD) securities allow a person to name someone to inherit stocks, bonds, or brokerage accounts without probate. This model works very much like a POD bank account. After a person has registered ownership this way, that person retains exclusive ownership to the stock and, like the POD account, retains the right to change the beneficiary.
A few states offer car owners the option of naming a beneficiary for their vehicle. This transfer-on-death registration for vehicles also provides car owners the same exclusive ownership rights as POD accounts and TOD securities accounts.
Revocable Living Trusts
A revocable living trust can hold title to property for the benefit of an individual. Since title is held in the name of the trustee (usually the person who set up the trust) and a beneficiary is named for the property, the property is not part of the estate for probate purposes. Similar to a will, a trust document directs the trustee how to distribute the trust property at the time of death, and to whom.
Getting Legal Help to Avoid the Probate Process
Sheltering assets from probate or avoiding probate altogether requires advance planning and expert guidance. If you are considering ways to avoid probate, contact an experienced estate planning attorney in your area to discuss your options and get the estate planning process started. Relocations:
Whether your moving from the East Coast or Southern California, I can provide you with the necessary information to make the right decision for you and your family.
- FREE: Neighborhood Statistics
- FREE: Market Trends and Information
- FREE: School Information/Scores and Local Amenities
- With more than 20 YEARS of Experience and Professional ADVICE to guide you through the process
Home Sellers:
- FREE: Comparative Analysis on your home
- FREE: Advice on preparing your home for the market for optimum return
- FREE: Referrals for professional stagers, painters, movers, tax, planners, etc.
- The more 20 YEARS of Experience and Professional ADVICE to guide you through the process
Home Buyers:
- FREE: Pre-Approvals for mortgage loans
- FREE: Neighborhood Statistics, School Scores, and Market Trend Information
- FREE: Information on First Time Buyer Benefits
- More than 20 YEARS of Experience and Professional ADVICE to guide you through the process
1031 TAX DEFERRED EXCHANGES:
- FREE: Booklet on the exchange process
- FREE: Consultation with a Qualified Real Estate Accountant specializing in 1031 Exchanges
- FREE: Portfolio Analysis and Advice
- More than 20 YEARS of Experience and Professional ADVICE to guide you through the process
