The Law Office of Kurt H King

April 20, 2012

Does the ex-Spouse get the Ford Retirement?

Fact-set:  Ford worker dies soon after a contested Missouri divorce.  His Ford retirement benefits include money in the TESPHE savings plan and a group life insurance benefit.  During the divorce the Ford worker changed the beneficiary on the life insurance without the wife’s consent.  The beneficiary on the TESPHE never changed and the ex-spouse is still the named beneficiary.  What happens?

Like many states, Missouri law includes a statute that provides that upon divorce, the ex-spouse loses all rights as a named beneficiary of property owned by the other spouse.  See VAMS 461.051.1.  But while this law may bar the ex-spouse as beneficiary on an IRA (an example of a non-ERISA asset), a Ford worker’s retirement includes (1) the TESPHE savings plan, and/or (2) a pension plan–both of which are governed by federal law known as ERISA (Employee Retirement Income Security Act), as later modified by the REA (Retirement Equity Act).  ERISA preempts/overrides state law on matters sufficiently related to ERISA–including Missouri’s section 461.051.1.  See Egelhoff v. Egelhoff, 532 U.S. 141 (2001).

Note that the group life insurance provided by the employer is a welfare plan–not a retirement plan and thus not governed by ERISA or REA federal law.

Key questions:  (1) can the Ford worker validly change (before the divorce is final) the beneficiary on the life insurance benefit without the spouse’s consent?; and (2) is the ex-spouse entitled to the balance in the TESPHE savings plan since the ex-spouse remains the named beneficiary–even though the divorce judgment awarded all the retirement to the ex-husband/employee?

Generally, Missouri law and ERISA’s 29 U.S.C. section 1055 seems to allow change of beneficiary of LIFE INSURANCE during the marriage without the spouse’s consent.   So the Ford employee’s change of beneficiary on the employee life insurance benefit from spouse to adult son appears to be valid and lawful where the welfare plan and the underlying life insurance policy itself do not expressly prohibit.  See Sun Life Assurance Co. v. Mae Bell Benjamin, Case 1:09 CV 2452 (U.S. Dist. Ct., Northern District of Ohio, Eastern Division 2010). .

However, as to the FORD RETIREMENT, federal ERISA law governs.  DURING THE MARRIAGE, 29 U.S.C. section 1055 protects the worker’s spouse from being left high and dry form the employee changing the beneficiary on the retirement while married, mandating by law that the spouse gets at least half of the pension (the “qualified joint and survivor annuity) UNLESS (1) the spouse consents in a very specific writing that is notarized or witnessed by a plan representative; or, (2) by a Qualified Domestic Relations Order (“QDRO”) used in the case of divorce.  See subsection (c)(2)(A)  of section 1055 as to how a spouse may waive her interest in the worker’s pension plan.   And see 29 U.S.C. section 1056(d)(3) as to alienation/transfer of the spouse’s share by means of a QDRO.  Simply put, Congress crafted ERISA to grant the worker’s spouse at least half of the pension plan benefits, and to prevent the transfer or taking of the spouse’s share of the pension plan benefits without the spouse’s consent.

But what about cases where the divorce court awards the retirement to the employee, only for the employee ex-spouse to fail to change the beneficiary after the divorce?  A pair of U.S. Supreme Court cases squarely answer the question.

First, in Egelhoff v. Egelhoff, 532 U.S. 141 (2001), the high court held that pension plan administrators need only apply the language of the plan and pay the money to the last named beneficiary.  In so ruling, the Court observed that payment of pension plan benefits is a central aspect of ERISA plans and that it is unduly burdensome to saddle plan administrators with the task of figuring out the various laws that nearly all 50 states have to prevent the ex-spouse from getting the pension plan money after the divorce.  The Court focused on the need for the administrator to simply apply the pension plan’s provisions to determine the proper payee to save the time and expense of ascertaining  myriad state laws and the innumerable interpleader lawsuits that would result to protect the administrator from double liability due to paying the wrong payee.  So, with qualified pension plans, ERISA preempts state laws such as Missouri’s that attempt to cancel out the ex-spouse as the beneficiary after divorce.  Consequently, if the employee-spouse fails to change the  beneficiary after the divorce and leaves the now ex-spouse as beneficiary, the ex-spouse is entitled to employee’s pension plan monies.

