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Your current state is Virginia
I'm transferring a property located in Baltimore County to an irrevocable trust for asset protection purposes. My quitclaim deed was returned by the Baltimore County Clerk of The Circuit Court, Land Records Division, because I need to specify the applicable exemption from state transfer taxes... View More 
answered on Apr 25, 2025
Pay a real estate lawyer for an hour of his or her term to review the deed and address any proper citation to legal authority based on your situation, and have that lawyer electronically file the deed. The last thing you ever want to screw up is a deed in the land records, which will come back to... View More
I have a will with one beneficiary and all my financial accounts list her as the beneficiary. I am concerned about my house, land, and personal property in Tennessee. Can I file a Lady Bird Deed in C**** County to avoid probate for these assets? There are no liens on the property, and I have no... View More
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answered on Apr 25, 2025
Ladybird deeds are not authorized in Tennessee. You can transfer those items by Will, but that requires a probate. If you are wanting to avoid probate, the best solution for many reasons is a revocable living trust.
I have a will with one beneficiary and all my financial accounts list her as the beneficiary. I am concerned about my house, land, and personal property in Tennessee. Can I file a Lady Bird Deed in C**** County to avoid probate for these assets? There are no liens on the property, and I have no... View More
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answered on Apr 25, 2025
I think you mean a life estate/remainder deed. It works very well to vest a remainder interest to the grantee when executed, not later at death of the life tenant, and by operation of law. But it is permanent unless life tenant and remainderman agree to convey, borrow money, etc. Personal... View More
My grandmother, who is still competent, put her house in the name of her daughter, who has power of attorney over all matters. However, she wants to leave the house to someone else in her will due to a strained relationship with her daughter. The house has been my grandmother's for 20 years,... View More
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answered on Apr 24, 2025
Power of Attorney does not convey ownership. The daughter simply steps in the shoes of the principal(grandmother) for a specific amount of time. Upon the principal's (grandmother's) death, the property remains in the principal's (grandmother's) estate and if a Last Will and... View More
My mother had a massive stroke, which I believe was due to neglect by her boyfriend, who is now under investigation for abuse. She is currently in a nursing home. A few years ago, she added him to the deed of her property. However, I have paperwork indicating that her will states that one property... View More
answered on Apr 24, 2025
There's no such thing as protecting your rights outside of the legal system. **you need a lawyer asap.** If she added him to the deed of the property "meant for you", you are likely out in the cold. She could leave you a million dollars in her Will, but if she had only a dollar at... View More
My mother had a massive stroke, which I believe was due to neglect by her boyfriend, who is now under investigation for abuse. She is currently in a nursing home. A few years ago, she added him to the deed of her property. However, I have paperwork indicating that her will states that one property... View More
answered on Apr 25, 2025
Hi there, sorry about your mother's stroke and this troubling situation.
Unfortunately, a will generally can't override a deed, which makes this challenging. Gather all documentation and consult with an attorney quickly. A lis pendens is a legal notice that can be filed with the... View More
I have lived with my Dad since 2011, and he passed away in 2014. I have been making mortgage payments since 2017 until November 2024, when my sister put the house up for sale. She is on the deed with my dad since 2010, but there is no written will. Now, the house is in default with several letters... View More
answered on Apr 24, 2025
I'm sorry to hear about the situation. Has a Petition for Probate been filed? If not, the property most likely cannot be sold since a representative of your father's estate must be appointed to sign transfer documents to the new owner. In addition, as a beneficiary, you must be given... View More
I signed a lease for an apartment on April 1, 2025, and moved some possessions in on April 5th. That evening, a fire rendered the apartment uninhabitable, which the leasing office acknowledged. I was offered to terminate the lease or wait for repairs. When I opted to wait, I was later told I needed... View More
answered on Apr 23, 2025
Sounds like you owe the rent April 1 - April 5, at a minimum. If you elected to wait, your lease remained in effect. Apparently upon closer inspection, it was determined that you could not wait - the damage was too severe, and the lease terminated then. Perhaps that's 2 weeks between April 5... View More
I am part of a homeowners association in Tennessee where our bylaws state that a homeowner must have lived in their condo for 24 months before renting. A homeowner living in the condo is allowed a roommate but cannot rent it out. Currently, someone is attempting to circumvent this rule by setting... View More
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answered on Apr 23, 2025
The key to answering this question lies in a careful review of the HOA’s bylaws and covenants, as these governing documents likely define what qualifies as ownership and occupancy within the community. I would advise speaking with an attorney to review those bylaws, such as my office.... View More
My cousin, who is over 90 years old, is a landlord being sued for $15,000 by a potential tenant from 3 years ago. The claim is based on an alleged promise that was supposedly made but never happened. This particular space has been rented out for a year to someone else. She received a summons for a... View More
answered on Apr 23, 2025
Your statement missed key information. In New York there is no automatic court appearance with the service of a Summons. A Simmons served outside New York State often has technical deficiency in the method of service. Nevertheless a Summons alone commands a responsive pleading known as an Answer.... View More
I am a tenant in New York State. We left our rental property with many items behind and in not the best shape, and this was reflected in the deductions from our security deposit. We received the deductions list a month after moving out. The lease stated that items left in disarray would be deducted... View More
answered on Apr 23, 2025
Ok. That was improper. Your landord forfeited the right to deduct anything for any justified cause because the landlord did not comply with the New York State law that required the landlord do this within 14 days after the tenant moves out.
