{"id":171,"date":"2016-09-16T16:43:46","date_gmt":"2016-09-16T16:43:46","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=171"},"modified":"2024-04-25T23:36:11","modified_gmt":"2024-04-26T03:36:11","slug":"transferring-real-estate-from-a-living-trust-in-new-hampshire","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/transferring-real-estate-from-a-living-trust-in-new-hampshire\/","title":{"rendered":"Transferring Real Estate from a Living Trust in New Hampshire"},"content":{"rendered":"\n<p>A trust is a property interest wherein a\nsettlor conveys assets to a trustee, who holds the title to those assets for\nthe benefit of a third party (the beneficiary). Valid trust instruments also\nidentify the relevant assets, state the settlor\u2019s intentions for them, and are\ncreated for lawful purposes. Settlors (owners) transfer real property into a\ntrust by executing and recording a deed.<\/p>\n\n\n\n<!--more-->\n\n\n\n<p>In New Hampshire, real estate is generally conveyed out of a living trust with a <a href=\"https:\/\/www.deeds.com\/forms\/new-hampshire\/quitclaim-deed\/\">quitclaim deed<\/a>. Because a trust is not an entity that can legally hold title to property, the trustee holds title as the trust\u2019s representative. In a deed transferring real property from a living trust, then, title is conveyed from the trust by the trustee as grantor to the purchaser (grantee).<\/p>\n\n\n\n<p>In many states, a quitclaim deed contains\nno warranties of title, and only conveys the grantor\u2019s (settlor\u2019s) interest in\nthe property. In New Hampshire, however, a statutory quitclaim deed carries\ncovenants generally associated with a special warranty deed, specifically \u201cthat at the time of the delivery of such deed the premises\nwere free from all incumbrances made by the grantor, except as stated, and that\nthe grantor will\u2026warrant and defend the same\u2026against the lawful claims and\ndemands of all persons claiming, by, through or under the grantor, but against\nnone other\u201d (477:28).\nThe quitclaim deed in New Hampshire conveys title with fewer covenants than a\nwarranty deed, which carries covenants of seisin (that the grantor possess\nvalid title and good right to convey, not having contracted to convey the title\nto another) and warrants that the grantor will defend the title against claims\nof all persons.<\/p>\n\n\n\n<p>The word \u201cgrant\u201d in a conveyance of real\nproperty is sufficient to transfer interest in the State of New Hampshire\nwithout covenants (RSA 477:24). The granting clause in a quitclaim deed must\nspecifically contain the words \u201cwith quitclaim covenants\u201d to transfer fee\nsimple title with the associated covenants (477:28).<\/p>\n\n\n\n<p>Because a trustee is executing the deed on\nbehalf of the trust, \u201cIt may be significant\u2026to understand the liability he is\nassuming if the purchase and sales agreement is completed asking for a warranty\ndeed,\u201d because \u201cagreeing to provide title by warranty deed is agreeing not only\nto pass the title as he held it during his time as a fiduciary, but\u2026also\nagreeing to defend the title and back title\u2026even though the executor may have\nno personal knowledge or frame of reference as to any encumbrances or\nout-conveyances that affect the property\u201d [1]. <\/p>\n\n\n\n<p>This is particularly important to remember\nin conveying homestead property. Under RSA 480:5-a, deeds must be signed by the\ngrantor and joined by the spouse, if any, to release homestead rights. New\nHampshire Title Standard 5-5 specifically addresses homestead release in the\ncontext of revocable trusts, stating that a deed conveying real property to a\ntrustee of a trust does not release the homestead rights of the grantor\n(settlor), unless there is an express release present in the form [1].\nTherefore, a subsequent deed by trustee out of the trust may need to be\nexecuted by the settlor and joining spouse releasing their individual homestead\nrights. See RSA 480:9 for more information on homestead rights and revocable\ntrusts.<\/p>\n\n\n\n<p>When a quitclaim deed is used to transfer\nproperty from a living trust, the trustee\u2019s name should appear on the form\nalong with the name and date of the trust on behalf of which the trustee is acting.