Sunday, March 31, 2019

Putting your mortgage into a trust

You may, or may not, have a trust in place. If not, I strongly suggest you consider the benefits of a living trust and move title into the name of a trust when/if you have one in place. 

What is a living trust and how is it different from a last will.

A living trust (sometimes called an "inter vivos" or "revocable" trust) is a written legal document through which your assets are placed into a trust for your benefit during your lifetime and then transferred to designated beneficiaries at your death by your chosen representative, called a "successor trustee."

On the other hand, a will is a written legal document with a plan of distribution of your assets upon your death. Your executor, as named in the will, oversees this process, and notably, nothing in your will takes effect until after you die. 

1. A Living Trust Avoids Probate
One of the first benefits of a living trust is that it avoids probate. With a valid will, your estate will go through probate, the court proceedings through which your assets are distributed according to your wishes by the executor. A living trust, on the other hand, does not go through probate, which often means a faster distribution of assets to your heirs—from months or years with a will down to weeks with a living trust. Your successor trustee will pay your debts and distribute your assets according to your instructions. Notably, both documents allow you to choose a guardian for your children in the event of your death. 


2. A Living Trust May Save You Money
Remember this really all depends on your financial situation. At first, drafting a living trust will likely cost more than drafting a will as it is a more complex legal document. Moreover, you must also transfer your assets such as bank accounts, stocks, and bond accounts and certificates to the trust through separate paperwork; simply writing up a living trust does not actually "fund the trust." 


Other procedures involved in an estate plan with a living trust could also include changing the beneficiary on your life insurance policy to the trust, appropriately dealing with your IRA or 401(k) plan, and also creating a "pour-over will" that will provide for the distribution of any assets acquired after the creation of the living trust but before your death or any assets inadvertently excluded. 


Note that the pour-over will, just like any will, will have to go through probate.
While a will costs less to draft, a living trust can save your estate money at the time of your death as the distribution of assets in the trust will not go through probate; court costs for probating your will are taken from estate, although note that for a simple, uncontested will, costs are often nominal. 


Regarding contests, living trusts will likely hold up better in the event that someone comes forward contesting the distribution of your assets; accordingly, court costs to cover any will contests may also need to be considered.


As far as savings of income and estate taxes, there is often no substantial difference between living trusts and wills, although living trusts may provide savings for married couples in the form of joint living trusts.
Note that for people with simple estate plans and for young married couples with no children or significant assets, a living trust is probably not financially beneficial. 


3. A Living Trust Provides Privacy 

One big difference between the two legal documents is the level of privacy offered with a living trust. As a living trust is not made public, upon your death, your estate will be distributed in private. A will, on the other hand, is public record and so all transactions will be public as well. 

Another difference is the handling of out-of-state property you own upon your death. With a will, that property will have to go through probate in its own state; a living trust can help you avoid probate. 


What other benefits does a living trust provide?
Beyond the top three main benefits, another benefit is that a living trust is written so that your trustee can automatically jump into the driver's seat if you become ill or incapacitated. 


On the other hand, if you simply have a will without a durable power of attorney, the court will appoint someone to oversee your financial affairs who will have to report to the court for approval of expenses, sales of property, etc. One widely reported public example of this is the conservatorship of Britney Spears' father over his daughter's financial affairs. 


Note that if you draw up a durable power of attorney, including one for health care decisions, you can avoid a court-appointed conservator for your affairs. 


With a living trust, however, your handpicked successor trustee can manage your affairs without court intervention, and since the trust is revocable, if you dispute your incapacity, you can retain control yourself. 


While a living trust makes sense for some people, wills are just fine for others. A general rule among tax planners is that the larger the value of the estate, the greater need there is for a living trust—although even this is not foolproof. 


Are you interested in setting up a living trust, but not sure where to start, or who to go to? I would be more than happy to refer you to a trust attorney. Please call/text/email me if you have any questions.