I was on a one-year lease that converted to month-to-month after the first year. I've always paid rent seven days before the due date, and the apartment is kept clean. On April 10, I received a termination letter from my landlord stating I need to vacate by May 31, 2025, but it doesn't... View More
answered on Apr 23, 2025
Hello. You are a tenant in New York State. Tenant rights are controlled by State Law. A tenancy longer than one year cannot have a tenancy ended even though it is now month to month without the landlord providing the written notification that NYS Real Property Law Section 226-C mandated. If the... View More
I have been renting a property in Maryland on a month-to-month basis for about a year and a half now, without a lease agreement. Since living without a lease, I was not required to pay for water and sewage bills. Recently, the property management informed me that I would now be responsible for a... View More
answered on Apr 23, 2025
Generally speaking, no. In order to be liable, there would have to be a written agreement to that effect. Otherwise, it's generally assumed that utilities are included in the rent.
However, I will note that if you refuse to do so and you are on a month-to-month lease, the logical move... View More
I recently discovered that the size of my newly constructed house, closed in September 2022, is incorrectly listed by about 400 square feet less on the county tax appraisal document. I have not yet contacted the county tax appraisal office about this discrepancy and am unsure if it has affected my... View More
answered on Apr 23, 2025
You may be including an enclosed garage in your own calculation of square footage. I'm just making an educated guess because a standard size two-car garage is 400 sq. feet. For appraisal purposes, "living area" only includes an enclosed garage if it has been converted into a room.
I'm seeking to have land deeds transferred to my name. My grandfather passed away in 2013 without leaving a will. My father was in charge of my grandfather's affairs, but he passed away in September of last year. How can I proceed to have the deeds transferred to my name?
answered on Apr 23, 2025
Please accept my condolences on the loss of your father. You will likely need to open an estate for your grandfather and your father to transfer the property to you. First, in your grandfather's estate, his heirs would be determined and a court order would transfer the property to his heirs... View More
I'm seeking to have land deeds transferred to my name. My grandfather passed away in 2013 without leaving a will. My father was in charge of my grandfather's affairs, but he passed away in September of last year. How can I proceed to have the deeds transferred to my name?
answered on Apr 23, 2025
This is going to be a probate matter, I would encourage you to speak with a Florida Probate Attorney as there will likely need to be a probate done of your grandfather's estate and then one done for your father's estate in order to determine the heirs/beneficiaries of the estate, a review... View More
I am renting out a house in San Antonio, Texas, where the lease agreement with the tenant expired about a year ago. The tenant continued to pay rent on time, but I discovered during an inspection for a new property management company that the house is in poor condition. There are holes in the wall... View More
answered on Apr 23, 2025
Because the original lease term has expired, the lease is now month-to-month. You need to give not less than 30-days advance written notice in accordance with the terms of the lease of your intent to end the lease with the end date being on the last day of a rent-paying period. So, for example,... View More
I am renting out a house in San Antonio, Texas, where the lease agreement with the tenant expired about a year ago. The tenant continued to pay rent on time, but I discovered during an inspection for a new property management company that the house is in poor condition. There are holes in the wall... View More
answered on Apr 23, 2025
After the tenant has moved out or been evicted, you should immediately document all damages to the premises and make all necessary repairs. You can deduct the actual cost to make repairs from the security deposit of the tenant. You must refund the balance of the security deposit and provide an... View More
I have lived in a company-owned apartment for over three years, which was included as part of my employment agreement signed on April 5, 2022. My position was eliminated last week, and upon notification, the HR manager stated that I would have seven days to vacate the property. I requested more... View More
answered on Apr 23, 2025
Lodging that is part of the employment bargain is treated differently than a normal lease situation. The right to stay in the lodging can be terminated immediately upon the termination of the employment. Sorry. The employer can oust you immediately. Good luck to you.
I have lived in a company-owned apartment for over three years, which was included as part of my employment agreement signed on April 5, 2022. My position was eliminated last week, and upon notification, the HR manager stated that I would have seven days to vacate the property. I requested more... View More
answered on Apr 23, 2025
Your right to remain in the apartment ends when your employment is terminated. You are required to vacate the premises by the deadline provided by your employer. If you fail to move out by that date, the employer may initiate an unlawful detainer action against you. Best of luck.
Sincerely,... View More
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