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Why Each Ohio Rental Needs Its Own LLC 

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Let's Break Down the Different Methods of Inheritance Distributions

Land Trusts in Ohio: How They Offer Privacy and Help Avoid Probate If you own property in Ohio, you've probably heard about different ways to protect your assets and make life easier for your loved ones down the road. One tool that doesn't get nearly enough attention? The land trust. Land trusts offer something pretty valuable: privacy and a way to skip the probate process in Ohio . Whether you're a real estate investor, a property owner who values their privacy, or someone who just wants to simplify things for their family, understanding how land trusts work could save you time, money, and a whole lot of headaches. Let's break it all down in plain English. What Exactly Is a Land Trust? A land trust is a legal arrangement where you transfer the title of your real estate to a trustee. The trustee holds that title on your behalf, but here's the key part: you (the beneficiary) keep control over everything. You decide what happens with the property, whether to sell it, rent it out, or pass it to your kids. Think of it like this: your name comes off the public record, but you're still the one calling the shots behind the scenes. In Ohio, a land trust works as a type of revocable living trust. That means you can change it, update it, or cancel it entirely whenever you want. It's flexible, which is one of the reasons people like it. How Does a Land Trust Work in Ohio? Setting up a land trust in Ohio involves a few basic steps: You create the trust document. This spells out how you want the property handled: who manages it, who benefits from it, and what happens when you pass away. You name a trustee. This could be a family member, a trusted friend, an attorney, or even a professional trustee. The trustee's name goes on the property title instead of yours. You transfer the property. The deed gets recorded with the trustee listed as the title holder. Your name stays off the public record. You retain control. As the beneficiary, you still make all the decisions about the property. The trustee simply follows your instructions. When you pass away, the property transfers according to the terms in your trust document: no probate court required. The Privacy Advantage: Keeping Your Business, Your Business One of the biggest reasons people set up land trusts in Ohio is privacy. When you own property in your own name, that information is public record. Anyone can look up your address and see that you own it. That might not seem like a big deal until you think about: Unwanted solicitations from investors, marketers, or scammers Personal safety concerns if you're in the public eye Competitive business situations where you don't want others knowing your holdings With a land trust, the trustee's name appears on the title: not yours. So when someone searches the county records, they see the trustee's name, not your personal information. This is particularly helpful for: Real estate investors who own multiple properties High-net-worth individuals Anyone who simply values keeping their financial affairs private It's worth noting that this privacy isn't absolute. In certain legal situations, your ownership can still be discovered. But for everyday purposes, a land trust keeps your name out of public view. Avoiding Probate in Ohio: Why It Matters Here's a reality check: if you own property in your own name when you die, it has to go through Ohio probate . That means court involvement, legal fees, and a process that can drag on for months, sometimes even years. Probate costs in Ohio add up quickly. You've got court filing fees, attorney fees, executor fees, and potential appraisal costs. And the whole time, your family is waiting to receive what you wanted them to have. A land trust sidesteps all of that. Because the property is held in trust, it passes directly to your named beneficiaries according to your trust instructions. No court approval needed. No public probate proceedings. Your family gets the property faster, with less expense and less stress. If avoiding probate in Ohio is a priority for you, a land trust is one of the most straightforward tools to make that happen. Land Trusts vs. Other Real Estate Ownership Options You might be wondering how a land trust compares to other ways of holding property. Let's look at a few common options: Owning Property in Your Own Name Pros: Simple, no setup required Cons: No privacy, property goes through probate, fully exposed to personal liability Joint Ownership with Right of Survivorship Pros: Property passes automatically to the surviving owner Cons: No privacy, the other owner has rights to the property during your lifetime Transfer on Death (TOD) Affidavit Pros: Avoids probate, relatively simple to set up Cons: No privacy (your name is still on the deed), doesn't provide any protection during your lifetime Revocable Living Trust Pros: Avoids probate, offers privacy, flexible, can hold many types of assets, offers incapacity planning Cons: No privacy, your name is still on the public record, as trustee Land Trust Pros: Avoids probate, provides privacy, you retain control, works well for individual properties Cons: Doesn't offer significant asset protection For many Ohio property owners, a land trust hits a sweet spot: it's more private than a TOD affidavit and simpler than setting up a full revocable living trust just for one property. Pros and Cons of Using a Land Trust in Ohio Let's be real: no estate planning tool is perfect for everyone. Here's an honest look at the benefits and drawbacks: Pros Privacy protection: Your name stays off public records Probate avoidance: Property transfers without court involvement Flexibility: You can change or revoke the trust at any time Control: You still make all the decisions as beneficiary Simplified transfers: Easy to add or remove beneficiaries Cons Not complete asset protection: A land trust alone won't shield you from lawsuits or creditors Setup required: You'll need to create the trust document and transfer the deed Tax Considerations and Common Misconceptions Here's something people often get wrong: a land trust does not provide tax benefits on its own. For income tax purposes, property held in a land trust is still treated as if you own it personally. You report rental income, claim deductions, and handle capital gains the same way you would otherwise. Land trusts also don't automatically protect you from creditors or lawsuits. If someone sues you and gets a judgment, they may still be able to reach property held in a land trust. For stronger asset protection , you might need additional strategies. The bottom line: land trusts are great for privacy and probate avoidance, but they're not a magic shield against every risk. Who Should Consider a Land Trust in Ohio? A land trust might be a good fit if you: Own rental properties and want to keep your ownership private Value your personal privacy and don't want your name on public records Want a simple way to avoid probate on a specific property On the other hand, if your primary goal is asset protection or tax savings, you'll want to explore additional options with an attorney. Ohio-Specific Notes Unlike some other states, Ohio doesn't have specific land trust statutes. That means Ohio land trusts operate under general trust law. They work, but they don't have the same ironclad statutory framework you'd find elsewhere. This makes it especially important to work with an attorney who understands Ohio probate law and can draft a land trust that actually accomplishes your goals. Ready to Learn More? Land trusts aren't right for everyone, but for the right situation, they're a powerful tool. If you're curious whether a land trust makes sense for your Ohio property, contact our office and let's talk through your options. We're here to help you protect what matters most (without the legal jargon.)

