Wednesday, August 20, 2014

Special Deed: Transfer on Death Deed--A means to convey real property rights without probate

Contributed by Emily Dressler               from

Indiana outlines the rules for its transfer on death deed in IC § 32-17-14 – the “Transfer on Death Property Act.” The act, which became effective on July 1, 2009, gives owners/grantors of real estate in Indiana the ability to initiate, but not complete, the transfer process to a designated beneficiary while retaining absolute control in the property. This means the owner (grantor) may sell, rent, mortgage or otherwise use the property with no penalty for waste or obligation to the named beneficiary. In addition, because the conveyance does not take effect until the owner’s death, he/she may change or remove, at will, the primary beneficiary, contingent beneficiary, or how multiple beneficiaries will take ownership (joint tenants with rights of survivorship, tenants in common, etc.). IC 32-17-14-16 contains the process for changing or revoking beneficiaries. Because of the potential for change, there is no obligation for the beneficiary/grantee to provide consideration (money or something else of value).
According to IC 32-17-14-11, an Indiana transfer on death deed transfers the interest to the beneficiary only when executed by the owner or the owner’s legal representative and recorded, during the owner’s life, with the recorder of deeds in the county in which the real property is situated.
Indiana’s transfer on death statute does not include a specific form, but instead describes the wording for a beneficiary designation. As a result, the conveyance may be included in either a warranty deed or a quitclaim deed with equal validity.
In general, this is a useful, simple, and effective estate planning tool for those who wish to convey real property rights with no need for probate. Even so, carefully consider the impact that a transfer on death deed may have on taxes, as well as eligibility for local, state, and federal benefits.
To learn more about real estate deeds in Indiana, and to purchase a real estate deed, visit

For more information on specialty deeds, go to

Monday, April 07, 2014

Homes are selling fast in the #Indy Area!

We are on a roll!  Homes in the northern suburbs of Carmel, Westfield, Noblesville and Fishers are selling very quickly.  Buyers are waiting for new listings to come on the market.  This seems to be true for price ranges under $400,000.

We have had 3 listings in the last 30 days that have sold in the first day (or two) on the market!

For Sellers, now is a great time to put your home on the market!  Especially right now--while inventory is low.

For Buyers, when you find a home that you like--don't wait to make an offer.  Trust me!

Here is one of those homes that sold very quickly--this one for list price!  $144,000

What is the market like in your area?  Are you seeing the same kind of results?

Friday, January 03, 2014

Extreme Cold Weather Tips from a Custom Builder

With below 0' temps expected over the next few days, Indy and many parts of the country will be experiencing conditions that we have not faced in over 20 years.

Here are some helpful tips from a well known custom builder on how to safeguard your home.

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Gradison Design Build

We are expecting wind chill temps to up to -40 degrees Sunday night through Tuesday night. We have not had cold weather like this for over 20 years. The wind will blow cold air to places you wouldn't think possible. Follow these few steps to help avoid any frozen pipes.
Here are a few tips for the frigid weather.
  • Keep garage doors closed.

  • If there is plumbing in the garage or above the garage, it may be a good idea to provide some heat to that area.

  • Close all crawlspace vents and access holes.

  • Open cabinet doors for all fixtures located on the outside wall.

  • Leave water running in a small stream when fixtures are located on an outside walls.

  • If leaving for an extended period of time turn the water off to the home and shut off the power supply to the water heater. On gas water heaters, turn to pilot.

  • For washers located on an outside wall, add a small amount of anti-freeze to the trap, and monitor while in use during cold weather.
If you are in doubt, be sure the water is turned off. If you have a frozen pipe, the best way to fix that problem is to get heat to that area. Do not use a torch or open flame.

What are your suggestions?  Any helpful tips to share?

Thanks to Gradison Design Build for the timely suggestions.

Saturday, November 02, 2013

Marketing Strategies That Work

One of my favorite ways to market a home is to reach out to potential buyers through the power of the Internet.  I do this in a number of ways including Virtual Tours--with still photos, Video Tours with a narrated video tour, posts on facebook and twitter, posting to the most searched real estate-related websites--including Craigslist, and posts to of course my blogs and website.  Whew!

Here is a helpful resource for a one-stop shop for marketing.

Via: iContact

A Testimonial from a Recent Home Buyer


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