Lastly, what of provisions commonly found in divorce settlement agreements which are often incorporated or quoted in the court judgments dissolving marriages–typically providing that each spouse forever waives all interests in the property awarded to the other party?  This question the Supreme Court answered in Kennedy v. Kennedy, 129 S.Ct. 865 (2009), involving a pension plan, where the Court held that the plan administrator need only follow the dictates of the plan on which the employee left the ex-spouse as beneficiary after divorce.  The plan administrator is free to IGNORE language in the divorce decree that the wife “is . . . divested of all right, title, interest, and claim in and to . . . [a]ny and all sums . . . the proceeds [from], and any other rights related to any  . . . retirement plan, pension plan, or like benefit program existing by reason of [William’s] past or present or future employment.”   Hence, the boilerplate waiver language in many divorce settlement agreements and judgments does not preclude the ex-spouse from receiving the proceeds of the pension plan on which she was left as named beneficiary after divorce.

Of note on page 15 of the Kennedy opinion is the Court’s statement that:  “ERISA forecloses any justification for enquiries into nice expressions of intent, in favor of the virtures of adhering to an uncomplicated rule: ‘simple administration, avoid[ing] double liability, and ensur[ing] that beneficiaries get what’s coming quickly, without the folderol essential under less-certain rules.'”

And on 17:  “What goes for inconsistent state law goes for a federal common law of waiver that might obsure a plan administrator’s duty to act in accordance with the documents and instruments.'”

“And this case does as well as any other in pointing out the wisdom of protecting the plan documents rule.”  (Also on page 17 of the opinion.)

In summary after considerable research of Missouri and federal common law, mind-mashing ERISA statutes, and U.S. Supreme Court opinions–the ex-spouse as cast above is the last named beneficiary on the TESPHE pension plan and as such entitled to those funds since there was no QDRO or consent divesting the ex-spouse as beneficiary.  If you are an employee with retirement or pension, make absolutely sure that you change the benficiary away from the ex-spouse unless yours is the rare case where you want the ex-spouse to remain as beneficiary.

Kurt H. King

Law Office of Kurt H. King, 20  E. Franklin, Liberty, MO 64068

816.781.6000

divorce & modification, child cusotdy and visitation, support and paternity

personal injury & workers’ compensation, bankruptcy, and probate.

March 15, 2012

Credit Card Cancer Fuels Bankruptcies

Filed under: Bankruptcy — kurthking @ 7:18 pm
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What causes the most Chapter 7 bankruptcies in this office?  Credit card debt.

People want to buy what they can’t afford.  They want the good stuff that so and so has.  They can’t wait. 

Instead of encouraging borrowing responsibly, some banks feed the disease by offering debt limits far beyond what a card holder can pay.  The bank may not even have a statement on the account holder’s income or net worth.  When card limits run as high as half of a year’s income, a bank should know better.  And if it doesn’t know, it should by having decent financial data on its credit card holder.  Apparently, the desire to hook the public on credit cards to generate bank revenue through interest, late fees, and whatever else placates the greed for profit that motivates some banks.  What happened to making money the old fashioned way–maybe that is the old fashioned way?

Experience tells me the big banks don’t care about “little” people like you and me.  You can’t get them on the phone and you can’t drive down and talk to them.  The left hand seems not to know what the right hand is doing.  So, unless you need to borrow a billion dollars, consider the local bank that probably would care about you and your financial health.  Heck, one of your neighbors may even work there–or did until he or she was laid off. 

I would put good money on a bet that the local banks in my area–Clay County Savings Bank, Pony Express Bank, Bank of Weston, Commerce Bank, and others–will not hand you a credit card with a $30k maximum limit when you make $60k a year.  We can dial back our spending and go conservative with the smaller local banks that have been here through thick and thin long before the big banks told us the sky is our limit.