Whether you're getting married, going through a divorce, transitioning, or simply want a fresh start, changing your name in Ohio is more straightforward than many people think. But like most legal processes, it does require following specific steps and meeting certain requirements. As someone who's helped countless Ohio families navigate the probate process, I know that name changes can feel overwhelming at first. The good news? With the right guidance, you can successfully petition the Ohio probate court for your name change and get the fresh start you deserve. Even better, if you are changing your name because of security concerns, there is a potential way to make the entire process private. Who Can Change Their Name in Ohio? The state of Ohio is pretty reasonable when it comes to name change requests. You can legally change your name if you: Are a resident of the county where you're filing for at least 60 days (some counties may require longer) Have a valid reason for the change (and "personal preference" absolutely counts!) Are not trying to avoid debts or other legal obligations Can provide proper identification and documentation Common valid reasons include marriage, divorce, security concerns, gender transition, adoption, correcting spelling errors, or simply wanting a name that better reflects who you are. Ohio courts generally respect your right to choose your own identity. Required Documents and Preparation Before you head to the probate court, you'll need to gather several important documents: Essential Documents: Valid photo identification (driver's license, state ID, or passport) Certified copy of your birth certificate Completed Application for Change of Name forms (your attorney prepares these documents) Supporting affidavit with required legal information (your attorney prepares these documents) What the Expect When Changing Your Name Step 1: Your Application You're Application will include the following information: Your full legal name exactly as it appears on your birth certificate The new name you want to adopt Your reason for the name change Your current address and how long you've lived in the county Be honest and thorough in your explanation. Courts appreciate transparency, and a clear, reasonable explanation makes the process smoother. Step 2: File Your Petition Your full petition and supporting documents are filed, along with the filing fee (usually between $75 and $200). If you are including sensitive information such as a social security number, your attorney will prepare a special filing which will allow the Court to keep that type of information out of the public record. Step 3: Publication Requirements (If Needed) Here's where things get a bit tricky. Some Ohio counties require you to publish a notice of your name change hearing in a local newspaper at least 30 days before your court date. This publication requirement: Varies by county and situation Costs around $60-300 depending on the newspaper Serves to notify the public of your name change request Step 4: Attend Your Hearing (If Scheduled) Not every name change requires a court hearing. If your case is straightforward and meets all requirements, you might receive your court order within days. However, if a hearing is scheduled: You must attend (failure to appear will result in dismissal) Hearings can be in-person, by phone, or by videoconference, the Court will inform you how to attend Bring copies of all your documents and valid photo ID Be prepared to explain your reasons for the name change The hearing is typically brief and straightforward, and your attorney will be there with you to guide you through the process. The judge will review your petition and ask a few questions to ensure everything is in order. Step 5: Receive Your Court Order Once approved, you'll receive a certified court order officially changing your name. This document is crucial: you'll need certified copies to update all your other records and identification. Timeline and Costs Timeline: The entire process typically takes 45-60 days from filing to receiving your court order, though it can be faster if no hearing is required. Costs breakdown: Court filing fee: $100-200 (varies by county) Newspaper publication: $60-300 (if required) Certified copies of court order: $3-5 each Notary fees: $2-5 per document Legal fees vary, with some attorney fees based on hourly billing and some based on flat fees (this is how we charge) Special Situations and Tips Sealing Your Name Change Records In some cases, you may want to keep your name change records confidential. Ohio law allows for sealing of name change records in certain circumstances, such as cases involving domestic violence or personal safety concerns. Discuss this option with your attorney at your first meeting. Divorce-Related Name Changes If you're returning to your maiden name after divorce, the process is often simpler. Your divorce decree may include provisions for name change, eliminating the need for a separate petition. Gender Transition Name Changes Ohio courts handle gender transition name changes the same as any other name change petition. The process is identical, and "personal preference" or "better reflects my identity" are perfectly valid reasons. Minor Name Changes Changing a minor's name requires additional steps, including consent from both parents or legal guardians, unless parental rights have been terminated. Adoption-Related Changes If you're adopting a child or were recently adopted, the adoption proceedings often include name change provisions, potentially eliminating the need for separate petitions. Updating Your Records After Your Name Change Once you have your court order, you'll need to update your name with various agencies and institutions: Priority Updates: Social Security Administration - Do this first, as other agencies often require an updated Social Security card Ohio Bureau of Motor Vehicles - Update your driver's license or state ID Ohio Bureau of Vital Statistics - Update your birth certificate (the court can forward your order automatically) Other Important Updates: Passport and travel documents Bank accounts and credit cards Insurance policies Employment records Voter registration Professional licenses Moving Forward with Confidence The name change process in Ohio might seem complex, but having experienced legal guidance ensures everything goes smoothly. If you're ready for that fresh start, give us a call today.