Aundrea Beach-Greco 
NMLS# 333739 
Mortgage Advisor, CMPS | CMG Financial 
Mobile: (702) 326-7866 

Branch NMLS# 929754
8337 West Sunset Road, Suite 300 | Las Vegas, NV 89113

Friday, March 29, 2019

CA HOMEOWNERS: How the insolvency & non-recourse exceptions work for forgiven mortgage debt (Updated 2019)

WHAT CALIFORNIA HOMEOWNERS NEED TO KNOW ABOUT FORGIVEN MORTGAGE DEBT

The tax break for forgiven mortgage debt expired January 1, 2017, for most homeowners across the United States. This means that you may be required to pay income taxes on any debt that's forgiven you this year. For example, if the lender forgives you $50,000 in debt, and your income tax bracket is 25%, you may owe the IRS $12,500! 

However, there are two exceptions to this: 

Exception #1: 
"Insolvency" There's no tax on the forgiveness of debt if you are "insolvent" at the time of debt cancellation. Insolvent simply means that your total debts are greater than your total assets. 

In our example, assume your total assets are $20,000 and your total liabilities are $70,000. This means that your net worth would be negative $50,000. This would make you "insolvent" according to the IRS, and you wouldn't have to pay any taxes at all on the $50,000 in forgiven mortgage debt! 

Keep in mind that when you calculate your assets, you need to include everything you own, including exempt assets beyond the reach of creditors under the law, such as interest in a pension plan and the value of your retirement account. 

Exception #2: 
"Non-Recourse" If you live in California, we have what's known as an "anti-deficiency statute". This means that a mortgage lender is not allowed to pursue you for the difference between the sales price and what owe on the loan. 

Using the example above, assume the lender allows you to do a short sale, but you still owe an extra $50,000. The $50,000 may be considered "non-recourse". 

This means that the lender cannot require you to pay that extra $50,000 in the event of a short sale or foreclosure. In most cases, the loan must have been used to buy, build or improve your primary residence in order to qualify for this special "non-recourse" status. This means that forgiven mortgage debt on your vacation home or investment property may not qualify. You may need to pay income taxes if that debt is forgiven you. You may also have to pay taxes if the forgiven mortgage debt was a cash-out refinance on your primary residence, and you didn't use the funds from the mortgage for home improvements. 

PLEASE NOTE: THIS LETTER AND OVERVIEW IS PROVIDED FOR INFORMATIONAL PURPOSES ONLY AND DOES NOT CONSTITUTE LEGAL, TAX, OR FINANCIAL ADVICE. PLEASE CONSULT WITH A QUALIFIED TAX ADVISOR FOR SPECIFIC ADVICE PERTAINING TO YOUR SITUATION. FOR MORE INFORMATION ON ANY OF THESE ITEMS, PLEASE REFERENCE IRS PUBLICATION 4681. 

Source: CMPS Institute 

Friday, March 22, 2019

How the insolvency exception works for forgiven mortgage debt (Updated 2019)

WHAT YOU NEED TO KNOW ABOUT FORGIVEN MORTGAGE DEBT
The tax break for forgiven mortgage debt expired January 1, 2017. This means that you will be required to pay income taxes on any mortgage debt that's forgiven you. For example, if the lender forgives you $50,000 in debt, and your income tax bracket is 25%, you would owe the IRS $12,500!

THE "INSOLVENCY" EXCEPTION 
Here's an interesting twist: there's no tax on the forgiveness of debt if you are "insolvent" at the time of debt cancellation. Insolvent simply means that your total debts are greater than your total assets. In our example, assume your total assets are $20,000 and your total liabilities are $70,000. This means that your net worth would be negative $50,000. This would make you "insolvent" according to the IRS, and you wouldn't have to pay any taxes at all on the $50,000 in forgiven mortgage debt! Keep in mind that when you calculate your assets, you need to include everything you own, including exempt assets beyond the reach of creditors under the law, such as interest in a pension plan and the value of your retirement account. 