And, if our lawmakers are wise, they will rein in the big national banks with laws that put a hurt on banks that supply credit far in excess of what a person can repay.   Maybe pass a law that lets the credit card account holder wipe out in bankruptcy any balance due more than 15% of the annual income or net assets as reported to the bank. 

Just a few of many thoughts on this dilemna.

Kurt H. King

Law Office of Kurt H. King, 20 E. Franklin, Liberty, Clay County, Missouri 64068

816.781.6000

www.kurthking.com

Chapter 7 Bankruptcy for debtors

Personal Injury and Workers’ Compensation

Child Custody & Support & Visitation, Divorce & Modification, Paternity, Family Law in General

January 26, 2012

7 Things to Remember in Missouri Divorce Cases

7 legal tibits that make a difference–

1.  Social Security benefits, including disability, shall not be divided in a Missouri Dissolution of Marriage case.  (section 169.572 of Revised Statutes of the State of Missouri)

2.  Likewise, Missouri Public Teachers Retirement benefits, which largely take the place of Social Security benefits for such teachers, shall not be divided in a Missouri divorce case.  (section 169.572 also)

3.  For much the same reason, Tier I of railroad retirement basically pays railroad workers what they would have received in Social Security benefits and therefore is not to be divided by the court in a divorce case.  Federal law, 45 U.S.C. section 231m, exempts Tier I benefits from the property a divorce court may divide.   The Railroad Retirement Board will not honor a court dissolution of marriage judgment/order that divides Tier I.  Only Tier II may be divided.

4.  Military disability benefits  are non-marital property of the soldier that the court shall not divide in a divorce case.  But ordinary military retirement benefits are marital property which may be dividedImportant:  the military spouse may elect to receive military disability benefits and if so the ordinary military retirement benefits are reduced dollar for dollar.  A legitimate reason for taking disability instead of ordinary retirement is that the disability benefits are not taxed as income to the receiving spouse.  Settlement agreements should prohibit the military spouse from electing to take disability benefits instead of ordinary retirement, or to indemnify the other spouse if the military spouse so elects and consequently reduces the amount of ordinary military retirement available to the other spouse.  (Morgan v. Morgan, 249 S.W.3d 226, 230 (Mo. Ct. App. W.D. 2008)

5.  In a Missouri divorce case, court cannot validly order a spouse to maintain a life insurance policy(s) to support the chilren in the event of the death of the spouse charged with paying child support, UNLESS the parties so agree [most likely in a settlement agreement in the divorce proceeding].  (Weiss v. Weiss, 954 S.W.2d 456, 459 (Mo. Ct. App. S.D. 19970); Wheeler v. McDonnell Douglas Corp., 999 S.W.2d 279, 287-88 (Mo. Ct. App. E.D. 1999))  But court may order a spouse to maintain life insurance for other reasons such as to secure the payment of maintenance (formerly called alimony).

6.  Social Security paid for a child due to the non-custodial parent’s  disability may be credited against his/her child support obligation.  (Wallace v. Wallace, 269 S.W. 3d 479 (Mo. Ct. App. E.D. 2008); Weaks v. Weaks, 821 S.W.2d 503, 506 (Mo. 1991))

7.  Social Security paid for a child due to the custodial parent’s disability shall  not be a direct dollar for dollar credit against the non-custodial parent’s child support obligation.  (Gerlach v. Adair, 211 S.W.3d 663, 667 (Mo. Ct. App. W.D. 2007).  But the court may still consider–not necessarily as a full dollar for dollar credit but simply as one of many possible factors–that the child has income of his/her own in the form of Social Security benefits.  (See Missouri Child Support Guidelines at Section G, Comment (1).)

