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Rollover Homesteads in Massachusetts

August 1, 2017 BY BRETTA LAW ADVISORS

We are all familiar with rollover IRAs, but in Massachusetts, residents have a unique right and opportunity to rollover some or all of the proceeds from one principal residence to another without subjecting those rollover proceeds to creditor claims.  First, let’s understand what a Massachusetts Homestead is and what it provides for: M.G.L. c.188 §2 provides that a person’s principal residence or one that they intend to occupy as a principal residence shall be protected against attachment, seizure, execution, levy or sale to pay certain debts or legacies if §5 is adhered to (some restrictions apply).  If you are not elderly or disabled, and provided that you properly record a homestead on homesteaded property, the exemption amount is $500,000.00.  If you forget to record a homestead, don’t despair, M.G.L. c. 188 §4 provides for an automatic homestead of $125,000.00, but is more restrictive than other created homesteads.

However, if you elect to sell your home, there are protections both under Massachusetts law and Bankruptcy Code which permit one to “rollover” the proceeds from one homesteaded property to another, up to the amount of the applicable cap.

In a recent case decided by Judge, Frank J. Bailey, In Re Meguerditchian  Eastern District of Massachusetts, Docket No. 15-13288 FJB, the Debtor was successful in arguing that the provisions of 11 U.S.C. §522(p)(2)(B) of the Bankruptcy Code allow for the rollover of “equity” from one property to another, despite the fact that the new property was purchased before the old property was sold, thus preserving the $500,000.00 exemption under the Massachusetts homestead.  In Meguerditchian the creditor and Chapter 13 Trustee argued that the Debtor was limited to a $155,675.00 homestead cap because he acquired his home within 1,215 days of filing a bankruptcy petition.  The Debtor had used $500,000.00 from the sale of his old property to pay down a $500,000.00 mortgage.

The rollover provisions of 11 U.S.C. §522(p)(2)(B) closely align with the Massachusetts homestead rollover provisions of M.G.L. c 188 §11 in which, and so long as the owner of the property uses the proceeds from the sale of a homesteaded property to purchase another homesteaded property within one (1) year, the proceeds retain the protections afforded to the homeowner, despite the fact that the property is sold and not immediately replaced.

Judge Frank Bailey overruled the Chapter 13 Trustee and creditor’s objections to the Debtor’s claim of homestead and found that the Debtor’s “rollover” of the proceeds from one homesteaded house to another (the equity) was permissible.

The rules regarding rollover homesteads, both in the Bankruptcy Code and Massachusetts statutes are technical and must be strictly adhered to.  Consult a professional to avoid the pitfalls and an additional expense of having to defend a Homestead.

The full text of the Lawyers Weekly article and case can be found at Massachusetts Lawyers Weekly.

DISCLAIMER

The contents of this article are not to be construed as legal advice or an obligation to act for any particular person.  The opinions expressed are those of the author.

Recent Posts

  • Rollover Homesteads in Massachusetts
  • The $37,000 Dog Bite: Are You Insured For It?
  • LATE FILED TAX RETURNS
  • The Filing of A Time Barred Claim in a Chapter 13 Case
  • Selecting the Right Mortgage For You Just Got a Lot Harder

Contact Us

Bretta Law Advisors, P.C.
77 Mystic Ave,
Medford, MA 02155

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The $37,000 Dog Bite: Are You Insured For It?

July 30, 2017 BY BRETTA LAW ADVISORS

All conscientious dog owners make sure their pets eat right, exercise often and visit the veterinarian regularly. They also socialize their doges and educate their children about proper behavior around dogs, which can help prevent dog bites.

Statistics show about 4.5 million dog bites occur annually in the United States, and 20 percent become infected, according to the Centers for Disease Control and Prevention. Children ages 5 to 9 have the highest rates of dog-bite-related injuries, and men get bitten more often than women.

Dog bites and dog-related injuries accounted for more than one-third of homeowners insurance liability claims paid in 2015 with an average claim of $37,000, according to an Insurance Information Institute study.

Pet owners shouldn't assume their home-owners or renters insurance safeguards the should their dog bites or attacks someone.

Some insurance providers do not cover certain breeds that they deem to be higher risk; while others will decline coverage or force pet owners to sign a liability waiver for any animal with a history of bites. Not to mention intervention by the Town or City when there are multiple bites by one pet.

Even pet owners who are protected by insurance may find their premiums increase at renewal time of a claim is made; some providers will over commonly prohibited breeds, but with increased costs.

Policy exceptions are almost as important as what the policy covers, read your policy and the exceptions carefully, always notify your insurance carrier in writing before you buy or adopt a dog, it is better to know if there are any know insurance risks before you commit to your new best friend.

