{"id":749,"date":"2019-09-23T13:06:44","date_gmt":"2019-09-23T17:06:44","guid":{"rendered":"https:\/\/www.deeds.com\/articles\/?p=749"},"modified":"2024-04-25T23:20:33","modified_gmt":"2024-04-26T03:20:33","slug":"should-you-remove-a-deceased-owner-from-a-real-estate-title","status":"publish","type":"post","link":"https:\/\/www.deeds.com\/articles\/should-you-remove-a-deceased-owner-from-a-real-estate-title\/","title":{"rendered":"Should You Remove a Deceased Owner from a Real Estate Title?"},"content":{"rendered":"\n<figure class=\"wp-block-image alignright is-resized\"><img loading=\"lazy\" decoding=\"async\" width=\"1024\" height=\"538\" src=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/09\/removing-a-deceased-owner-from-real-estate-title-1024x538.jpg\" alt=\"Image of a woman mourning near flowers. Captioned: Should you remove a deceased owner from a real estate title.\" class=\"wp-image-750\" style=\"width:512px;height:269px\" srcset=\"https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/09\/removing-a-deceased-owner-from-real-estate-title-1024x538.jpg 1024w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/09\/removing-a-deceased-owner-from-real-estate-title-300x158.jpg 300w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/09\/removing-a-deceased-owner-from-real-estate-title-768x403.jpg 768w, https:\/\/www.deeds.com\/articles\/wp-content\/uploads\/2019\/09\/removing-a-deceased-owner-from-real-estate-title.jpg 1080w\" sizes=\"auto, (max-width: 1024px) 100vw, 1024px\" \/><\/figure>\n\n\n\n<p class=\"wp-block-paragraph\">When someone\nwho owns real property dies, the property goes into probate or it automatically\npasses, by operation of law, to surviving co-owners. Often, surviving&nbsp;co-owners&nbsp;do&nbsp;nothing\nwith the title for&nbsp;as long as they own the property.\nYet&nbsp;the&nbsp;best practice is&nbsp;to remove the deceased owner&#8217;s name\nfrom the title.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Here, we\nreview some common scenarios, and reasons to update a home&#8217;s title after an\nowner&#8217;s death.<\/p>\n\n\n\n<!--more-->\n\n\n\n<h2 class=\"wp-block-heading\">When\na Sole Owner&nbsp;Dies<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">When a piece\nof real estate is owned by one person, and that person dies, what happens? If\nthe title was&nbsp;<a href=\"https:\/\/www.deeds.com\/articles\/hows-your-property-vested-it-matters-as-much-as-your-will-or-trust\/\">vested<\/a> in the deceased\nperson as the sole owner, the property goes into&nbsp;probate.<br>\n<br>\nThe court-supervised probate process&nbsp;effectively removes the deceased\nowner from the title.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The <em>personal representative deed<\/em> , in addition to identifying the personal representative, states the decedent&#8217;s name and\u00a0date of death, identifies the\u00a0grantee, and includes a\u00a0legal description of the\u00a0property, the date of the last will and testament, the probate date, and the county. The personal\u00a0representative will sign\u00a0it before\u00a0a notary public, and record\u00a0the deed in the county where the\u00a0property exists.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">After taxes\nand debts are&nbsp;paid,&nbsp;the county probate court&nbsp;authorizes&nbsp;the\nestate&#8217;s&nbsp;personal representative to convey the title to\nthe&nbsp;beneficiary named in the will.&nbsp;If the owner dies intestate\n(without a will), the state law of intestacy directs property to go to specific\nrelatives. The personal representative deed is not a warranty deed. Therefore,\nthe grantee (recipient of the property)&nbsp;will get&nbsp;no&nbsp;guarantees\nregarding the title&#8217;s history before probate. The recipient can avoid risk by <a href=\"https:\/\/www.deeds.com\/articles\/refusing-to-accept-a-deed\/\">rejecting the\ninheritance<\/a>\u2014or,\nas most do, by obtaining title insurance.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">When\nthe Property Was Held by&nbsp;Tenants in Common&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">If the\ndeceased owner held the property&nbsp;jointly,&nbsp;the deed names\nevery&nbsp;owner. And if the title was&nbsp;vested in the deceased as a tenant\nin common,&nbsp;each person held a<em>\nspecific percentage<\/em> of the property. Check&nbsp;the deed to find\nthe percentage owned by the deceased.