Kurt H. King

Law Office of Kurt H. King, 20 E. Franklin, Liberty, Clay County, Missouri 64068

816.781.6000

Divorce & Modification, Child Custody & Modification, Paternity

Bankruptcy, Personal Injury, Workers’ Compensation

www.kurthking.com

January 3, 2012

Beneficiary Deeds and Designations in Missouri

Filed under: Estates/Probate,Uncategorized — kurthking @ 4:07 pm
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Beneficiary deeds are possibly the best deal in the legal world.  Usually cheaper than a traffic ticket, a beneficiary deed on real estate (residential or commercial) can pass title upon death directly to the beneficiaries named in the deed, in likelihood saving 6-12 months of time in probate court, probate attorneys fees, and probate fees based on the value of the real estate, all of which amounts to several thousand dollars.  Practically all single or widowed persons with property in their own name should have a beneficiary deed, and married or joint owners should too since both could die unexpectedly.  (Note that the above may well not apply if you have put the real estate in a trust, limited liability company, corporation, or some other legal entity which does not “die” when you do.)

While lawyers typically prepare beneficiary deeds involving real estate, a lawyer is generally not needed to make beneficiary designations that do much the same as to personal property such as TOD/POD’s on bank accounts, life insurance beneficiary desigations, TOD’s on titles to vehicles and such, beneficiary designations on retirement accounts, and TOD’s on stock certificates and certificates of ownership in a LLC, to list a few.  The bank, license bureau, or insurance company should have the form you need and can help you fill it out to save considerable time, money, and hassle in transferring ownership of the asset quickly to the beneficiary. 

The advantage of beneficiary designations over joint ownership is that you as the owner may sell, encumber, or take other action WITHOUT the consent or approval of the beneficiary.   In other words, the property is all yours and the beneficiary has no ownership rights until till death and then only if you still own the asset.  Nor do any creditors of the beneficiary have any rights or liens on the asset before the owner’s death.

Kurt H. King

Law Office of Kurt H. King, 20 E. Franklin, Liberty, Clay County, Missouri 64068

816.781.6000

www.kurthking.com

General Practice and Litigation, Wills, Real Estate, Bankruptcy, Personal Injury & Missouri Workers’ Compensation

Child Custody & Support, Divorce & Modification, Family Law

December 28, 2011

Chapter 7 Bankruptcy & Walking Away From A Home Loan

Filed under: Bankruptcy,Litigation — kurthking @ 10:22 am
Tags: , , ,

Folks who have lost their job or otherwise fallen on hard times sometimes lack the money to make their home loan payments.   Too, the value of the residence may have fallen, leaving the home owner under water with a loan balance that far exceeds the value of the property.  In situations like these, the owner may consider walking away from the property and defaulting on the loan.

Does the bank/lender sell the home at the foreclosure sale and mark the loan Paid In Full so the borrower can move on and start afresh?  Not hardly. 

Typically, there is a balance due from the borrowers after the sale that is called a deficiency.  The lender can sue the borrowers and garnish their wages or otherwise try to collect the deficiency.  At the least, the default shows up on a credit report and makes it difficult or impossible for the borrowers to get loans in the future so long as the deficiency remains on their record.

Some folks qualify to file bankruptcy, often under Chapter 7 to wipe out debts and start over or under Chapter 13 where a payment plan is ordered requiring the debtor/borrower to pay part of the debts over several years.

For those borrowers who cannot qualify for relief in bankruptcy court, walking away from a home loan may be a nightmare with no end in sight.  Don’t make the mistake of going that route without seeing if there are any other options.

Kurt H. King

Law Office of Kurt H. King, 20 E. Franklin, Liberty, Clay County, Missouri 64068

816.781.6000

www.kurthking.com

Bankruptcy, Litigation, Personal Injury, Missouri Workers’ Compensation, Family Law

 

January 10, 2011

Reaffirmation Agreements in Missouri Chapter 7 Bankruptcy Cases

Filed under: Bankruptcy,Uncategorized — kurthking @ 6:07 pm
Tags: ,

Many times a debtor wants to keep a car or house, for example, in a Chapter 7 bankruptcy case here in Missouri. And, creditors nearly always would rather have the debtor keep the vehicle and continue to make the payments on the loan from that creditor secured by a lien on the vehicle or house. Consequently, Chapter 7 bankruptcy law gives the debtor the options of (1) surrendering the vehicle/home/other asset to the creditor, (2) entering into a reaffirmation agreement, or (3) the rarely exercised option of redeeming which requires a single large payment to the creditor to retire the debt forever.