You should review your policy or contact your insurance company to find out if you own a prohibited breed, and don't forget to notify your insurance provider before you get a dog, failing to dos o can expose you to liability that could be avoided by timely notifications.

 

DISCLAIMER

The contents of this article are not to be construed as legal advice or an obligation to act for any particular person.  The opinions expressed are those of the author.

Recent Posts

  • Rollover Homesteads in Massachusetts
  • The $37,000 Dog Bite: Are You Insured For It?
  • LATE FILED TAX RETURNS
  • The Filing of A Time Barred Claim in a Chapter 13 Case
  • Selecting the Right Mortgage For You Just Got a Lot Harder

Contact Us

Bretta Law Advisors, P.C.
77 Mystic Ave,
Medford, MA 02155

p |(781) 395.1545

Contact Us

LATE FILED TAX RETURNS

July 15, 2017 BY BRETTA LAW ADVISORS

Don't be afraid to file. You will owe less and may have debt forgiven

No one should ever advocate filing tax returns that are late or not accurate and complete. As professionals, we can never provide advice to clients as to how to evade income tax, but we can help you go through the tax maze that causes you to stay up nights worrying about losing your wages or assets and having liens filed against you that you may never pay back. Knowing what to do, when to do it, and how to do it is the cornerstone of a professional’s advice. Knowing the differences in each case and knowing how to maximize, legally, the benefit is what a client retains their lawyer and tax advisor to do.

For example, if you live in Massachusetts, not only must you be concerned with filing a federal tax return, but you must be ready to file a state return. Penalties for not timely filing your federal tax return may result in liens, levies, and loss of significant assets - your home, wages and your ability to support yourself. To compound matters, there is a unique statute in Massachusetts that allows the Department of Revenue to suspend driver’s licenses and one that may cause you not to renew certain professional licenses when there are state taxes overdue for a significant amount of time. Here is part of the solution:

FILE ON TIME EVEN IF YOU DON’T HAVE THE MONEY TO PAY.

To avoid costly penalties, try to file your tax returns on time. Filing on time avoids your paying, at least, the late filing penalty of five (5%) percent each month up to twenty-five (25%) percent for the federal and one (1%) percent (or a fraction thereof) up to twenty-five (25%) percent of the Massachusetts tax.

If you owe tax to both taxing authorities, a rule of thumb is to pay the tax with the highest interest rate first while you try to resolve the other liability. Typically, this is the state. Request a re-payment plan or file an Offer in Compromise: in desperate times, submit a hardship request. A payment plan will not stop penalties and interest, but it will stop collection levies (not liens) while you pay the tax due. A hardship request will stop collection levies, but penalties and interest will continue to accrue. The Massachusetts tax penalties and interest are significant and difficult to repay if you are on limited income; and therefore, an Offer in Compromise, depending upon your circumstances, may be warranted. An Offer in Compromise is an offer to pay a reduced sum, sometimes over a period of time, depending upon your personal circumstances, which, if accepted, relieves you of the entire debt. These are time consuming processes, but can help with tax debt which is threatening to upset your entire financial survival.

Similar programs are available through the Internal Revenue Service, but different rules apply.  Each taxing authority has their own statute of limitations for collecting tax and unless a law suit is commenced to enter a Judgment against you, the statute of limitations typically could run ten (10) years after the assessment date.  If a lien has been filed, collection activity may still take place beyond the ten (10) year statute of limitations, in rem.

When all else fails or in the event you find yourself overwhelmed with other debt, the Bankruptcy Code provides relief in the form of a discharge from personal liability regarding a debt for a tax, “with respect to which, a return, or equivalent report or notice, if required, was given.”  There is a split of authority in the United States as to whether a late filed return satisfies the requirements of applicable non-bankruptcy law, (11 U.S.C. §523(a)).  The First Circuit, controlling  law in Massachusetts, follows the “one day late rule”, which provides that a late filed return is not a return under non-applicable bankruptcy rules and therefore, the tax associated with the return is non-dischargeable.  As mentioned earlier, there is a split in jurisdictions, some following the “one day late” rule and some following the requirements as set forth in Baird v. Commissioner of Internal Revenue, 82 T.C. 766, 777(TC) 1984, aff’d, 793 F2d 139 (6th Cir. 1986).  Under Baird, there are four (4) requirements for a document to be treated as a tax return and they are set forth in the Court’s decision.  The cornerstone of the Baird decision is whether a late filed Form 1040 represents “an honest and reasonable effort to comply with the tax law”.

The United States Supreme Judicial Court has thus far refused to resolve the split in jurisdictions, but nevertheless, if you reside in Massachusetts and owe federal taxes based upon a late filed return, your federal taxes may not be dischargeable in bankruptcy; however the penalties may remain dischargeable and there are mechanisms for repaying the tax and interest in a controlled manner without losing your assets, e.g. Chapter 11 or Chapter 13 bankruptcy proceeding.