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In this\ncase, too, the ownership interest&nbsp;goes into&nbsp;probate. After the\nprobate court removes the deceased owner from the title, the personal representative\nwill distribute the property not to other co-owners, but&nbsp;to\nits&nbsp;beneficiary under the&nbsp;will or the correct&nbsp;heir under the\nstate laws of intestacy.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If there is\na will, the personal representative is the<em>&nbsp;executor,<\/em>&nbsp;who,\nat the conclusion of probate, conveys the property. The property may have to be\nsold through an&nbsp;<em>executor&#8217;s\ndeed<\/em> to a&nbsp;third party, and the proceeds divided among\nmultiple&nbsp;claimants.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Here again,\nthe probate process&nbsp;removes the deceased owner&#8217;s name from the title.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">When\nthe Deceased Owner Is Survived by a Co-owner With Survivorship Rights<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Co-owners in\njoint tenancies or&nbsp;tenancies by&nbsp;the entirety&nbsp;can&nbsp;have a <em>right of survivorship<\/em>\ninterest.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The\nsurviving<em> joint owner with\nrights of survivorship<\/em> (&#8220;JTWROS&#8221;)&nbsp;continues to own\nthe property, inheriting the share of the deceased person by operation of\nlaw,&nbsp;after the other&nbsp;owner dies.&nbsp;Probate is unnecessary.&nbsp;In\nsome states,&nbsp;couples can choose to hold property as<em>&nbsp;tenants by the entirety<\/em>.\nWhen one spouse dies, the co-owner with a right of survivorship takes title by\noperation of law. No new title risks enter the picture when property passes to\nco-owners by operation of law.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">While\nnothing needs to be done, the&nbsp;best practice is for a surviving owner\nto&nbsp;formally record&nbsp;the transfer of the interest.&nbsp;File an <em>affidavit of survivorship<\/em>\nwith the recorder&#8217;s office to remove&nbsp;the deceased person&#8217;s name\nfrom&nbsp;the title.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">When\nthe Death Occurs in a Community Property State<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">When\ncouples&nbsp;share real estate as&nbsp;<em>community\nproperty<\/em>, too, real estate automatically passes upon death. The\ndeceased spouse&#8217;s or domestic partner&#8217;s&nbsp;interest fully passes to the\nsurviving co-owner.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">If there is\nno spouse and the deceased left no&nbsp;will, look to the state&#8217;s intestacy\nstatute, which designates&nbsp;the heirs.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Here again,\nbefore selling or refinancing&nbsp;the property, clearing the title is\nimportant. If the spouses had a valid&nbsp;<em>community\nproperty agreement,<\/em>&nbsp;the surviving co-owner may clear the\nhome&#8217;s title by recording that agreement, and no probate process is required.\nOtherwise, undertake a court-supervised probate proceeding to transfer\nthe&nbsp;title into the surviving life partner&#8217;s name.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Notes\non Bypassing Probate&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Check state law for filings that may be needed. For example, <a href=\"https:\/\/app.leg.wa.gov\/RCW\/default.aspx?cite=82.45.197\" target=\"_blank\" rel=\"noreferrer noopener\" aria-label=\" (opens in a new tab)\">in Washington<\/a>,&nbsp;the surviving life partner&nbsp;or heir needs&nbsp; a copy of the&nbsp;death certificate, a&nbsp;<em>lack of probate affidavit,<\/em>&nbsp;and&nbsp;an<em> excise tax affidavit<\/em> to report the legal, non-taxable transfer of ownership to the tax authorities.&nbsp;The lack of probate affidavit certifies&nbsp;that the death and legal transfer have actually occurred. It is also used to obtain&nbsp;title insurance. But while a&nbsp;lack of probate&nbsp;affidavit may enable the heirs to later convey or refinance the home, it does not serve to remove a deceased owner from the title. Thus,&nbsp;a lack of probate affidavit&nbsp;is no substitute for probate itself.