How Should I Take Ownership of the Property I am Buying?
Real property has become increasingly more valuable and the question of how parties
can take ownership of their property has gained greater importance. The form of
ownership taken -- the vesting of title -- will determine who may sign various documents
involving the property and future rights of the parties to the transaction. These
rights involve such matters as: real property taxes, income taxes, inheritance and
gift taxes, transferability of title and exposure to creditor's claims. Also, how
title is vested can have significant probate implications in the event of death.
The Land Title Association (LTA) advises those purchasing real property to give
careful consideration to the manner in which title will be held. Buyers may wish
to consult legal counsel to determine the most advantageous form of ownership for
their particular situation, especially in cases of multiple owners of a single property.
The LTA has provided the following definitions of common vestings as an informational
overview. Consumers should not rely on these as legal definitions. The Association
urges real property purchasers to carefully consider their titling decision prior
to closing, and to seek counsel should they be unfamiliar with the most suitable
ownership choice for their particular situation.
Common Methods of Holding Title
SOLE OWNERSHIP
Sole ownership may be described as ownership by an individual or other entity capable
of acquiring title. Examples of common vestings in cases of sole ownership are:
1. A Single Man/Woman:
A man or woman who has not been legally married. For example: Bruce Buyer, a single
man.
2. An Unmarried Man/Woman:
A man or woman who was previously married and is now legally divorced. For example:
Sally Seller, an unmarried woman.
3. A Married Man/Woman as His/Her Sole and Separate Property:
A married man or woman who wishes to acquire title in his or her name alone.
The title company insuring title will require the spouse of the married man or woman
acquiring title to specifically disclaim or relinquish his or her right, title and
interest to the property. This establishes that it is the desire of both spouses
that title to the property be granted to one spouse as that spouse's sole and separate
property. For example: Bruce Buyer, a married man, as his sole and separate property.
CO-OWNERSHIP
Title to property owned by two or more persons may be vested in the following forms:
1. Community Property:
A form of vesting title to property owned by husband and wife during their marriage
which they intend to own together. Community property is distinguished from separate
property, which is property acquired before marriage, by separate gift or bequest,
after legal separation, or which is agreed to be owned only by one spouse.
Real property conveyed to a married man or woman is presumed to be community property,
unless otherwise stated. Since all such property is owned equally, husband and wife
must sign all agreements and documents of transfer. Under community property, either
spouse has the right to dispose of one half of the community property, including
transfers by will. For example: Bruce Buyer and Barbara Buyer, husband and wife
as community property.
2. Joint Tenancy
A form of vesting title to property owned by two or more persons, who may or may
not be married, in equal interest, subject to the right of survivorship in the surviving
joint tenant(s). Title must have been acquired at the same time, by the same conveyance,
and the document must expressly declare the intention to create a joint tenancy
estate. When a joint tenant dies, title to the property is automatically conveyed
by operation of law to the surviving joint tenant(s). Therefore, joint tenancy property
is not subject to disposition by will. For example: Bruce Buyer and Barbara Buyer,
husband and wife as joint tenants.
3. Tenancy in Common:
A form of vesting title to property owned by any two or more individuals in undivided
fractional interests. These fractional interests may be unequal in quantity or duration
and may arise at different times. Each tenant in common owns a share of the property,
is entitled to a comparable portion of the income from the property and must bear
an equivalent share of expenses. Each co-tenant may sell, lease or will to his/her
heir that share of the property belonging to him/her. For example: Bruce Buyer,
a single man, as to an undivided 3/4 interest and Penny Purchaser,
a single woman, as to an undivided 1/4 interest, as tenants in common.
Other ways of vesting title include as:
1. A Corporation*:
A corporation is a legal entity, created under state law, consisting of one or more
shareholders but regarded under law as having an existence and personality separate
from such shareholders.
2. A Partnership*:
A partnership is an association of two or more persons who can carry on business
for profit as co-owners, as governed by the Uniform Partnership Act. A partnership
may hold title to real property in the name of the partnership.
3. As Trustees of A Trust*:
A trust is an arrangement whereby legal title to property is transferred by the
grantor to a person called a trustee, to
be held and managed by that person for the benefit of the people specified in the
trust agreement, called the beneficiaries.
4. Limited Liability Companies (L.L.C.)
This form of ownership is a legal entity and is similar to both the corporation
and the partnership. The operating agreement will determine how the L.L.C. functions
and is taxed. Like the corporation its existence is separate from its owners.
*In cases of corporate, partnership, L.L.C. or trust ownership - required documents
may include corporate articles and bylaws, partnership agreements, L.L.C. operating
agreement and trust agreements and/or certificates.
Remember:
How title is vested has important legal consequences. You may wish to consult an
attorney to determine the most advantageous form of ownership for your particular
situation.