Of course, tax law is complicated and the methods for seeking tax relief are arduous; but in the long run, it may be worthwhile to attack this problem head on, rather than wait for it to show up at your doorstep and unexpectedly upset your financial condition.  Seeking sound tax and bankruptcy law advice is essential to resolving these matters; and remember,  if a tax return is filed on time, you are more likely to obtain the relief that you are seeking.

1. For unpaid tax over sixty (60) days, the minimum penalty is one hundred thirty-five ($135.00) dollars or ten (10%) percent of your unpaid tax, whichever is less.

3.  A tax return is not late if it is on a properly filed extension and the extension payment covers the tax eventually due on the tax return.

DISCLAIMER

The contents of this article are not to be construed as legal advice or an obligation to act for any particular person.  The opinions expressed are those of the author.  No attorney/client relationship is established without the expressed written consent of both parties.

CIRCULAR 230 DISCLOSURE:   To ensure compliance with requirements imposed by the IRS, we inform you that, unless specifically indicated otherwise, any tax advice contained in this communication (including any attachments) was not intended or written to be used, and cannot be used, for the purpose of (i) avoiding tax-related penalties under the Internal Revenue Service Code, or (ii) promoting, marketing, or recommending to another party any transaction or matter addressed herein.

Any accounting, business or tax advice contained in this communication, including attachments and enclosures, is not intended as a thorough, in-depth analysis of specific issues, nor a substitute for a formal opinion, nor is it sufficient to avoid tax-related penalties.  If desired, Bretta Law Advisors, P.C. would be pleased to perform the requisite research and provide you with a detailed written analysis.  Such an engagement may be the subject of a separate engagement letter that would define the scope and limits of the desired consultations services.

Recent Posts

  • Rollover Homesteads in Massachusetts
  • The $37,000 Dog Bite: Are You Insured For It?
  • LATE FILED TAX RETURNS
  • The Filing of A Time Barred Claim in a Chapter 13 Case
  • Selecting the Right Mortgage For You Just Got a Lot Harder

Contact Us

Bretta Law Advisors, P.C.
77 Mystic Ave,
Medford, MA 02155

p |(781) 395.1545

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The Filing of A Time Barred Claim in a Chapter 13 Case

June 24, 2017 BY BRETTA LAW ADVISORS

The filing of a time barred claim in a Chapter 13 Case may subject the credit to sanctions for violating the Fair Debt Collection Practices Act (FDCPA)

The filing of any case under the United States Bankruptcy Code may result in a creditor filing a proof of claim in order to share in the division of the Debtor's assets. Properly filed Proofs of Claim are treated as valid on their face until someone objects to them as bing time barred, disputed or invalid.  In a recent case argued before the UNITED STATES SUPREME COURT, Midland Funding, LLC v Aleida Johnson, Docket No 16-348, a debtor argued that the filing of a proof of claim on a debt that is time barred by the statute of limitations violated the Fair Debt Collections Practices Act (FSCPA). Generally, credit card default claims become unenforceable after 6 years from the date of the default, where other loan default may be pursed up to 20 years if the documents are signed "under seal". When a creditor sits on their rights, and the court concludes that the claim is stale or is brought beyond the applicable statute of limitations, the court must deny the claim. On the other hand and in the past, when a debtor filed a bankruptcy petition, the statute limitations did not bar a creditor, at least in Massachusetts, from making a claim for a distribution from the Debtor's Estate

This may be about to change..... if the Supreme Court determines, in Midland, that the filing of the proof of claim after the statute of limitations has expired violates the FDCPA, the Debtors who have assets to distribute in a bankruptcy may find that many of the claims that could have been pursued against them, no longer are valid and may subject the creditor to sanctions for unfair debt collection practices upon the filing a Proof of Claim.

This case was argued before the U.S. Supreme Court on January 2017, it is unlikely that we will hear from the Court until the end of the year. We will update you when the Court makes its decision

DISCLAIMER

The contents of this article are not to be construed as legal advice or an obligation to act for any particular person.  The opinions expressed are those of the author.

Recent Posts

  • Rollover Homesteads in Massachusetts
  • The $37,000 Dog Bite: Are You Insured For It?
  • LATE FILED TAX RETURNS
  • The Filing of A Time Barred Claim in a Chapter 13 Case
  • Selecting the Right Mortgage For You Just Got a Lot Harder

Contact Us

Bretta Law Advisors, P.C.
77 Mystic Ave,
Medford, MA 02155

p |(781) 395.1545

Contact Us

Selecting the Right Mortgage For You Just Got a Lot Harder

May 15, 2017 BY BRETTA LAW ADVISORS

When shopping for a mortgage, you should ask yourself several questions.