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">State laws\non property conveyances without probate vary. The&nbsp;assistance of&nbsp;an\nexperienced attorney&nbsp;is invaluable.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Naming\na Beneficiary: The Transfer on Death Deed<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Certain\nstates allow transfer on death deeds to transfer real estate to a designated\nbeneficiary. If the property is in one of these states, the deceased person\nmight have created a&nbsp;revocable<em>\ntransfer on death deed <\/em>while alive.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Upon&nbsp;the\nowner&#8217;s death, the county receives the certified copy of the death certificate\nand&nbsp;notarized affidavit of death, and the transfer on death deed is\nexecuted. The instrument avoids probate, yet legally&nbsp;transfers the title.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">A&nbsp;transfer\non death deed is not a&nbsp;warranty deed. Debts&nbsp;on the property become\nthe beneficiary&#8217;s responsibility. The best recourse of the beneficiary&nbsp;is\nto obtain title insurance in advance of any issues. Before accepting the deed,\nthe beneficiary should be sure the title company will issue a policy&nbsp;for a\nhome conveyed in this way.<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Getting\nThrough the Process: The Basic Checklist&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">In most\ncases, the surviving owner&nbsp;or heir&nbsp;obtains&nbsp;the title to the\nhome, the&nbsp;former owner&#8217;s death certificate, a notarized affidavit of\ndeath, and a&nbsp;preliminary change of ownership report form.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">When all\nthese are gathered, the transfer gets&nbsp;recorded, the fees are paid, and the\ncounty issues a new title deed.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Dealing with\npaperwork is never easy, especially after the loss of a loved one. But it&#8217;s\nworthwhile. It&nbsp;keeps the title up-to-date, facilitating a home\nsale&nbsp;when the time comes.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Supporting\nReferences:<\/strong><\/p>\n\n\n\n<p class=\"has-small-font-size wp-block-paragraph\">app.leg.wa.gov\/RCW\/default.aspx?cite=82.45.197<\/p>\n\n\n\n<p class=\"wp-block-paragraph\"><strong>Community\nProperty Statutes:<\/strong><\/p>\n\n\n\n<p class=\"has-small-font-size wp-block-paragraph\">Alaska Stat.\n\u00a7 34.77.090<\/p>\n\n\n\n<p class=\"has-small-font-size wp-block-paragraph\">Idaho Code \u00a7\n15-6-201<\/p>\n\n\n\n<p class=\"has-small-font-size wp-block-paragraph\">Tex. Probate\nCode Ann. \u00a7 451<\/p>\n\n\n\n<p class=\"has-small-font-size wp-block-paragraph\">Wash. Rev.\nCode \u00a7 26.16.120<\/p>\n\n\n\n<p class=\"has-small-font-size wp-block-paragraph\">Wis. Stat.\nAnn. \u00a7 766.58<\/p>\n","protected":false},"excerpt":{"rendered":"<p>When someone who owns real property dies, the property goes into probate or it automatically passes, by operation of law, to surviving co-owners. Often, surviving&nbsp;co-owners&nbsp;do&nbsp;nothing with the title for&nbsp;as long as they own the property. Yet&nbsp;the&nbsp;best practice is&nbsp;to remove the deceased owner&#8217;s name from the title. Here, we review some common scenarios, and reasons to [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_feature_clip_id":0,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[107,93],"tags":[],"class_list":["post-749","post","type-post","status-publish","format-standard","hentry","category-elder","category-removing-someone-from-deed"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.0 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Should You Remove a Deceased Owner from a Real Estate Title? - Deeds.com<\/title>\n<meta name=\"description\" content=\"Here, we review some common scenarios, and reasons to update a home&#039;s title after an owner&#039;s death.\" \/>\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\/should-you-remove-a-deceased-owner-from-a-real-estate-title\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Should You Remove a Deceased Owner from a Real Estate Title? 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