Estate Category

Attorney or Title Company to Handle a Closing

By:   Kevin R. Albaum and Anthony A. Velardi
Clark, Campbell, Lancaster & Munson, P.A.

Q: The Personal Representative (Florida’s term for an Executor) of my father’s estate is selling my father’s home to a family member. What is the process for this transaction, and should the probate attorney or a title company handle the closing?

A: As an initial matter, the probate attorney should review your father’s Last Will and Testament and determine whether the Personal Representative has the power to sell the home. The probate attorney should ensure that all individuals with an interest in the home have agreed to the transaction and sale price before proceeding with the closing. The probate attorney will need to confirm that there is no surviving spouse or minor child that may have retained homestead rights to your father’s home. A written agreement between estate beneficiaries may need to be drafted by the probate attorney in some circumstances in order to comply with Florida law.

For closing on the transaction, there are multiple benefits to using a probate attorney (if also a title agent) over a title company. The probate attorney is licensed by the Florida Bar and can therefore provide legal advice. Unless the title company has a licensed attorney on staff, the title agent cannot provide legal advice. Keeping the existing probate attorney also ensures that the law firm closing the transaction is aware of the history of the estate and any possible homestead issues and creditor claims against the estate. As the probate attorney is personally handling the estate, he would easily be able to obtain and record various legal documents when needed such as the Letters of Administration, Order Admitting Will to Probate and Order Appointing Personal Representative, and the Affidavit of No Florida Estate Tax Due, if filed.

Although title companies may charge less than attorneys to handle a closing, our experience is that the costs are often comparable.

 

The November 5th edition of “The Law” will discuss land trusts and whether to use them when purchasing property.

 Kevin Albaum is an estate planning and elder law attorney, and Anthony Velardi is a real estate attorney and title agent, both with the law firm Clark, Campbell, Lancaster & Munson, P.A., which offers probate, real estate title and closing, and other services. Questions can be submitted online to thelaw@clarkcampbell-law.com.

 

Anthony Velardi
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    Kevin Albaum

    Real Estate Law Article

    Protecting Tenants at Foreclosure

    By: Clark, Campbell, Lancaster & Munson, P.A.

    Q: Are tenants protected at foreclosure?

    A: Yes, but right now only limitedly by a recent state law. Previously, the federal Protecting Tenants at Foreclosure Act prevented most banks or buyers obtaining a property through foreclosure from evicting rent-paying tenants without providing 90 days’ notice. And unless the buyer intended to occupy the home, he would have to respect the lease. That law expired at the end of 2014, and for the first five months of this year, Florida (like about half the states) had virtually no protection for tenants at foreclosure.

    As of June 2, 2015, Florida enacted a law that requires merely 30 days’ notice to so-called “bona fide tenants” before removal after a foreclosure, regardless of the lease and regardless of whether the foreclosure buyer intends to occupy the property. A bona fide tenant, under both the expired federal law and the current Florida law, is better known as an “arms’ length tenant”, because he cannot be the prior homeowner’s child, spouse or parent and he needs to be paying at or near market value rent. Even though the new owner need not respect the lease, he must respect other tenant rights, such as the prohibition against the landlord locking out the tenant, turning off water or removing doors. Once the 30 days expires, a mere affidavit in the foreclosure action can be enough to get the tenant removed.

    In short, Florida has created a 30-day notice requirement for tenants who are truly at arms’ length with their landlords and were occupying the premises before the foreclosure buyer obtained title. This is far short of the intended protections of the expired federal Act and puts us short of the protections of approximately a dozen other states. However, notably, the protections under Florida law appear to apply to other lien foreclosures in addition to just the traditional “federally related mortgage loan” covered by the federal Act.

     Although the more protective federal Act has expired, house and senate bills have been proposed this year to reenact the law.

     

    The October 22nd edition of “The Law” will cover selecting the right attorney and title company services when dealing with real estate that is subject to a last will and testament.

    Questions can be submitted online to thelaw@clarkcampbell-law.com

    Elder Law Article

    Guardian Advocacy

    By: Kevin R. Albaum
    Clark, Campbell, Lancaster & Munson, P.A.

    Q: My child has a developmental disability and is about to turn eighteen years old. How do I protect and continue to care for him?