The first is, what can you afford?  then how long will you stay in this house before selling or refinancing for perhaps an addition or renovation, and then, how quickly can you pay your mortgage in full?

The Wall Street Journal reported that: Mortgage rates dropped below 4 percent for the first time since November, providing more kindling to an already hot housing market as the crucial spring selling season gets under way,. The average rate on a 30-year fixed-rate mortgage dropped to 3.97 percent for the week ended April 20, from 4.08 percent a week earlier and 4.3 percent in mid-March, according to data released Thursday by mortgage company Freddie Mac compared to 2016, mortgage rates, which hovered just above 3.5 percent for the 30-year fixed-rate mortgage.” Don’t’ just get locked into a conventional 30 year fixed mortgage, examine each alternative with your financial planner to determine which loan makes sense for you.

Having a mortgage interest deduction helps the bottom line on your tax returns, but it also costs you, dollar for dollar, to pay each month. Residential mortgages are designed to be front loaded with interest, you only start paying principle years after the mortgage has begun, therefore, don’t’ worry about the mortgage interest deduction, if you are not refinancing or selling within the first 2-3 years, and you can pay the principle down, do it as quickly as you can, leaving room for a reserve of 6-10 months of your monthly bills, in the event that you lose your job or some unforeseen event occurs.

DISCLAIMER

The contents of this article are not to be construed as legal advice or an obligation to act for any particular person.  The opinions expressed are those of the author.

Recent Posts

  • Rollover Homesteads in Massachusetts
  • The $37,000 Dog Bite: Are You Insured For It?
  • LATE FILED TAX RETURNS
  • The Filing of A Time Barred Claim in a Chapter 13 Case
  • Selecting the Right Mortgage For You Just Got a Lot Harder

Contact Us

Bretta Law Advisors, P.C.
77 Mystic Ave,
Medford, MA 02155

p |(781) 395.1545

Contact Us

Payday Loan Companies Charge too Much and Deliver Too Little

April 30, 2017 BY BRETTA LAW ADVISORS

With their outrageously high interest rates and unreasonable payment schedules, payday loans are a very expensive way for people to borrow money.”Payday Loans” as they are referred to, are short-term loans for a small amount (typically under $500), which usually come due on the borrower’s next payday. These loans generally charge a fixed fee on the amount you borrow and after you pay them back, if you do, your rates can top at 500% or more.

At least 16 states have banned or capped payday interest rates at 36%, but it certainly isn’t the norm. Several states have introduced legislation to mandate regulations.  On April 6, New Mexico Gov. Susana Martinez essentially banned payday loans when she signed a bill eliminating small loans with terms less than 120 days, and capping interest rates on small loans at 175%.

In Ohio, a bipartisan bill was introduced in April, and calls for the interest rate on payday loans to be capped at 28% plus a monthly fee of 5% on the first $400 loaned, or $20 maximum. The bill has now been referred to Ohio’s House Government Accountability & Oversight Committee.

Kansas and Nebraska have similar bills in the works, and in 2010, Colorado led the way by passing a law that lengthened the period of loan repayment from 2 weeks to 6 months. It also caps loan interest rates at 45%.

WHY can’t people access loans the traditional way?

According to Pew, 12 million people use payday lenders each year, borrowing $9 billion annually. The issue is that these loans – with their exorbitant interest rates – have to be repaid in a short amount of time, and if they aren’t paid on time, borrowers are hit with extra fees and finance charges. This practice can create a cycle of debt, with the average borrower ultimately paying $520 to repeatedly borrow the same $375.

“Typically, payday loan borrowers can’t pay expenses while also repaying the loan, so they have to borrow again,” said Alex Horowitz, senior research officer at Pew Charitable Trusts.

Poor credit, limited resources, and expenses that are greater than income, have all lead to this burgeoning industry, while there are very little absolutes in this world, one thing is for sure, payday loans are a very poor idea for people who cannot meet their current monthly cash flow responsibilities.

DISCLAIMER

The contents of this article are not to be construed as legal advice or an obligation to act for any particular person.  The opinions expressed are those of the author.

Recent Posts

  • Rollover Homesteads in Massachusetts
  • The $37,000 Dog Bite: Are You Insured For It?
  • LATE FILED TAX RETURNS
  • The Filing of A Time Barred Claim in a Chapter 13 Case
  • Selecting the Right Mortgage For You Just Got a Lot Harder

Contact Us

Bretta Law Advisors, P.C.
77 Mystic Ave,
Medford, MA 02155

p |(781) 395.1545

Contact Us

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