All posts by James London

Rezoning proposal for package store gets unanimous denial

When you buy a piece of property, you don’t have a crystal ball to tell you that you might one day decide to build a store on it, or a bar, or maybe even a daycare. So while the zoning in the area might be fine when you purchase the property, what happens if you want to use the property later for something else and it is not zoned for your purpose? You have to submit a proposal to have your property rezoned, and it is not easy. Zoning issues can be complex. There are zoning laws that must be followed. Your best bet is to have a good attorney who knows the zoning laws and can represent you in hearings before the government agency if necessary.

A convenience store owner in Longview is currently facing some zoning issues. He had decided that he would like to change his zoning from general retail to heavy commercial. He wants to change his convenience store to a package store.

His zoning proposal has been denied by the city’s Planning and Zoning Commission. The denial was unanimous because rezoning just his property would be considered “spot zoning,” meaning that it would be the only property in the zoning area that is zoned different. Texas law states that “a zoning decision that merely provides for individual benefit without a relationship to public benefit cannot be legally supported.”

Other opposition to his request comes from a church and a resident in the neighborhood who do not want heavy commercial zoning in the area. Heavy commercial zoning will allow nightclubs, liquor stores and other less reputable businesses in. Currently, the convenience store owner’s property contains gas pumps and a Subway restaurant. He feels a package store would benefit the public so they wouldn’t have so far to travel for their liquor.

The property owner might have some other options available to argue his case, such as the possibility of rezoning the entire area instead of just his property. He may also argue the point that a former City Council member was just unanimously approved for rezoning his 2.5 acres of agricultural land to heavy commercial zoning.

Source:News-Journal, “Longview Planning and Zoning rejects gas station rezoning” Richard Yeakley, Dec. 18, 2013

Big mistakes you might be making in estate planning

Many people are diligent when thinking about what will happen to their assets and real estate after they are no longer with us. While it can be an indelicate topic, some of us are conscientious about doing estate planning that covers all the bases. Sometimes, we have more than we realize, including bank accounts, retirement plans from our jobs, brokerage annuities and college savings plans. All of these should have designated beneficiaries that are current, because if not, our money and things could go to the wrong people.

As time passes, our wishes change. Relationships come and go, we get married, divorced and even have falling-outs with friends and family. There are some common pitfalls it would be worthwhile to specifically outline in order to avoid headaches later.

First, it is beneficial to get advice on what your state of residence laws say regarding one’s spouses. In some states, the spouse automatically is the beneficiary; in others, assets sometimes go to the ex-spouse, which is not what you might want.

Job changes can also affect your pension plans. When you roll over your retirement funds, your beneficiary will no longer have access to them unless you name them on the new account. Perhaps our beneficiary passes before we do. Another caveat is that our financial institution may have changed ownership. In the merging of banks, brokerage firms and mutual funds groups, some institutions get rid of older accounts. This cleans house for them but is very bad for you.

It is advisable not to appoint a minor as a beneficiary, as this could get messy with appointing conservators until the minor comes of age. Another complication could be if your beneficiary becomes disabled, which could affect that person’s �countable resources’ from Social Security or other benefits. In both of these cases, the solution might be to form a trust. A financial planner can advise you on how to do this.

Lastly, think of February 14 as a time to review your beneficiaries and estate planning. You will have received your 1099, so you will be clear as to what your contact information and assets are at your financial institution. There is no better way to show your heirs that you will be giving them a precious gift in your memory for years to come.

Source:Forbes, “The Big Estate-Planning Goof You May Be Making” Harper Willis, Dec. 16, 2013

How a living will becomes your voice after you pass

Many people put off thinking about their wills. It reminds us that we are mortals and that someday we will no longer walk the earth. If a person does not designate a spouse or other family member to implement one’s final wishes, then an alternative is a living will.

How to set up a way to honor one’s final wishes should not be the cause of lost sleep. A living will can specify the terms for what happens after a person gets too sick to make cogent decisions. It usually covers the extent of medical care one desires to undergo near the end of life. It can spell out clear wishes for what doctors should do, and for how long they should do it.

Sometimes it is hard to imagine serious illnesses or the decisions that must be made in case you are diagnosed with a terminal or painful disease. Doctors refer to artificial nutrition as the means to whether or not you would want a feeding tube if you are unable to swallow and chew on your own. Fluids and nutrition can be maintained at a life-sustaining levels over the period of time. You may need intravenous feeding or a catheter to help with bodily functions.

