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Last Will and Testament
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Real Estate Law
The root of the word is "provar" which in Latin means to prove. Probate historically included a process where a Court needed to ascertain whether the Will is really the will of the decedent. The Will needed to be "proved" to be authentic.
Probate has since taken on a wider meaning. It has become synonymous with estate administration after death. So the estate of a person dying without a will (dying "intestate") is administered in court, as well as the estate of a person dying with a will (dying "testate").
The normal way that we transfer ownership of property that comes with a title is to sign the title over to someone else. An example is signing the back of your car title to transfer it to a purchaser. After a person dies, signing their name becomes a little difficult (unless you are from Chicago where for years the people in the cemeteries voted). And so it becomes necessary for a Court to authorize another individual called a "Personal Representative" to sign transfers of titled property on behalf of the decedent.
So, for example, in the case of estate administration involving real estate, first the Court would appoint a "Personal Representative". Then the personal representative would obtain evidence from the Clerk of the Court of his having been appointed the Personal Representative. The evidence is called "Letters of Administration". Then the Personal Representative issues a deed of distribution of the land to whomever is designated to receive it under the Will. Both the deed and the Letters of Administration would be recorded in the office of the County Recorder to establish on the public record that the Personal Representative really had the power to sign the deed.
Many kinds. Here are some examples:
No. First look to see if the estate contains probatable property. If it all passes by joint tenancy designation or beneficiary designation, there is no need for probate.
Second, if there are probatable assets, look at the amount. If the real property located within the State of Arizona is worth $50,000 or less according to the assessor's statement current at the date of death, the real property can be collected by affidavit. If the personal property in the estate is worth $50,000 or less, it too can be collected by affidavit.
In the case of real property, you have to wait six months after the date of death. If you do not want to wait the six months, you can file a regular probate immediately. Once the six months elapses, you open a court case and ask the court's Probate Registrar for an order allowing you to record your affidavit with the County Recording, evidencing the transfer of ownership of the real property. Obviously, this only works in simple cases where the Probate Registrar is clear on who is supposed to inherit the property. The law requires that the affidavit contain a representation that the debts of the estate have been paid, after the statutory allowances for widow and family have been met.
Personal property includes things like tangible wage claims, personal property, automobiles, bank accounts, and even brokerage accounts. These are collectible by presenting an affidavit, provided the value of all such property does not exceed $50,000.
Henry VIII relied on probate to raise taxes to finance his armies. When land passed through probate, the estate paid a tax. Then the Church created the idea of a trust, which avoided probate and deprived the King of his tax revenues. Henry VIII went to Parliament and had them pass the "Rule Against Perpetuities" which effectively said that a trust can't go on forever, so that its contents can be probated and taxed.
Today, there exists little relationship between probate and estate taxes. If you own it, it is counted toward computing your estate tax obligation, whether or not it has to be under a court's estate administration in order for title to pass to others. However, the person who is appointed by the Court to be the Personal Representative of the estate is required to file the estate tax return, if one is required. Further, the Personal Representative can become personally liable for the estate taxes, if he distributes the assets of the estate to beneficiaries, failing to pay all or a portion of the tax bill to the taxing authorities.
Let us assume that the beneficiaries of the estate are not fighting. Let us assume further that everybody knows what are the assets of the estate, where they are, and that the taxes on the estate, if any, are easy to compute. That estate will likely settle in six months. But more important, the Personal Representative, once appointed in Arizona, has immediate authority, in ordinary circumstances, to transfer some or all of the assets to the estate beneficiaries.
Distilled down to the basics:
He is entitled by law to "reasonable" compensation. This is usually on an hourly basis, so it is essential to keep a log of the dates of service, the description of the service, and the amount of time expended.
The probate court has to be satisfied that the lawyer's fee was reasonable in each case. There is no statute, like other states have, providing that an attorney gets a percentage of the estate. As a practical matter, Arizona is a Sunbelt state. Lawyers love to practice here, which means that there is a lot of competition. Therefore, you should be able to find a lawyer who is willing to probate a non-contested estate on a flat fee basis.