The Truth is that Most Banks Won't Accept Springing Powers of Attorney in Ohio

If you live in Ohio or have ever had accounts with Ohio-based companies, you need to read this right now . Ohio just implemented a major change to its unclaimed funds law that could cost you money if you don't act quickly. For the first time in the state's history, there's now a deadline to claim your unclaimed funds: and for some people, that deadline is literally tomorrow (12/31/2025). Let me break down what this means for you and your family, especially if you're dealing with estate administration or the probate process in Ohio. What Changed? Ohio Now Has a 10-Year Time Limit Here's the big news: Ohio now gives you only 10 years to claim unclaimed funds before the state keeps them permanently. This is a huge departure from the old system, where you could claim your money indefinitely. Starting January 1, 2026, Ohio's new law creates a rolling 10-year deadline. Once that time is up, your unclaimed funds "escheat" to the state: legal speak for "the state takes your money" After that happens, you can't get your money back, period. But here's the kicker: For unclaimed funds reported to the state before January 1, 2016, the deadline is December 31, 2025. That means if you're reading this on December 30, 2025, you literally have hours left to claim any pre-2016 unclaimed funds. Why This Matters As someone who helps families navigate the probate process in Ohio regularly, I can tell you this change affects estate administration in several important ways: For Current Estates: If you're serving as an executor or administrator of an estate, you need to search for unclaimed funds belonging to the deceased person immediately. This should be part of your standard estate inventory process. Any unclaimed funds you discover become part of the estate and must be properly distributed to heirs. For Future Planning: When we're working on estate planning documents, we now need to consider this 10-year rule. It's another reason why keeping thorough records of all financial accounts and regularly reviewing them is so important. For Heirs: Good news here: Ohio recently made it easier for heirs to claim small amounts of unclaimed funds without going through formal probate proceedings. How Much Money Are We Talking About? Ohio currently holds approximately $1.7 billion in unclaimed funds . That's not a typo: billion with a "B." This includes forgotten bank accounts, uncashed paychecks, insurance payouts, utility deposits, and dozens of other sources. Where Do These Funds Come From? Understanding the sources helps you know where to look. Unclaimed funds in Ohio typically come from: Bank accounts that have been inactive for several years Uncashed checks from employers, insurance companies, or government agencies Utility deposits you never got back after moving Insurance payouts where the company couldn't locate beneficiaries Investment accounts or retirement plans from former employers Safe deposit box contents from inactive accounts Court deposits from legal settlements Many of these situations arise during major life changes: job transitions, moves, deaths in the family: exactly when people are most likely to lose track of smaller financial accounts. How to Search for Your Unclaimed Funds Here's the practical part: Go to the Ohio Department of Commerce's unclaimed funds website and search their database. You can search by your name, previous names, business names, or the names of deceased family members. The official search website is: https://unclaimedfunds.ohio.gov/ Search Tips: Try different variations of your name (maiden names, nicknames, etc.) Search for deceased family members Include middle initials and full middle names in separate searches Try former addresses if you've moved Search for any businesses you've owned The database is updated regularly, and it's free to search. If you find something, you'll see basic information about the property and which company reported it to the state. The Claims Process: What to Expect If you find unclaimed funds in your name, here's what happens next: 1. Verify the Information: Make sure the listing actually belongs to you by checking the address and company information shown. 