In a reaffirmation agreement, both debtor and creditor/lender agree in writing in a certain form that the court requires that the debtor keep the asset and make the payments to the lender despite the bankruptcy.

The agreement must be one that the debtor can afford. This is very important because the debtor cannor refile Chapter 7 for 8 years. If during that 8 years the debtor fails to make the payments on the loan or otherwise defaults on the loan, then the debtor is likely to be sued and may well suffer garnishment of wages and execution on bank account assets by the lender to obtain repayment of the balance of the loan that the debtor reaffirmed. DO NOT REAFFIRM UNLESS YOU ARE REASONABLY CERTAIN THAT YOU CAN PAY OFF THE FULL LOAN ON THE REAFFIRMED DEBT.

A side note on this topic is that some home lenders have refused to join in reaffirmation agreements. Rather, such a lender simply lets the debtor of the Chapter 7 bankruptcy case stay in the residence as long as debtor making the loan payment to pay off the loan in full per its original terms. If the debtor so pays off the loan over the years, then: the creditor gets its money, releases the lien, shows the loan satisfied in full; the debtor owns the home free of the lien of the loan; and, all are happy.

But what if a few months or years after the Chapter 7 bankruptcy case closes, the debtor/home owner fails to make the loan payments and the loan hits default status leading to foreclosure sale?

With a foreclosure sale, the debtors look pretty certain to lose the house.

The sticky issue is whether the debtor/home owner will also be personally liable for any deficiency–that is the balance of the loan that remains due even after the sale of the property for less than the full amount due on the loan and foeclosure expenses. The debtor/home owner may claim that the debt/home loan was not reaffirmed in the Chapter 7 bankruptcy and thus discharged, which would mean no personal liability on a deficiency judgment. But will the creditor and the court agree? And, can the debtor/home owner afford to hire an attorney to protect his position in court so the judge makes the right decision? Unfortunately, debtors that want to reaffirm and keep the house will have to go this route to keep the home when the practice of the home loan lender is not to enter into written reaffirmation agreements filed with and approved by the bankruptcy court.

Note that the bankruptcy court does not now make creditors provide or enter into reaffirmation agreements in Missouri Chapter 7 cases.

Kurt H. King
Law Office of Kurt H. King
816.781.6000
20 E. Franklin
Liberty, Clay County, Missouri 64068
http://www.kurthking.com

Bankruptcy, Child Custody and Support, Divorce and Modification, Family Law
Personal Injury, Workers’ Compensation

Bankruptcy–Chapter 7 Exemptions in Missouri

Filed under: Bankruptcy — kurthking @ 5:27 pm
Tags: ,

Missouri law sets out several kinds and amounts of property that debtors keep free from creditors in a Chapter 7 bankruptcy case. Some of the usual ones are summarized below. Note that there are many others under Missouri law which are NOT listed below so check your particular case with a lawyer.

Missouri statute 513.430: Household furnishings and goods, clothing, books, animals, etc., for personal, family, or household use—$3,000 per each debtor
Wedding ring—$1,500 each debtor
Other jewelry—$500 each debtor
Wildcard to apply to any property—$600 each debtor
Implements/tools/ professional books of the trade of debtor or dependent—$3,000 each applicable debtor
Any motor vehicle “in the aggregate”—$3,000 each debtor
Any one or more unmatured life insurance policy/contracts
Professionally prescribed health aids (glasses, hearing aids, wheel chair, etc.–no dollar limit)
Rights to receive Social Security, unemployment, LOCAL public assistance benefit (does not now cover Earned Income Credit tax refund)
disability, veteran’s benefit (but this does NOT protect one the benefit is paid to you, for example if it is in your checking account)
Right to receive alimony/maintenance or child support up to $750 per month
Certain qualified retirement plan assets (401k, IRA’s, pensions, possibly others)
Certain wrongful death benefits
And certain other exemption property

