{"id":86655,"date":"2015-09-16T12:42:19","date_gmt":"2015-09-16T19:42:19","guid":{"rendered":"http:\/\/robinintheverdes.com\/?p=86655"},"modified":"2018-06-06T15:22:26","modified_gmt":"2018-06-06T22:22:26","slug":"taking-title-to-property-in-arizona","status":"publish","type":"post","link":"https:\/\/robinintheverdes.com\/?p=86655","title":{"rendered":"Taking Title to Property in Arizona"},"content":{"rendered":"<p>Home ownership! \u00a0You have found your dream home, and before you close the Title Company calls to ask you how you would like to\u00a0\u00a0<strong><em>take<\/em><em>\u00a0title<\/em><\/strong>. \u00a0What? \u00a0How can you know! \u00a0If this is your first home, or your first in Arizona, this question may be puzzling. \u00a0 What are your choices? \u00a0What can happen if you die? \u00a0What about your heirs? \u00a0What about estate taxes? \u00a0What if you own a home with someone you are not married to? \u00a0What if you and your neighbors want to &#8220;go in&#8221; to buy the vacant lot behind your houses to preserve your view and privacy? \u00a0 Taking title may have significant legal, estate planning, and tax consequences. \u00a0You should seek legal and tax advice from qualified professionals.<\/p>\n<p><!--more--><\/p>\n<p><a href=\"https:\/\/i0.wp.com\/robinintheverdes.com\/wp-content\/uploads\/2015\/09\/friends-886651_1280.jpg?ssl=1\"><img data-recalc-dims=\"1\" fetchpriority=\"high\" decoding=\"async\" data-attachment-id=\"86652\" data-permalink=\"https:\/\/robinintheverdes.com\/?attachment_id=86652\" data-orig-file=\"https:\/\/i0.wp.com\/robinintheverdes.com\/wp-content\/uploads\/2015\/09\/friends-886651_1280.jpg?fit=1280%2C1280&amp;ssl=1\" data-orig-size=\"1280,1280\" data-comments-opened=\"1\" data-image-meta=\"{&quot;aperture&quot;:&quot;0&quot;,&quot;credit&quot;:&quot;&quot;,&quot;camera&quot;:&quot;&quot;,&quot;caption&quot;:&quot;&quot;,&quot;created_timestamp&quot;:&quot;0&quot;,&quot;copyright&quot;:&quot;&quot;,&quot;focal_length&quot;:&quot;0&quot;,&quot;iso&quot;:&quot;0&quot;,&quot;shutter_speed&quot;:&quot;0&quot;,&quot;title&quot;:&quot;&quot;,&quot;orientation&quot;:&quot;0&quot;}\" data-image-title=\"Amigos\" data-image-description=\"\" data-image-caption=\"\" data-large-file=\"https:\/\/i0.wp.com\/robinintheverdes.com\/wp-content\/uploads\/2015\/09\/friends-886651_1280.jpg?fit=1024%2C1024&amp;ssl=1\" class=\"alignleft size-medium wp-image-86652\" src=\"https:\/\/i0.wp.com\/robinintheverdes.com\/wp-content\/uploads\/2015\/09\/friends-886651_1280.jpg?resize=300%2C300&#038;ssl=1\" alt=\"Amigos\" width=\"300\" height=\"300\" \/><\/a>First thing to know about Arizona is that it is a community property state. \u00a0Property acquired by a husband and wife is presumed to be community property unless specified otherwise. \u00a0To take title as<strong><em> Community Property<\/em><\/strong> or <strong><em>Community Property with Right of Survivorship<\/em><\/strong> requires two married people. \u00a0Each gives the couple an undivided one-half interest in the property and signatures of both are required to convey or encumber the property (sell or take out a loan against it). \u00a0In addition, the fair market value of the property &#8220;steps up&#8221; to the value of the home upon the passing of the spouse, instead of the value when the property was purchased. \u00a0The Right of Survivorship automatically passes the estate to the surviving spouse upon death of either spouse without going through probate.<\/p>\n<p>Another way for a husband and wife to take title is to take it as <strong><em>Joint Tenants with Right of Survivorship. \u00a0<\/em><\/strong>The parties <em>do not<\/em> need to be married, and there can be more than two. \u00a0Once again, to convey or encumber the property, all of the joint tenants signatures are required and upon death of one of the joint tenants the estate passes to the surviving tenant outside of probate. \u00a0The big difference is that one of the tenants can sell their interest or share in the property. \u00a0This may be handy if &#8220;Friends for Life&#8221; doesn&#8217;t last that long.