    A: The proper legal mechanism to safeguard your child depends on a variety of factors to be discussed between loved ones and an elder law attorney, including vulnerability to exploitation, autonomy, the need to protect or remove legal rights, assistance provided by family, and mental capacity exists to sign legal documents. After this initial discussion, you may determine that the best option is for one or both parents to apply to become a Guardian Advocate over the child and/or his property upon him turning eighteen.

    The approach varies from child to child, as Florida law requires using the least restrictive alternative to Guardianship or Guardian Advocacy whenever possible. Some less restrictive alternatives include implementing a Durable Power of Attorney, Health Care Surrogate, Living Will, or Trust.

    Appointment of a Guardian Advocate is appropriate under Florida law if a developmentally disabled person lacks decision-making ability to do some, but not all, of the tasks necessary to provide for himself and/or his property. The process usually begins with an attorney filing a petition for a Guardian Advocate to be appointed and providing notification to all of the disabled individual’s next of kin. The Court appoints an attorney to meet with the alleged developmentally disabled individual to ensure that a need for a Guardian Advocate exists and that the individual’s rights are protected. If, at a hearing shortly after the filing of the petition, the court determines that evidence supports Guardian Advocacy, a Guardian Advocate is appointed and some, but not all, rights are removed and delegated to the Guardian Advocate.

    The appointed Guardian Advocate is required to file reports and accountings to the Court for annual review. The Court continues to oversee the Guardian Advocacy for the life of the Guardian Advocacy unless it is determined that a Guardian Advocate is no longer necessary for the individual, in which case the Guardian Advocacy would be terminated by the Court.

     

    The September 24th edition of “The Law” will cover whether land surveys are needed when purchasing a home.

     Kevin Albaum is an estate planning and elder law attorney with the law firm Clark, Campbell, Lancaster & Munson, P.A. Questions can be submitted online to thelaw@clarkcampbell-law.com.

    Labor and Employment

    Specific Performance and Indentured Servitude

    By: Clark, Campbell, Lancaster & Munson, P.A.

    Q: What happens when I prepay for work but do not receive the service requested?

    A: Sitcoms often portray characters who eat at a restaurant and fail to pay, and they are forced to wash dishes or else have the police called on them. The theory is that you have stolen the items you ate. But what if you are paid for services and you fail to provide those services? Is keeping the money considered stealing? Today is the anniversary of the death of Charles Hughes, former Chief Justice of the United States Supreme Court and author of a 1911 decision that overturned an Alabama law making it a crime for a contractor not to perform services after receiving pay. In short, the Court determined that the money received and repayable constitutes a mere debt, and you cannot be jailed for your debts.

    In our legal system, when you sue for breach of contract, you have the option to sue for your losses or to sue for “specific performance”, which is a court order requiring your opponent to perform his obligations under the contract. The type of obligations that can be ordered performed are typically limited to payments, signing of documents, handing over of property, or other perfunctory actions. The court can also order that an action not be taken. Courts have very limited authority and very limited desire, however, to force someone to perform anything more than the simple task of a signature or payment, because doing so could amount to the equivalent of indentured servitude. If the breach of contract was for failure to perform a service, your typical remedy is for repayment of what you paid or, perhaps, for the value of the services that you expected to receive.

    While the law would say that imposing criminal liability for failure to perform or compelling performance through court order or physical abuse or threats is improper, it is nonetheless the case that we have certain criminal laws in place that will impose a punishment when property is obtained by fraudulent misrepresentations (“false pretenses”). These crimes typically apply to monetary or property transactions not involving services performed, and their application must be balanced with considerations of involuntary servitude. Interestingly, the Thirteenth Amendment of the United States Constitution, prohibiting slavery, includes an exception to allow involuntary servitude after conviction of a crime (“penal labor”).

     

    The September 10th edition of “The Law” will cover guardian advocacy and protecting a developmentally disabled child as he reaches adulthood.

    Questions can be submitted online to thelaw@clarkcampbell-law.com.

    Real Estate Law Article

    Title Insurance – Part 2

    By: Clark, Campbell, Lancaster & Munson, P.A.

    Q: What is title insurance, and do I need to purchase it when buying a home?

    A: Title insurance is essential for buyers and protects you from title issues that may not be known when you purchase. Before closing, the title company or attorney handling the transaction (known as the “closing agent”) provides a title commitment to the buyer. The commitment, based on a title search, indicates that the closing agent will issue an insurance policy assuring good, marketable title to the property. The policy insures up to the purchase price.