Missouri Statute 513.440 The head of the household gets to apply an exemption to any property—$1,250, plus $350 per unmarried, dependent child under age 18

Missouri Statue 513.475 One homestead exemption of up to $15,000 of equity in the debtor(s)’ home

These are some common exemptions that help folks keep a few basic assets even though they file Chapter 7 bankruptcy in Missouri. Remember that there are many other exemptions which could also apply in some cases.

Kurt H. King
Law Office of Kurt H. King
816.781.6000
20 E. Franklin
Liberty, Clay County, Missouri 64068
http://www.kurthking.com

Bankruptcy, Child Custody and Support, Divorce and Modification, Family Law
Personal Injury, Workers’ Compensation

January 7, 2011

Bankruptcy and Divorce in Missouri

Filed under: Bankruptcy,Divorce,Family Law — kurthking @ 6:07 pm
Tags: , ,

Many spouses in broken marriages face filing (1) Chapter 7 bankruptcy and (2) for divorce. When couples divorce, many lack enough income to pay his/her share of the bills/debts. Should they file bankruptcy first, or start with the divorce, or do both at once?

Here are some considerations:

1. A husband and wife can file bankruptcy together in a single case. After the divorce, the couple are no longer married and each has to file their own bankruptcy case which doubles the total cost in attorneys fees and court filing fees. With attorneys fees of up to $2000 per case (or more) and a filing fee now of $299, it saves money to file 1 case instead of 2.

2. Can the couple agree/cooperate well enough to file the bankruptcy together? If not, then he/she will have to file bankruptcy separately. Preferably he/she/each files before the divorce so all the debts of the person filing are wiped out by the bankruptcy, making it easier to settle or for the judge to decide the divorce case because it is often more simple to divide property than it is to divide both property and the debts.

3. Also, it may be better to discharge the debts in Chapter 7 bankruptcy before filing for divorce, because divorce cases which address division of debts typically call for for each spouse to pay some of the joint debts, and to indemnify/reimburse the other spouse if the creditor collects from the other spouse who was NOT ordered to pay the debt. These indemnity provisions generally do NOT go away in Chapter 7 bankruptcy cases, which, means that one spouse could be forced to repay the other ex-spouse after the divorce. It is better to wipe out these debts with bankruptcy before divorce to reduce the exposure to having to indemnify an ex-spouse for joint debt the court ordered you to pay and hold harmless/indemnify.

4. Can the divorce and the bankruptcy cases run at the same time? Yes they can both be filed and pending in court at the same time, but when division of property is involved, the automatic stay in bankruptcy law (11 U.S.C. 362(b)(2)) will put a stay/stop on the divorce case as far as property until the bankruptcy court determines what property goes to creditors. A bankruptcy case with no assets for creditors takes 3 months or more, so considerable delay can result while the spouses wait to get divorced.

5. There are many other factors such as the incomes of the parties and whether their combined or separate incomes are too great to qualify under the means test of Chapter 7; who has filed bankruptcy before, what chapter of bankruptcy, and how long ago (8 years or more?); etc.

These are thorny questions for you and your attorney.

Kurt H. King
Law Office of Kurt H. King
816.781.6000
20 E. Franklin
Liberty, Clay County, Missouri 64068
http://www.kurthking.com

Bankruptcy, Child Custody and Support, Divorce and Modification, Family Law
Personal Injury, Workers’ Compensation

May 21, 2010

Criminal Contempt of Court in Missouri

Filed under: Divorce,Family Law,Litigation,Uncategorized — kurthking @ 5:52 pm
Tags: ,

Recently, a Missouri jury found a lawyer guilty of criminal contempt of court, for which he was sentenced to 120 days in jail. The lawyer then filed a petition for writ of habeas corpus before the Missouri Supreme Court. That court ultimately agreed with the attorney and discharged him from his imprisonment.