PLEASE NOTE: THIS LETTER AND OVERVIEW IS PROVIDED FOR INFORMATIONAL PURPOSES ONLY AND DOES NOT CONSTITUTE LEGAL, TAX, OR FINANCIAL ADVICE. PLEASE CONSULT WITH A QUALIFIED TAX ADVISOR FOR SPECIFIC ADVICE PERTAINING TO YOUR SITUATION. FOR MORE INFORMATION ON ANY OF THESE ITEMS, PLEASE REFERENCE IRS PUBLICATION 4681. Source: CMPS Institute

Friday, March 15, 2019

WHEN IS MORTGAGE INTEREST TAX DEDUCTIBLE? (Updated for 2019)

Contrary to popular belief, mortgage interest is not always tax deductible. 

Here's the inside scoop for 2019: 

1. DO YOU ITEMIZE YOUR TAX DEDUCTIONS? 
You cannot take the mortgage interest deduction if you are taking the standard deduction. In 2019, the standard deduction is $12,200 for single taxpayers, $18,350 for heads of household, and $24,400 for married taxpayers filing a joint return. Please see a CPA for details. 

2. IS YOUR HOME A "QUALIFIED RESIDENCE"? 
Mortgage interest is only deductible if the mortgage is attached to a "qualified residence". Taxpayers can generally deduct the mortgage interest on two qualified homes: One Primary Residence; and, One Vacation Home 

3. IS YOUR MORTGAGE CLASSIFIED AS "ACQUISITION INDEBTEDNESS"? 
Your mortgage or home equity line of credit is considered "acquisition indebtedness" if it was used to buy, build or improve a qualified residence. Generally, you can deduct the interest on mortgage balances up to $750,000 of Acquisition Indebtedness. 

Here are two examples: 

A) Jane buys her $500,000 primary residence using a $400,000 mortgage. Jane would be able to deduct the interest on the $400,000 mortgage as acquisition indebtedness because (1) the mortgage was to buy a qualified residence; and, (2) the mortgage falls within the $750,000 limit. 

B) Janice buys her $500,000 primary residence with cash. A year later, Janice does a cash-out refinance and puts a $400,000 mortgage on the home. The funds are not used for home improvements. Janice would NOT be able to deduct the interest on the new $400,000 mortgage because the funds were not used to buy, build or improve the house. 

THREE PITFALLS TO AVOID 
As you can see, it's very important to structure your mortgage in a way where it can be classified as "acquisition indebtedness"! Here are three common mistakes that many people make when choosing a mortgage strategy and deducting their mortgage interest: Pulling cash out of a primary residence to buy a vacation home, and then illegally deducting the interest on that cash-out mortgage (in these cases, it's often better to place a mortgage on the vacation home itself so that it can be classified as "acquisition indebtedness") Paying cash for a home, taking out a mortgage later on, and then illegally deducting the interest on that cash-out mortgage Illegally deducting the interest on mortgage balances that do not qualify as acquisition indebtedness 

DISTINCTION BETWEEN A QUALIFIED RESIDENCE AND AN INVESTMENT PROPERTY 
Everything mentioned above pertains to a mortgage transaction involving a primary home or vacation home that is elected as a “qualified residence” for tax purposes. If your transaction involved an investment property, see IRS Publication 527.

PLEASE NOTE: THIS ARTICLE AND OVERVIEW IS PROVIDED FOR INFORMATIONAL PURPOSES ONLY AND DOES NOT CONSTITUTE LEGAL, TAX, OR FINANCIAL ADVICE. PLEASE CONSULT WITH A QUALIFIED TAX ADVISOR FOR SPECIFIC ADVICE PERTAINING TO YOUR SITUATION. FOR MORE INFORMATION ON ANY OF THESE ITEMS, PLEASE REFERENCE IRS PUBLICATION 936.

Aundrea Beach-Greco 
Mortgage Advisor, CMPS 
NMLS: 333739 
CMG Financial 
info@aundreabeach.com 
(702) 326-7866 
8337 W. Sunset Road, Suite 300, Las Vegas, Nevada 89113 
Corporate NMLS: 1820

Illustrates the rules surrounding acquisition indebtedness - last updated 01-2019