{"id":1570,"date":"2021-07-30T11:00:07","date_gmt":"2021-07-30T15:00:07","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=1570"},"modified":"2024-04-25T23:19:59","modified_gmt":"2024-04-26T03:19:59","slug":"news-from-texas","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/news-from-texas\/","title":{"rendered":"News From Texas"},"content":{"rendered":"\n

Untangling Titles in Dallas; Texas Eviction Moratorium Extended<\/h1>\n\n\n\n
\"Texas<\/figure><\/div>\n\n\n\n

Stories abound about people in southern states facing denials\nof disaster assistance<\/a> because they can\u2019t prove clear title to their\nhomes. <\/p>\n\n\n\n

It\u2019s hurricane season \u2014 and hurricanes are hard on Texas. When Texas residents lack the legal basis for insuring their homes, or to claim disaster assistance after storm damage, the harm is compounded. This season, through a pilot program started last year for Dallas residents, legal service providers are stepping in to help. They\u2019ve started a new legal support system to clear titles:\u00a0Title and Property Assistance<\/a>, or TAPA. <\/p>\n\n\n\n\n\n\n\n

 TAPA: Tapping Legal Services to\nClear Titles in Dallas<\/h2>\n\n\n\n
\"Image<\/figure><\/div>\n\n\n\n

The Texas TAPA initiative helps households earning no more\nthan 120% of the area\u2019s median income who are having trouble due to unclear\ntitles. Priority is given to those who have missed out on Dallas homeowners\u2019 benefits\nbecause of title issues.<\/p>\n\n\n\n

Some residents aren\u2019t sure their names are on their house\ndeeds at all. Some are living in heirship properties<\/em> \u2014 homes passed down\ninformally through the generations. They share their ownership interests with missing\nheirs<\/a> who could legally claim part of their homes\u2019 value. And some\nare unable to rectify utility billing problems, tax bills, unresolved liens or\nother issues because they live in homes deeded in deceased relatives\u2019 names.<\/p>\n\n\n\n

Tapping into the expertise of Attorney Lauren Cadilac of the Dallas \u2013 Fort Worth firm Cadilac Law, the TAPA initiative works to clarify title ownership<\/a> for people in these and similar situations. It supplies legal representation, helps avert foreclosures, and clears paths to government assistance when disaster strikes. Residents who qualify for TAPA can get free or\u00a0low-cost legal representation in court. <\/p>\n\n\n\n

What are some of the specific services TAPA can offer?<\/p>\n\n\n\n

Disclaimer deeds.<\/strong> If known heirs could possibly have competing claims to the property, they might be willing to sign a written disclaimer of interest in order to renounce their claims. See the Texas Disclaimer of Interest Forms at <\/a>Deeds.com<\/a><\/em>.<\/p>\n\n\n\n

Muniments of title (Texas-specific proof of ownership).<\/strong> A muniment of title<\/a> saves money and time after a person dies with a will and without debt. A judge can declare that the will is valid; then the heir named in the will is legally considered the new title holder, and the order is recorded in the county. A will must exist for muniment of title to occur.<\/p>\n\n\n\n

Small estate proceedings.<\/strong> Is no will available? Following Texas Estates Code Chapter 205, property in an estate of modest value can legally pass to the heirs by a streamlined method, without requ<\/a>i<\/a>ring a personal representative<\/a> or going through formal probate. The small estate affidavit must be accompanied by an affidavit of heirship.<\/p>\n\n\n\n

Affidavit of heirship.<\/strong> The Texas affidavit\nof heirship<\/a> becomes ownership evidence after it is signed,\nnotarized, and recorded in the property\u2019s county and is uncontested for five\nyears. The affidavit includes a legal description of the property and names the\nheirs who can take over responsibilities that belonged to a former owner who\nhas died. This instrument enables the named heir to apply for benefits and\notherwise control the property, as long as other heirs don\u2019t bring competing\nclaims.<\/p>\n\n\n\n

Mediation among heirs.<\/strong> There could be many heirs\nholding various percentages of ownership. Some may be distant from the home, or\nliving in unknown locations. When multiple heirs have partial interests in the\nsame title, their claims can sometimes be worked out through a mediation\nprocess. This method can be used to resolve disputes and divide the property\nvalue in an agreed-upon way.<\/p>\n\n\n\n

Adopted in Texas: Uniform Partition of Heirs Property Act <\/h2>\n\n\n\n
\"View<\/figure><\/div>\n\n\n\n

Also helpful for Texas residents is the Uniform Partition of Heirs Property Act<\/a>, a model law which the state has adopted. With a groundswell or public support, it has become the legal standard not in Texas (and several other states as well). <\/p>\n\n\n\n

The Uniform Partition of Heirs Property Act offers people\nwho live in inherited homes a path to the legal resolution they need to be able\nto apply for disaster-related assistance and other benefits. Through the Act,\nthey can sell the home at a fair cost. Then they can divide the property value\namong the heirs. This also protects families from being pitted against each\nother by real estate buyers who target some of the state\u2019s most vulnerable\npeople \u2014 communities that have historically been less likely to have access to\nestate planning advice.<\/p>\n\n\n\n