Another decision you could put in your living will might be if you want cardiopulmonary resuscitation or advanced cardiac life support if you stop breathing. A mechanical ventilation device can help you breathe if your lungs are not able to do this on their own. This is used for short-and long-term care.

Organ-sustaining treatments, such as kidney dialysis or mechanical ventilation are also part of the instructions you can clarify in a living will. While these treatments do not cure, they may extend the life of a loved one.

These are not easy subjects to discuss. Designing living wills might clear people’s minds and put them at peace that these life-sustaining decisions will be respected during one’s final hours. It also eases the burden of our loved ones who are already grieving for a life lost. Removing the stress of these decisions is the reason most people take on the challenge of determining in advance how they will be cared for in their final hours, as well as at the time of their death.

Source:The Daily Reflector, “Dr. K: A living will speaks for you when you can’t” Dr. Anthony L. Komaroff, Dec. 14, 2013

Qualifying for a mortgage after a short-sale

The housing market has been fraught with financial woes in the last few years. Many homeowners have faced the plummeting values of their homes, as well as being upside down with their mortgages. Foreclosures and short sales do not have to spell disaster for the typical homeowner. There is life after a short sale.

As the market appears to show some nascent sign of life, many homeowners are wondering what their chances are of qualifying for a mortgage after a short sale. Recommended are determination, above-average credit and not losing sight of the dream of ownership. According to some real estate experts, it is a common belief that those who walked away from their home with a short sale, may find it easier than expected to qualify for a loan further down the line.

After going through a short sale, the average waiting time to requalify could be from two to seven years and contingent upon the amount one can put down. Variables include the type of loan one seeks, as well as whether or not the loan is for a U.S. Veteran. Qualifying for a federal loan seems to be the most expeditious route to go, but the buyer should be ready to answer questions about the reasons for a short sale. Less-risky choices for a lender point towards non-financial variables such as job transfers above walking away from an upside-down mortgage.

Having a second chance involves paying off debt and saving money for a down payment. Efforts can pay off with a low interest rate and reasonable loan-length. One expert cautions that errors on credit reports must be corrected so the borrower is not saddled with the stigma of a short sale. Incorrect information on a credit report will add waiting time to the process. Recommendations are to keep meticulous records and documents and watch the calendar. Seven years can go by all too quickly. Your second chance at owning a home in Texas might be just around the corner.

Source:chron.com, “It’s possible to get a mortgage after a short sale” Polyana da Costa, Dec. 05, 2013

Furry feline beneficiary of home plus large inheritance

When the retired president of a local labor union passed away at age 79, he left his entire legacy to his best friend. The recipient of his $250,000 estate, and a house of over 4,000 square feet, will be well-provided for until the end of his life. The aging heir is almost blind, deaf and crippled. He is also a cat.

Along with his adopted brother, the kitty will be cared for by one of the deceased’s daughters, who has moved into the spacious residence to fulfill her father’s wishes. Both house cats, according to the last will and testament of the woman’s father, will stay in the home located in a gated community.

Reportedly, the woman’s brother who took his father’s place as the union’s president, claimed his late father had made up the will several weeks prior to being admitted to the hospital, after being diagnosed with cancer. The lucky cat will stay in his familiar surroundings, the only home he has ever known. The man says his father and the feline spent hours sitting on the sofa, a unique bond forming between them. Family members took the will’s terms in stride and promised to respect the father’s wishes. They speak fondly of their father, calling him an extraordinary individual who had put the well-being of others before his own. He was an exemplary labor leader and had marched for civil rights with Dr. Martin Luther King.

People work a lifetime to acquire wealth. An individual’s final wishes may designate some surprising beneficiaries, but one’s final wishes need to be respected and carried out, regardless of any eccentricities inherent in those decisions. The critical nature of making sure we have our affairs in order cannot be overestimated. The late labor president is not the first to prefer his pet over people when designating the heir of his choice. One Italian heiress left $13 million to her cat, and in 2007, Leona Helmsley left her Maltese $12 million. It is, after all, a right we have strived for our entire lives. Attorneys can help with the creation of such wills and ensure these important estate documents are carried out to the letter.