    A title insurance policy typically protects against oddities or defects in the history of property ownership (the “chain of title”), including failure of a spouse to sign a deed conveying his or her ownership interest; long-lost heirs of previous owners claiming interest in your property; or unsatisfied or unreleased prior mortgages, taxes, judgments, or other liens. The commitment will contain exceptions limiting the buyer’s coverage. Having an attorney review the commitment prior to closing is wise.

    In Florida, usually the seller pays for the “owner’s policy”, which protects the buyer. The standard form “As Is” Residential Contract for Sale and Purchase, which is the most common used in Florida, allows the seller to designate the closing agent, with the seller paying for the title search and owner’s policy.

    In Florida, standard rates for title insurance are (a) $5.75 per $1,000 of coverage up to $100,000, (b) $5.00 per $1,000 from over $100,000 up to $1,000,000, (c) $2.50 per $1,000 from over $1,000,000 up to $5,000,000, (d) $2.25 per $1,000 from over $5,000,000 up to $10,000,000, and (e) $2.00 per $1,000 for over $10,000,000. For example, a seller would expect to pay a premium of $575 for an owner’s title insurance policy insuring a purchase price of $100,000. Homeowners should hold onto their policy documents after closing, because in certain circumstances, a cheaper “reissue rate” may apply if the seller can locate his prior policy.

    For a general overview of the title insurance process, including the lender’s title policy, refer to our May 8, 2014 article written by real estate shareholder Michael Workman, available at theledger.com.

    The August 27th edition of “The Law” will cover legal issues related to service providers, contractors, or employees who fail to do work when paid in advance.

    Labor and Employment

    Off The Clock Time

    By: Clark, Campbell, Lancaster & Munson, P.A.

    Q: My employees complain that they should be paid for traveling to job sites, computer startup time, and other time when they are not actually doing work. Are they right?

    A: With ongoing minimum wage discussions and a proposal to double the overtime eligibility threshold (thus increasing the number of workers who would be entitled to overtime pay, regardless of being classified as “salaried”), more employers are getting concerned about tracking hours accurately. You typically do not need to pay employees the moment they leave their house, but failing to pay them for downtime during their continuous workday can inadvertently create a basis to be sued for unpaid wages, minimum wage violations, or overtime violations.

    The general rule is that employees should be paid from the time they start their first work activity until they finish their last work activity, with work activities including those steps other than normal commuting that are primarily for the benefit of the employer. Waiting, walking, and traveling between job sites in between the first and last work activity are part of the continuous workday and are typically compensable (except for meal breaks). But the commute at the beginning and end of the day, or arriving at a time of the employee’s discretion and waiting for a first work activity, is typically not compensable, even if employees are carpooling and discussing work-related issues, traveling in employer-supplied vehicles, or transporting work equipment from home. An exception can exist when an employee has an unusual assignment to travel to another city for work.

    Time checking voicemails, reading emails, developing an employer-required plan or route for the day, completing required paperwork, or loading or stocking equipment is all compensable, along with the starting up of a computer. Some employees take advantage of the computer startup trigger by turning on their computer and spending several minutes getting coffee and socializing. Employers might eliminate these extra minutes of compensable time by requiring such personal activities to take place before the power button is pressed.

    Employees who are required to arrive at a location at a specific time and then wait for assignments begin their work day at latest at the specific time the waiting begins, except that under some circumstances this time might not be compensable if the employee is free to use the time for personal purposes. Employees who are required as an integral and indispensable activity to put on specified protective clothes on the employer’s premises start their work day at latest when they start to put on those clothes.

    The employer is also liable for off-the-clock work time if the employer knew or should have known that the employee was working. For this reason, employers are often best advised, where feasible, to have clear employee policies prohibiting work and access to work emails outside of normal hours.

    To be sure, it is recommended that employers track the hours of any employee who either is paid hourly, does not clearly fall within one of the legal exceptions to overtime pay (not covered in this article), or could feasibly work enough hours that he falls below the minimum wage.

    Clearly, there are pitfalls awaiting employers. A review of employee manuals and time tracking procedures with a qualified professional is wise.

     

    The August 13th edition of “The Law” will discuss the importance of obtaining title insurance when buying a home.

    Questions can be submitted online to thelaw@clarkcampbell-law.com.

    Corporate Law Article

    Valuation at Buyout

    By: Clark, Campbell, Lancaster & Munson, P.A.