Under the Act, if heirs are unable to buy out the one who\ntries to force a property sale, the court can examine the situation and\ndetermine the fairest possible resolution. If that turns out to be a sale, the\nhome must be listed on the market and cannot be auctioned off at a sheriff\u2019s\nsale. This means the home is likely to receive its fair market value. This\nprovision helps heirs preserve wealth they would have lost to investor buyers.<\/p>\n\n\n\n

Controversial: Title Insurance in Texas <\/h2>\n\n\n\n
\"Image<\/figure><\/div>\n\n\n\n

Title insurance<\/a> ensures a homeowner that the deed, which establishes homeownership, is valid. It is purchased when a homeowner buys the home in the first place. If an ancestor bought coverage way back in time, the current heirs are still covered by title insurance.<\/a> <\/p>\n\n\n\n

Unfortunately, people with unclear titles who did not buy\nthe home they occupy may not have proof that the former owner\u2019s policy belongs\nto them. They might know nothing of the original policy\u2019s existence.  <\/p>\n\n\n\n

In any case, title insurance is a controversial subject in Texas,\nwhere it\u2019s more expensive than anywhere else in the country. Most of the\nproceeds go to the policy underwriters. Only a very small percentage is spent\non actually untangling titles. <\/p>\n\n\n\n

The Texas title insurance industry has a strong contingent\nof lobbyists. So, even in neat, tidy housing developments where title issues\nhave never cropped up, insurance companies charge as much as $4,000 to cover\nthe titles. Could things be different? Sure. Texas could open up title\ninsurance to competition, rather than shielding insurance companies\u2019 rates. Or\nit could do as Iowa has done: ban commercial title insurers outright. Iowa\u2019s\nstate-managed title insurer issues standard certificates to homebuyers.\nThe owners receive a product that\u2019s just like the coverage provided by private\ninsurance firms \u2014 for a small fraction of the price.<\/p>\n\n\n\n

\u261b Is title insurance outdated and overpriced? Read\nmore<\/a><\/em><\/strong>.<\/em><\/strong><\/p>\n\n\n\n

Extended: Texas Eviction Moratorium <\/h2>\n\n\n\n

As we turn the page from July to August 2021, the\nCDC\u2019s Covid-19 eviction moratorium will be lifted nationwide<\/a>. But renters\nin Texas are getting a new, two-month grace period, thanks to a judicial order<\/a> from the Texas Supreme Court. The\nstate\u2019s federally funded protection for renters would have ended July 27; now,\nit will stay in effect throughout August and September. Meanwhile, the state is\nscrambling to get federal assistance funds distributed to Texans.<\/p>\n\n\n\n

Worried Texas residents<\/a> are pointing to a \u201cperfect storm\u201d of extreme heat, hurricane season, and the surges in Covid variants to call for stronger housing protections.

Through October 1st<\/sup>, judges can pause evictions for 60 days if landlords have pending rental assistance applications, or upon the agreement of both the renter and an owner who seeks rental assistance. <\/p>\n\n\n\n

Renters who can prove serious need can apply to the Texas\nRent Relief Program for up to 15 months of rent and utility support.<\/p>\n\n\n\n

According to The Texas Tribune<\/a>, <\/em>Texas courts are applying eviction avoidance rules inconsistently. So, the outcome struggling landlords\u2019 and renters\u2019 cases may depend on finding local legal help \u2014 and getting a concerned judge.<\/p>\n\n\n\n

Supporting References<\/strong><\/p>\n\n\n\n

City of Dallas: Pilot Program to Help Resolve Title Troubles for Dallas Homeowners<\/a> (Jun. 2020).<\/p>\n\n\n\n

Seth Harp for the\u00a0Texas Observer<\/em> (via the San Antonio Current<\/em>): Entitled to Profit: In Texas, Title Insurance Is a ‘Total Scam’<\/a> (Jun. 27, 2021).<\/p>\n\n\n\n

Sanford Nowlin\u00a0for the San Antonio <\/em>Current: Texas Supreme Court Extends Eviction Assistance Program, Which Was Set to Expire, Until October 1<\/a> (Jul. 20, 2021).\u00a0 <\/p>\n\n\n\n

Allyson Waller for The Texas Tribune: <\/em>Coronavirus in Texas \u2013 As Federal Eviction Moratorium Expires, Tenants and Rent Advocates Scramble to Obtain State and Local Rental Relief Funds<\/a> (Jul. 30, 2021). <\/p>\n\n\n\n

Photo credits: TimUrban89<\/a>, chapay<\/a>, and psaudio<\/a>, via Pixabay. Texas flag: Pixabay. <\/p>\n","protected":false},"excerpt":{"rendered":"

Untangling Titles in Dallas; Texas Eviction Moratorium Extended Stories abound about people in southern states facing denials of disaster assistance because they can\u2019t prove clear title to their homes. It\u2019s hurricane season \u2014 and hurricanes are hard on Texas. When Texas residents lack the legal basis for insuring their homes, or to claim disaster assistance […]<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[26],"tags":[],"class_list":["post-1570","post","type-post","status-publish","format-standard","hentry","category-texas"],"yoast_head":"\nNews From Texas - Deeds.com<\/title>\n<meta name=\"description\" content=\"TAPA: Tapping Legal Services to Clear Titles in Dallas. 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