Source: commercialappeal.com, “Man’s bequest of home, $250,000 ensures cushy life for feline beneficiaries” No author given, Nov. 23, 2013

It’s never too early to start planning for the next phase

Many of us procrastinate when it comes for distribution of our assets. While unpleasant to contemplate our demise, it is often put off until it is too late. Death and or devastating disabilities are not the kinds of situation we look forward to discussing, but a legal advisor can lessen the pain. We know our families frequently turn a deaf ear to these topics, but they need to realize that being thrown into a state of upheaval after a tragic loss is much worse.

There are some painless estate planning tips that one can do immediately that will start the process going in an innocuous way. It is always a good idea to start with a person experienced in such matters of estate planning.

First and foremost, one must create a will. It is staggering to read the statistics of the most wealthy who simply have not made the time to do so. A will can be basic, but there are many options, so be sure to speak to people who know the nuances. A testamentary trust will not take action until after you pass, so do not be afraid to consider unexpected situations that may come up that can use up funds.

A trust is generally built into one’s will. If a person with some wealth passes away and leaves the spouse a considerable amount of money, it is usually in spouse’s name. But if she remarries, and then passes away, her new husband and his heirs can inherit up to one-third of that wealth.

Baby boomers might prefer a revocable living trust for a number of reasons. If you own property in more than one state, this type of trust allows your estate to avoid each unique probate process in various states. Such a trust is portable, as it follows you along state lines.

You will need a power of attorney, as this person can make legal and financial decisions in the event you become incapacitated. This is a big decision so consider it carefully. The power of attorney must be trustworthy and efficient. It can create hard feelings especially among children so try to talk about this in advance to get their input.

All of these decisions can be mind-boggling. For this reason, there are people out there who can help you take this enormous step to ensure your loved-ones are well-taken care of you pass.

Source:marketwatch.com, “5 estate-plan strategies for boomers” Andrea Coombes, Nov. 29, 2013

Creating a secure financial future with estate planning

Although creating a clear estate plan may seem morbid to some people, the alternative can be financially devastating. As many corporations and government plans are relaxing their focus on pension plans, it has become even more important for individuals to plan for a secure financial future. While some individuals may fly by the seat of their pants, many financial advisors recommend taking a more proactive approach.

Previous estate planning goals revolved around avoiding getting slapped with high levels of taxation, but current attempts now include elder law plans. As we face longer life-spans, we need to make sure our retirement funds last. Efforts should include making the most of an IRA, providing for essential needs, long-range health care expenses and ensuring our beneficiaries will inherit the financial considerations we want them to enjoy.

Many experts claim that estate planning might seem to represent a loss of financial control, when the end result is exactly the opposite. A clear plan is a way to make sure our assets are distributed according to our wishes. It also reassures clients that the chances to have to rely on family members later on are less likely. Another advantage is it permits us to identify a list of assets, so we are clear about what we are leaving behind. It is never too early to begin to make a checklist of our assets so we don’t forget about investments, real estate, business endeavors, insurance policies, annuities or retirement funds.

Keeping an updated list allows us to be mindful of liquidity and ownership, along with contact information for our heirs. Regardless of income, all individuals should include power of attorney and proxy for health care in case we become unable to make cogent decisions. We also should name a guardian for our minor children. The checklist we make should be revisited and adjusted regularly, especially after important life events, such as marriage, death or divorce.

In being responsible with our estate planning, our beneficiaries and loved ones will receive their proper inheritance and avoid running the risk of competing with a long-gone ex-spouse. In the long run, following these simple recommendations will benefit present and future generations.

Source:foxbusiness.com, “4 Tips to Begin the Estate-Planning Process” Kathryn Buschman Vasel, Nov. 22, 2013

Estate planning and prenuptial agreements: Protecting your assets

Prenuptial agreements may not be romantic but they are more than just protecting one’s assets in a divorce. These agreements are binding contracts that are being used more often these days to protect one’s separate delineation of wealth and assets.

Baby boomers are one demographic that is becoming more concerned about estate planning as they embrace this tool to protect assets and property acquired prior to a marriage. They may also be on their second or third trip to the altar and be concerned about keeping their children’s financial futures secure. A prenuptial can be a key factor in avoiding assets and possessions that could later be seized by virtual strangers in a messy divorce.

In estate planning, a prenuptial agreement should be aligned with final wills and trusts. These can sometimes override a person’s last will and testament or build evidence to contest a deceased person’s final wishes. Common mistakes many people make is to forget to redo a will when entering into a marriage or neglecting to keep their estate planning up-to-date with any new ventures they begin.