<\/p>\n<p>So what are options for domestic partners? \u00a0The option of Joint Tenants with Right of Survivorship does not require marriage, and the option to sell your interest may be an attractive option. \u00a0But what if you die, and you would like your heirs to get your share of the property? \u00a0Holding the title as <b><i>Tenants in Common\u00a0<\/i><\/b><i><\/i>gives you the option to transfer your interest in the property to a third-party and leave your interest to your heirs through a will. \u00a0It can also create a uncomfortable situation with your partner owning a house with someone they do not know, or do not get along with! \u00a0One of the ways to manage this is to set up a\u00a0<em><strong>Trust.<\/strong><\/em> \u00a0A Trust can provide that the property passes to the other owner without probate. \u00a0It can set up a contingent beneficiary with the deceased owners family. \u00a0It can also provide for the other member of the relationship to continue to live in a house that was previously owned by the deceased.<\/p>\n<figure id=\"attachment_86653\" aria-describedby=\"caption-attachment-86653\" style=\"width: 300px\" class=\"wp-caption alignleft\"><a href=\"https:\/\/i0.wp.com\/robinintheverdes.com\/wp-content\/uploads\/2015\/09\/horses-621788_1280.jpg?ssl=1\"><img data-recalc-dims=\"1\" decoding=\"async\" data-attachment-id=\"86653\" data-permalink=\"https:\/\/robinintheverdes.com\/?attachment_id=86653\" data-orig-file=\"https:\/\/i0.wp.com\/robinintheverdes.com\/wp-content\/uploads\/2015\/09\/horses-621788_1280.jpg?fit=1280%2C960&amp;ssl=1\" data-orig-size=\"1280,960\" data-comments-opened=\"1\" data-image-meta=\"{&quot;aperture&quot;:&quot;0&quot;,&quot;credit&quot;:&quot;&quot;,&quot;camera&quot;:&quot;&quot;,&quot;caption&quot;:&quot;&quot;,&quot;created_timestamp&quot;:&quot;0&quot;,&quot;copyright&quot;:&quot;&quot;,&quot;focal_length&quot;:&quot;0&quot;,&quot;iso&quot;:&quot;0&quot;,&quot;shutter_speed&quot;:&quot;0&quot;,&quot;title&quot;:&quot;&quot;,&quot;orientation&quot;:&quot;0&quot;}\" data-image-title=\"horses-621788_1280\" data-image-description=\"\" data-image-caption=\"&lt;p&gt;&amp;#8220;Neigh-bors&amp;#8221;&lt;\/p&gt;\n\" data-large-file=\"https:\/\/i0.wp.com\/robinintheverdes.com\/wp-content\/uploads\/2015\/09\/horses-621788_1280.jpg?fit=1024%2C768&amp;ssl=1\" class=\"size-medium wp-image-86653\" src=\"https:\/\/i0.wp.com\/robinintheverdes.com\/wp-content\/uploads\/2015\/09\/horses-621788_1280.jpg?resize=300%2C225&#038;ssl=1\" alt=\"&quot;Neigh-bors&quot;\" width=\"300\" height=\"225\" \/><\/a><figcaption id=\"caption-attachment-86653\" class=\"wp-caption-text\">&#8220;Neigh-bors&#8221;<\/figcaption><\/figure>\n<p><strong><em>Tenants is Common<\/em><\/strong> is also a way for neighbors to purchase a lot that they wish to preserve for view, privacy, or whatever reason. \u00a0Let&#8217;s say that three homeowners want to secure a lot behind their property to make sure that they always get to view the Four Peak mountain views. \u00a0To actually divide the lot up into 3 parts is not practical, and the HOA will not allow a lot to be divided. \u00a0By taking the lot as Tenants in Common, the three homeowners own a one-third<em> interest<\/em> in the lot. Each tenant&#8217;s share can now be conveyed with the sale of their house, and can be passed to their heirs by will along with the house. \u00a0Each share has it&#8217;s own tax basis, and all share owners signatures are required to sell the whole lot.<\/p>\n<p>As you can see, the way you take title may impact your life and the life of others down the road, or when the unexpected happens. \u00a0Speak to your tax or legal adviser and follow their advice for you and your situation.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Home ownership! \u00a0You have found your dream home, and before you close the Title Company calls to ask you how you would like to\u00a0\u00a0take\u00a0title. \u00a0What? \u00a0How can you know! \u00a0If this is your first home, or your first in Arizona, this question may be puzzling. \u00a0 What are your choices? \u00a0What can happen if you 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