2. Gather Documentation: You'll typically need to prove your identity and your connection to the unclaimed property. This might include driver's licenses, Social Security cards, and documentation showing your previous address. 3. Submit Your Claim: You can file claims online for most properties. The state has made this process much more user-friendly in recent years. 4. Wait for Processing: Most claims are processed within 60-90 days, though complex cases might take longer. For Inherited Claims: If you're claiming funds that belonged to a deceased family member, you'll need additional documentation like death certificates and proof of your relationship to the deceased. Important Deadlines and Timeline Let me be crystal clear about the timeline because this is where the urgency lies: December 31, 2025 (TOMORROW!): Final deadline for claiming funds reported before January 1, 2016 January 1, 2026: New 10-year rule takes effect for all future reports Rolling 10-Year Periods: For funds reported after January 1, 2016, you have 10 years from the date the property was reported to the state. This means if a company reported your unclaimed property to Ohio in March 2020, you have until March 2030 to claim it. After that, it's gone forever. How This Affects the Ohio Probate Process If you're currently going through probate administration in Ohio, searching for unclaimed funds should be part of your comprehensive asset inventory. Here's how it fits into the probate process: During Asset Discovery: Along with searching for bank accounts, investments, and real estate, executors should search for unclaimed funds in the deceased person's name. As Part of Estate Inventory: Any unclaimed funds discovered must be included in the formal inventory filed with the probate court. Distribution to Heirs: Once claimed, these funds become part of the estate and are distributed according to the will or Ohio's intestacy laws. What Happens to Unclaimed Funds After They Escheat? Once the 10-year deadline passes, Ohio redirects these funds to support various state projects. Recent legislation has designated unclaimed funds for initiatives like sports stadium development and other state infrastructure projects. This means your forgotten bank account could end up funding public projects rather than your family's financial future: another compelling reason to search now. Red Flags and Scams to Avoid With increased awareness of unclaimed funds, scammers have unfortunately followed. Here are warning signs of unclaimed funds scams: Unsolicited contact claiming you have unclaimed funds Upfront fees required to claim your property Pressure tactics demanding immediate action Requests for Social Security numbers over the phone or email REMEMBER: The official Ohio unclaimed funds search is free, and legitimate claims never require upfront payments . Take Action Now Given the deadline situation, here's what you should do immediately: Search the Ohio unclaimed funds database for yourself and deceased family members If you find anything from before 2016 , file your claim today If you're handling an estate , make unclaimed funds searches part of your standard process Share this information with family members who might have unclaimed funds The bottom line? Ohio's new unclaimed funds rule creates both urgency and opportunity. While the 10-year deadline might seem harsh, the simplified claims process makes it easier than ever to recover money that's rightfully yours. If you're dealing with estate administration or probate in Ohio and need help navigating these new rules, our probate administration team is here to help. We can assist with comprehensive asset searches, proper estate inventory procedures, and ensuring all unclaimed funds are properly claimed and distributed. Don't let your money become a permanent donation to the state. Search today: your future self (and your family) will thank you.

A Simple Guide for Ohio Families

a simple word with a big impact