    Q: How do I address dissenting non-majority shareholders who disrupt operations and threaten litigation if I don’t buy them out at an inflated price?

    A: When you hold shares in a publicly traded company, you are free to sell those shares on the open market, but that luxury is not available for “closely held” businesses, where disputes can more easily become detrimental to operations. Luckily for the majority (i.e. controlling) shareholder or shareholders, that dissent should not disrupt operations during the ordinary course of prudent business, because the minority is simply outvoted. But minority shareholders can shake things up when, for example, the company is going through a merger or sale of business assets, the controlling shareholders are acting illegally or wastefully, or a deadlock in voting occurs. The first of these three scenarios can give rise to the right to be bought out, whereas the remaining scenarios give rise to the more dangerous remedy of dissolving the corporation. In a dissenter seeks to dissolve, the lifeline for those who remain in control is to elect to purchase the shares of the dissenting shareholders at fair value.

    With regard to the right to be bought out (“dissenters’ rights”), as to closely held corporations of 10 or fewer shareholders, the dissenter often obtains payment based on an appraisal and his share of the company. For example, a shareholder who owns 30% of the corporation or 30 of the 100 shares would be entitled to $30,000 if the appraised value of the business is $100,000. Generally, this would be the maximum the minority shareholder could receive absent a court determining that misconduct by the controlling shareholders would dictate greater compensation.

    The reality is that 30% of the shares of a company are usually worth less than 30% of the appraised value of the company, at least to an outsider. If you were to buy into a company for 30%, you receive a right to profit distributions but no control over the direction of the business. Buying 51% is often substantially more valuable than buying 49% because of control. Also, shares in closely held corporations typically face a much more limited market of buyers than shares in publicly traded companies. That is why an argument should be considered as to whether the dissenters should suffer a discount for lack of control and marketability when being bought out. For the specific dissenters’ right scenario above (with 10 or fewer shareholders), a Florida statute prohibits such discounts, but the discounts are at least arguably available for corporations with more shareholders or in the dissolution context mentioned at the end of the first paragraph above.

    There are a number of ways to value a business, including by looking at the total value of the assets of the business or by applying a multiplier to the earnings or earning potential of the business. The applicable method varies greatly depending on the circumstances. The tips above will assist in negotiating with dissenting shareholders and in determining the likely outcome of litigation. If negotiation is unsuccessful and your business faces uncontrolled disruption, taking control by pursuing remedies in court with the advice of counsel may be the next step.

     

    The July 30th edition of “The Law” will discuss employee pay for breaks, travel, and other “off the clock” time.

    Questions can be submitted online to thelaw@clarkcampbell-law.com.

    Labor and Employment

    Independent Contractors

    By: Clark, Campbell, Lancaster & Munson, P.A.

    Q: How is an independent contractor different from an employee, and why does it matter?

    A: Businesses hire daily to promote profit and growth, often viewing these relationships as “employment”, but workers are not always employees under the law. When you hire lawn care or some other personal service, you usually do not concern these service providers as your “employee”, issue a W-2, or withhold taxes. Instead, these are typically independent contractor relationships.

    Generally speaking, independent contractors provide goods or services but maintain control over how to provide such goods or services. While there is no single test for determining whether a worker is an employee or independent contractor, there are two concepts that are helpful to consider.  First, an employee is “economically dependent” on the employer, while the independent contractor is in business for himself.  Second, independent contractors maintain primary control over how to deliver their goods or services.  It is from these two primary concepts that one can derive the numerous factors used by the IRS and courts to analyze any given relationship.

    The distinction between independent contractor and employee is important to businesses, because the distinction impacts how employers must treat those they hire. A business who hires employees must pay both state and federal employment taxes, but the business does not have to pay such taxes for independent contractors. Employees are protected by numerous federal and state laws, and those protections often do not extend to independent contractors. Finally, while businesses are held liable for the actions of their employees, the general rule in Florida (with many exceptions) is that businesses are not held liable for the actions of independent contractors.

    As such, it is often advantageous for businesses to identify their workers as independent contractors instead of employees. However, businesses must be careful not to improperly characterize the relationship. Doing so may expose the business to significant liability. Businesses should always carefully review the factors set forth by both Florida and the federal government before characterizing a worker as an employee or independent contractor, and businesses should never base the decision solely on which characterization is most advantageous for the business.