Lack of a prenuptial can be a roadblock to a surviving spouse’s right to claim up to one-third of a deceased spouse’s estate. It can affect being a beneficiary or becoming a designated recipient of income from a trust. A prenuptial agreement may impact the transferring of a business endeavor into a managed trust. Efficient estate planning that includes a prenuptial agreement can ensure that the business stays in the family and is not passed to a surviving spouse’s family.

Estate planning considerations can iron out problems before they occur. Who gets the vacation home? Where will my retirement plan benefits end up? Who will take care of my stocks and investments? These are not topics normally considered the best for pillow-talk, but having such preliminary conversations can avoid years of heartbreak and dissent for generations to come. Considering this prior to marriage can make estate planning a much more palatable discussion topic.

Source:onlinewsj.com, “Prenups and Estate Planning” Liz Moyer, Nov. 15, 2013

Dispute filed over assets left to local police officer

Concerns have been raised regarding disputes surrounding a late, elderly woman’s decision to leave almost $2 million to a local police officer. The woman’s last will and trust has been called into question, based on beliefs that she was not of sound mind when she initiated last minute changes in her estate.

Opposing legal advisors claim the elderly woman was befriended by a local police sergeant after he answered calls she made regarding an intruder in 2012. She had been diagnosed with dementia in 2010, but allegations suggest the law enforcement official had helped her to draft a new version of her last will, which included changes to her estate plan that benefited him.

Attorneys representing two leading cancer research facilities claimed they had previously been beneficiaries and were slated to receive a half a million dollars upon her death. Now, under the disputed changes, the facilities will receive only $80,000.

A hearing has been scheduled in probate court to discuss the dispute. The police officer has denied any charges of malfeasance on his part, stating he had only assumed the role of a friend with the old woman. He said that any changes to her estate planning were done by her acting alone. Although he claimed that she considered him closer than family, she excluded her own disabled grandson from her will. The grandson later testified that he believed his grandmother was mentally incompetent.

Additional named beneficiaries include local fire and police departments, as well as the school district. Several individuals and entities have come forward contesting the late changes to the will which resulted in their diminished roles as beneficiaries. The situation has been cited as an example of official public corruption.

Our society frequently isolates our elderly. We put them away into nursing homes or assisted living. Some elderly are not thought of until the time of their death when the will comes to light naming beneficiaries in the distribution of assets. At the end of the day, each person is responsible in naming those to benefit upon his or her demise, and ultimately up to the same individual to determine what should be done with his or her own assets and property.

Source: seacoastonline.com, “Legal arguments filed in cop’s inheritance dispute” Elizabeth Dinan, Nov. 16, 2013

Renewed hope for beneficiaries to claim lost or owed benefits

The Texas Department of Insurance is offering a new resource, called the Life Policy Locator Service, which can be immensely critical in helping those named as beneficiaries to claim what is rightly owed to them.

It has been common for confusion to result when a relative passes on and the designated beneficiary might not know the name of the insurance company issuing the policy or other binding agreement. This can result in unclaimed benefits for those entitled to claims. Now the executor can search for a lost annuity contract or insurance policy on the insurance website.

The department has stated it will take each request and forward it to the insurance companies who are licensed and participating in the program. They forward the requests up to thirty days from when the request is initiated. Companies will search their databases records to see if there is a policy in the name of the deceased. They then attempt to determine if the policy the person named is the beneficiary.

There are currently almost 30 insurance companies in the state of Texas who are voluntarily participating in the locator service. They have provided some tips to help locate a lost policy or contract for a beneficiary, including examining bank statements that track payments to life insurance companies. Checking other records is facilitated with the use of records and notes in smart phones.

According to law, if a policy’s beneficiaries are not located within three years, the insurance company must send the death benefit to the state as part of an unclaimed property fund. This, unfortunately, happens quite a bit so it is a good idea to stay current with records. In order to receive more information about this, it would be wise to go to the web page of the comptroller to study the area in which they list unclaimed property or benefits.

The death of a loved one can be heart-rending. Being able to carry out the final wishes of a family member or close friend who has designated a heir or beneficiary can be greatly facilitated by availing oneself of this new Texas insurance department law.

Source: timesrecordnews.com, “Think you’re an heir? Ask the state” No author given, Oct. 24, 2013