That case styled “In re: Carl Smith v. Sheriff Raymond Pace and the Honorable Gary Witt, case SC90425, was decided in opinion issued May 11, 2010.

After reviewing the ancient and confusing history of criminal contempt charges in the State of Missouri, and relevant United States Supreme Court cases, the Missouri Supreme Court held that the jury instructions failed to include necessary fundamental findings as to whether attorney Smith intentionally or recklessly made false statements in a petition filed in a case against the attorney’s client before a Judge Carter.

In criminal contempt trial of attorney Smith before Platte County’s Judge Gary Witt, said to be the first criminal contempt jury trial on record in the State of Missouri, Judge Carter testified but no evidence was presented and no finding made by the jury as whether the strong words by attorney Smith were false or made with reckless disregard for whether the statements were true or false. As the Missouri Supreme Court holds that such a finding is a essential element of criminal contempt, the Supreme Court found in favor of attorney Smith and discharged him from his imprisonment in the Ozark County jail of respondent Sheriff Raymond Pace.

(Respondent Gary Witt conducted the trial in which the jury found attorney Smith guilty based upon the faulty jury instructions submitted by the prosecuting attorney.)

Aside from listing the necessary elements of a criminal contempt case, this opinion by the Missouri Supreme Court’s opinion in this case is important because it emphasizes that in order to constitute criminal contempt the lawyer’s indirect words or actions (i.e., words or acts that take place outside the presence of the judge/court criticized) must have a substantial likelihood of prejudicing the judicial proceeding at stake. In attorney Smith’s case, the Supreme Court found that the strong words criticizing Judge Craig Carter of Douglas County, Missouri, did NOT interfere with or pose an IMMINENT threat of interfering with the administration of justice. In fact, the State stipulated at the criminal contempt trial of attorney Smith before Judge Witt that the strong words did not interfere with or cause Judge Carter to act any differently that he otherwise would have.

What remains to be seen is whether this victory in the end will enhance attorney Smith’s stature in the eyes of the public, or make any difference at all. Surely, it may not endear him to judges before whom he practices.

Kurt H. King
Law Office of Kurt H. King
816.781.6000
20 E. Franklin
Liberty, Clay County, Missouri 64068
http://www.kurthking.com

Bankruptcy, Child Custody and Support, Divorce and Modification, Family Law
Personal Injury, Workers’ Compensation

April 30, 2010

Purchasing Land at Missouri Tax Sale

Filed under: Litigation,Uncategorized — kurthking @ 6:09 pm
Tags: , , ,

Get a lawyer early on if you are buying land at a Missouri Tax Sale.  The buyer in Drake Development & Construction, LLC v. Jacob Holdings, Inc. (a March 12, 2010, decision of the Southern District of the Missouri Court of Appeals) failed to do so and paid the price so to speak.

Missouri statute 140.405 requires the buyer at the tax sale to give notice to the owner at the time of the tax sale of that owner’s right to redeem (buy back) the property.  That law spells out what notice must be given, and basically calls for notice by certified mail to each such owner at least 90 days prior to the date when the buyer at the tax sale is authorized to acquire the deed from the county which sold the land for unpaid back taxes.  Apparently the buyer was unaware of Missouri cases which require that this notice must inform persons of the deadline by which they must act to redeem.  Since the buyer failed to include the deadline date to redeem in the notice letter to owners at the time of tax sale, the buyer lost all interest in the property.  In other words, the buyer at the tax sale lost the land it purchased because the buyer left the deadline date out of its notice of right to redeem.  The tough thing about this situation is that section 140.405 does not come out and specifically state that the deadline date has to be in the notice.  A little better law making may have prevented the whole problem for the buyer.

Kurt H. King
Law Office of Kurt H. King
816.781.6000
20 E. Franklin
Liberty, Clay County, Missouri 64068
http://www.kurthking.com

Bankruptcy, Child Custody and Support, Divorce and Modification, Family Law
Personal Injury, Workers’ Compensation

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