     

    The July 16th edition of “The Law” will discuss valuation of businesses and shareholder interests for buyouts.

     

    Kyle Jensen is a litigation attorney with the law firm Clark, Campbell, Lancaster & Munson, P.A. and presented on this topic at the June 25 Central Florida SCORE Business Roundtable in Lakeland. Questions can be submitted online to thelaw@clarkcampbell-law.com.

    Real Estate Law Article

    Integrated Disclosure Rule

    By: Clark, Campbell, Lancaster & Munson, P.A.

    Q: When closing on my home, I do not want to feel forced to sign documents without time to review and ask questions. Are there consumer protections for these transactions?

    A: One measure is the new “Integrated Disclosure Rule”, which provides time for the borrower to review new Loan Estimate and Closing Disclosure forms. The Rule goes into effect for loan applications received by a lender on or after August 1.

    The Loan Estimate will replace the current Good Faith Estimate (GFE) and initial Truth-in-Lending Disclosure (TIL), which are received by the borrower early in a real estate deal.  The Loan Estimate will be sent to the borrower within 3 business days of the loan application and, unless waived by the borrower, at least 7 business days before the borrower becomes contractually obligated to the lender (typically at closing).

    The Closing Disclosure will replace the final TIL and Settlement Statement (HUD-1 or HUD-1A), which are often received by the borrower the day of closing and detail loan and closing costs, loan terms, title insurance coverage, and the balance due.  The Closing Disclosure must be received by the borrower at least 3 business days before closing.

    These changes protect borrowers from pressure of reviewing a Settlement Statement at the last minute, without much opportunity to question differences between original estimates and final closing documents.

    The Rule applies to most “closed-end” consumer real estate, construction-only, vacant land, and 25 acre (or more) mortgage loans.  It also applies to credit extended to certain trusts for tax or estate planning purposes.  Cash deals without a lender, “open-end” loans like home equity lines of credits (HELOCs), reverse mortgages, mobile home and unattached dwelling mortgages, and lenders making fewer than 5 mortgages a year are excluded.  Low-income housing assistance programs may be partially exempt.

    An attorney is a wise decision in any real estate transaction to help you navigate through the purchase of your new home and to ensure your interests are protected.

    The July 2nd edition of “The Law” will discuss the importance of distinctions between independent contractors and employees.

    Corporate Law Article

    Board of Directors Liability

    By: Clark, Campbell, Lancaster & Munson, P.A.

    Q: As a new member of a nonprofit’s board of directors, what liabilities am I undertaking?

    A: Volunteer directors govern and manage the nonprofit organization and make decisions about its activities, policies, and affairs. Even if management is delegated to, say, a paid executive director, directors must still supervise the organization’s affairs to satisfy their fiduciary duties to the organization and the public.

    The duty of loyalty requires directors to avoid transactions in which they would have a material financial interest and not to put their own interests ahead of the organization. The duty of care requires directors to act reasonably and prudently to avoid foreseeable risks. Directors also have a duty to comply with investment standards and invest in good faith. To avoid director liability under Florida law, directors must act in good faith, with reasonable and prudent care to avoid foreseeable risks, and in what the directors reasonably believe to be the best interests of the organization.

    While a director is unlikely to be on the hook for an accidental slip-and-fall at the nonprofit’s campus entrance, directors are susceptible to claims for financial wrongdoing (including misuse of grant money, failure to identify improper spending, and commingling of assets), tax violations (including failure to deposit payroll or property taxes or failure to file necessary tax returns), and failure to inquire about questionable conduct of a few directors and officers. Although a director should actively and diligently get involved in reviewing budgets and other financial data, directors may reasonably rely on information, reports, and financial statements provided by any reliable and competent officer or employee or board committee, legal counsel or accountant.

    Of course, self-dealing or criminal acts are not protected. Nor is a director protected if he personally and directly injures someone, guaranties a loan or other debt on which the nonprofit defaults, or commingles nonprofit and personal funds.

    The lines are not always clear. Nonprofits should therefore invest in insurance for their volunteer directors and officers. To protect themselves and the nonprofit, directors should work to prevent and decrease liability for the organization, including establishing employment-related policies and developing a system for determining consistent and uniform application of those policies.

     

    The June 18th edition of “The Law” will cover a new disclosure rule designed to protect home and land buyers.

    Questions can be submitted online to thelaw@clarkcampbell-law.com.