Laying Down the Law – The Revised Arizona 首页stead Exemption: Is The 首页stead Exemption Still Beneficial?

2022年亚利桑那州市场预测

专栏作家所写的:
Christopher J. 查尔斯,收.
布莱克威尔基先生.

 

多年来, Arizona 房主 have been able to take solace in the notion that no matter how long their list of creditors became, 或者他们可能背负了多少债务, 他们房屋的一部分权益受到了法律保护. Arizona’s current homestead protection law affords 房主 the right to shield $150,000.从债权人获得的净资产00美元. Now, the Arizona legislature has elected to increase the homestead exemption from $150,000.00 to $250,000.00自2022年1月1日起生效. 从表面上看, it appears Arizona 房主 are being granted additional safeguards from liens against their properties—and the timing could not be better with 房主 seeing meteoric increases in the value of their homes, 以及相应的股权增长. 然而,对这一规律的深入研究表明,事实可能恰恰相反.

亚利桑那州的宅地豁免保护是由美国联邦政府制定的.R.S. § 33-1101, 哪个规定“18岁或以上的人”, 已婚还是单身, 居住在州内的人可以作为不受附属物约束的宅地, 强制执行和强制出售, 价值不超过15万美元, any one of the following: (1) the person’s interest in real property in one compact body upon which exists a dwelling house in which the person resides; (2) the person’s interest in one condominium or cooperative in which the person resides; (3) a mobile home in which the person resides; or (4) a mobile home in which the person resides plus the land upon which that mobile home is located.”

该法令是由A.R.S. § 33-964, which states that “[A] judgment shall become a lien for a period of ten years from the date it is given, 判定债务人的所有不动产 但不动产除外,包括宅基地财产.” (重点). 一起读, 在最近的《贝博官方平》修正案之前, Arizona law held that a judgment does not attach as a lien on Arizonans’ primary residence, 不管房子的净值是多少, and debtors were free to sell their homestead property without satisfying any judgment lien.  看到 太平洋西岸. 马克·华莱士Castleton246年,亚利桑那州. 108, 434 P.1187 (3 d应用程序. 2018). 

That protection, 然而, is revoked pursuant to the recent amendment to the 首页stead Act by HB2617. 根据这项法案, 民事判决将自动附属于债务人所有的任何不动产, 包括一个家庭的宅基地, and will apply retroactively to “all judgments without regard to when the judgment was recorded.另一种说法是, any judgment entered against a homeowner—at any time in the past or future for any amount and for any type of debt—will act as an encumbrance on real property. 1月1日开始, 2022, 所有债权人将能够附上他们的判断债务人的主要住宅, and those judgments will have to be paid before clear title can transfer to a buyer or in a refinancing of the property and before the owner can receive any of their proceeds.

例如, 一个想把房子卖到600美元的卖家,我欠了400美元,在他们现有的按揭或贷款票据上支付$ 000, 留给房主200美元,000年股票. 根据目前亚利桑那州的宅地豁免, 债务人可以出售财产并保留100%的权益.  在HB2617, 然而, any time a creditor obtains a judgment against a homeowner and properly records the judgment with the county recorder where the property is located, 债务将附属于房屋净值. So, 在这个场景中, 如果房主有多重判决或者大额判决对他们不利, 整个200美元,000 of equity is accessible to all creditors (both the mortgage lender as well as any other creditors holding judgments). 在产权公司完成交易之前, 卖方的债权人将需要偿还, 而且卖家可能看不到任何销售收益. 

Buyers and sellers alike should take note of HB2617 as it will likely affect numerous real estate transactions early next year and beyond. Closings may be delayed (or thwarted) while a seller’s creditors are paid off from the sales proceeds, or sellers may be unaware of certain judgments laid upon their properties and need to seek bankruptcy protection to handle such judgments. Even those looking to refinance may be denied or delayed due to unknown judgments, which can range from unpaid credit card debt to commercial loans that were personally guaranteed by the homeowner.  

Arizona 房主 can determine whether they have any outstanding money judgments that may affect their home value or proceeds derived from a sale by ordering a title report from a reputable title company. A title report will show all of the encumbrances laid against the homeowner’s property.

Our real estate attorneys at Provident Law® represent creditors and debtors and provide legal representation concerning a variety of real estate and collection matters. If you or someone you know has questions regarding the 首页stead Act or any other real estate matter, 贝博官方平台 today to schedule an office meeting or virtual consultation with one of our real estate attorneys.  

 

Christopher J. 查尔斯 是Provident Law的创始人和执行合伙人 ®. He is a State Bar Certified 贝博官方客户端 Specialist and a former “Broker Hotline Attorney” for the Arizona Association of REALTORS ® (AAR). Mr. 查尔斯拥有AV ® Preeminent Rating by the Martindale-Hubbell Peer Review Ratings system which connotes the highest possible rating in both legal ability and ethical standards. He serves as an Arbitrator and Mediator for the AAR regarding real estate disputes; and he served on the State Bar of Arizona’s Civil Jury Instructions Committee where he helped draft the Agency Instructions and the Residential Landlord/Tenant Eviction Jury Instructions. Christopher regularly teaches continuing education classes at the 亚利桑那贝博官方客户端和商业学院 and he can be reached at Chris@ProvidentLawyers.com 或在 . 

布莱克威尔基 是Provident Law®的助理律师. His practice focuses primarily on real estate, real estate litigation, and preventive counsel. 布莱克也是一个有执照的亚利桑那州贝博官方客户端经纪人, allowing him the unique perspective of serving clients from both a legal and business point of view. 他曾代表商业房东, 房主, 以及许多交易和案件中的租户, as well as advised on and prepared business formation documents and performed lending agreement legal analysis. 从诉讼前的事情到最终的解决, he is trained to identify a wide variety of legal issues that arise on a day-to-day basis, 如何回应, 以及如何防止它们在未来出现. 从W.P. 在亚利桑那州立大学凯里商学院,Blake获得了他的J.D. 来自亚利桑那州立大学桑德拉·戴·奥康纳法学院, 他是《贝博官方平台》的主编.