\nA deed by a trustee should meet all content requirements for documents\naffecting title to real property in the State of New Hampshire, including a\nlegal description of the property being conveyed. See RSA 478:4-a for recording\nrequirements. The deed should be signed and acknowledged by all acting trustees\nof the trust before being recorded in the registry of deeds in the county in\nwhich the real property subject to the transaction is located.<\/p>\n\n\n\n<p>Additional documentation may be required\nto accompany a deed from a trustee of a living trust. Though not always necessary\nfor passing title, as the New Hampshire Bar Association notes, \u201cIn dealing with\na concurrent transaction, it may be prudent to require more evidence of\nexistence, capacity and authority\u2026or a trustee\u2019s certificate complying with RSA\n564-A:7\u2026 or RSA 564-B:10-1013\u201d [2]. See New Hampshire Title Standard 5-20 and\nconsult a lawyer for more information regarding trustee\u2019s certificates and\ncertifications of trust. <\/p>\n\n\n\n<p>Any conveyance of real property in New Hampshire requires a completed Form CD-57 declaring the consideration given for the transfer. The form is used by the Department of Revenue Administration (DRA) in calculating transfer taxes. The Bar notes that \u201ccertain transfers into and out of a revocable grantor trust are only subject to the minimum transfer tax. However, a sale of real estate held in trust by a trustee to a third party is subject to the full transfer tax\u201d [3].<\/p>\n\n\n\n<p class=\"has-medium-font-size\"><a href=\"https:\/\/www.deeds.com\/forms\/new-hampshire\/\">View Available New Hampshire Real Estate Deed Forms<\/a><\/p>\n\n\n\n<p>Talk to a lawyer with any questions about conveyances\nof real property from living trusts in New Hampshire, as each situation is\nunique.<\/p>\n\n\n\n<p class=\"has-small-font-size\">[1] <a href=\"https:\/\/www.nhbar.org\/publications\/display-news-issue.asp?id=6395\" target=\"_blank\" rel=\"noreferrer noopener\">https:\/\/www.nhbar.org\/publications\/display-news-issue.asp?id=6395<\/a><\/p>\n\n\n\n<p class=\"has-small-font-size\">[2] <a href=\"https:\/\/www.nhbar.org\/uploads\/pdf\/2014TitleExamStds-CleanVersion.pdf\" target=\"_blank\" rel=\"noreferrer noopener\">https:\/\/www.nhbar.org\/uploads\/pdf\/2014TitleExamStds-CleanVersion.pdf<\/a><\/p>\n\n\n\n<p class=\"has-small-font-size\">[3] <a href=\"https:\/\/www.nhbar.org\/publications\/display-news-issue.asp?id=3724\" target=\"_blank\" rel=\"noreferrer noopener\">https:\/\/www.nhbar.org\/publications\/display-news-issue.asp?id=3724<\/a><\/p>\n","protected":false},"excerpt":{"rendered":"<p>A trust is a property interest wherein a settlor conveys assets to a trustee, who holds the title to those assets for the benefit of a third party (the beneficiary). Valid trust instruments also identify the relevant assets, state the settlor\u2019s intentions for them, and are created for lawful purposes. Settlors (owners) transfer real property [&hellip;]<\/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":[28,43],"tags":[],"class_list":["post-171","post","type-post","status-publish","format-standard","hentry","category-new-hampshire","category-trustee-deed"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.5 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Transferring Real Estate from a Living Trust in New Hampshire - Deeds.com<\/title>\n<meta name=\"description\" content=\"In New Hampshire, real estate is generally conveyed out of a living trust with a quit claim deed. Because a trust is not an entity that can legally hold title to property, the trustee holds title as the trust\u2019s representative. In a deed transferring real property from a living trust, then, title is conveyed from the trust by the trustee as grantor to the purchaser (grantee).\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.deeds.com\/articles\/transferring-real-estate-from-a-living-trust-in-new-hampshire\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Transferring Real Estate from a Living Trust in New Hampshire - Deeds.com\" \/>\n<meta property=\"og:description\" content=\"In New Hampshire, real estate is generally conveyed out of a living trust with a quit claim deed. Because a trust is not an entity that can legally hold title to property, the trustee holds title as the trust\u2019s representative. 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