All posts by admin

Pitfalls of Relying on a Last Will and Testament

Pitfalls of Relying on a Last Will and Testament

A Last Will and Testament is a legal document that coordinates the distribution of your assets after you pass away.  While many individuals believe that a Will is a sufficient way to allocate assets to their loved ones, there are numerous short comings in relying on a Will as the core document in your estate plan.  This Article covers the top 6 pitfalls of relying upon a Last Will and Testament.

The first pitfall is the ability for your Will to be challenged.  The provisions of your Will, including your direction as to the disposition of your assets, may be exposed to challenges by individuals or family members who disagree with your wishes.  The Court will allow any of your natural heirs and any individual you have named as beneficiary in your Will to challenge any provision contained in your Will.  The likelihood of a challenge increases if there is strife in the family, a disinherited family member, or unequal distributions between beneficiaries.  Once a challenged is levied, it can impose a large financial burden on the estate and can take years to resolve

The second, and unavoidable, pitfall with a Will-based estate plan is that you are exposed to the costly, time consuming, and intrusive process of the probate court.  While many individuals believe that creating a Will is an effective way to cut down on legal expenses, you will likely end up spending a large amount of money on costs associated with probate proceedings.  The probate process can cost upwards of 10% of the value of the estate.  Further, the probate process is lengthy.  It can take around eight months to have your Personal Representative (formerly referred to as Executor) appointed and the probate process itself takes at least a year to finalize.

The third pitfall presents itself during the probate process, when your beneficiary’s access to the inherited assets is often restricted.  This can be especially problematic if you have minor beneficiaries or beneficiaries with special needs or disabilities.  Under the provisions of a simple Will, an inheritance left to a minor (person under 18 years of age) will be held by the Personal Representative until the beneficiary turns 18, at which point the entire inheritance will be distributed to them outright.  Most individuals would prefer to have their minor beneficiaries inherit at a later age or have the money allocated for specific purposes such as education.  In addition, beneficiaries with special needs or those receiving government benefits will not be protected under a simple Will.  It is likely that these beneficiaries will have their existing benefits suspended or terminated.  This would also jeopardize their eligibility status for programs they otherwise would have been immediately eligible for.  A simple Will is also unable to protect the inherited assets from a beneficiary’s creditor, divorcing spouse, or any lawsuits which might be pending against the beneficiary.

The fourth pitfall is the public nature of the probate proceedings.  An inventory of all your assets is filed with the Court, which is public information, as well as the names and addresses of your family members and beneficiaries.  Due to modern day technology, these records are easily available online, free of charge, for anyone to look up without you or your family’s knowledge, and without requiring permission from you or the Court.

The fifth pitfall worth mentioning is that a Will is only effective after death.  Therefore, a Will does not aid in the management of your affairs should you become incapacitated.  Without further estate planning, your family members will be left without guidance, and you will be left without a trusted representative to make your medical and financial decisions.  Often times this can result in the need for the appointment of a Guardian or Conservator for you or your assets, a process that is expensive and time-consuming.

The sixth, and final pitfall covered in this Article is that a simple Will does not protect your estate from estate taxes.  While the 2022 federal estate tax exemption is $12.06 million, it does not mean that individuals with an estate value less than $12.06 million should disregard a concern for estate taxes.  Some states, including Massachusetts, have a state-level estate tax with a much lower exemption amount.  In Massachusetts, the estate tax applies to any estate over $1 million.  This amount is sometimes easily attained when you factor in real estate, life insurance, retirement accounts, and any investment or cash accounts.  This is especially important for married couples as a simple Will cannot effectively maximize each spouse’s $1 million Massachusetts exemption.

Ultimately, these shortcomings may place an undue burden on your family or friends both during your lifetime and after you pass away.  A simple way to avoid these pitfalls is to establish a Revocable Living Trust as the core document to your estate plan. A Revocable Living Trust is a legal instrument through which one person, called the Trustee (typically yourself), holds and manages the Trust assets for the benefit of the beneficiaries named in the Trust.  Traditionally you are the beneficiary of the Trust during your lifetime and you name one or more beneficiaries to inherit after you pass away.

The Benefits of a Revocable Living Trust 

A Revocable Living Trust does more than merely instruct distribution of your assets after you pass away.  A Revocable Living Trust also allows you to manage your affairs while you are alive with no restrictions.  In the event you become incapacitated or pass away, your Trust will appoint a successor Trustee to ensure that you and your affairs are properly managed.  This individual or institution has the discretion to decide how assets are distributed to your minor or adult beneficiaries and take into consideration any specific wishes you may have. Transferring your assets into a trust and designating your Trust as the beneficiary of your assets will allow you to avoid the costly, time consuming, and intrusive process of probate court. Unlike a Will, your trust does not become a matter a public record and can remain private.

Furthermore, a Revocable Living Trust more comprehensively protects minor beneficiaries and those with government benefit concerns.  Additionally, a properly drafted Revocable Living Trust can protect the assets you leave behind for an adult beneficiary from a divorce, creditor, or lawsuit.   A Revocable Living Trust is also recommended to better protect your assets from an estate tax, whether it be Federal or Massachusetts, and ensure the value of your estate is preserved to its fullest extent.  A Revocable Living Trust allows a married couple to protect up to $2 million in assets in Massachusetts from estate tax exposure.

We often hear that individuals and families want to keep their planning simple and believe a simple Will can accomplish their estate planning goals. Wills and simple estate plans can be very deceiving.  While creating a simple Will may cost less at the time, in the long run, you pay far more in time and money than the cost of instead creating a Revocable Living Trust.

If you have questions about your Estate Planning needs, our Attorneys are ready to assist you!

In Andover, a Welcome Mat for Biotech Growth

Platinum Rating from MassBio Reflects Lab-Friendly Environment
By Christopher R. Vaccaro
Special to Banker & Tradesman

The Massachusetts Biotechnology Counsel is a private nonprofit located near the Massachusetts Institute of Technology and Kendal Square in Cambridge.  Its members include biomedical firms, academic hospitals and allied organizations, and it’s mission is the advancement of Massachusetts’s leadership in the life sciences industry.

MassBio’s 2022 snapshot summarizes the growth of that industry in Massachusetts. According to the report, life sciences employment in Massachusetts has grown by 131 percent since 2006, with 13 percent growth in 2021 alone. There are over 106,000 people employed in the Massachusetts biopharma industry, with average salaries above $200,000 per year.
In 2021, venture capital firms invested $13.7 billion in biopharma companies head-quartered in Massachusetts, and the National Institute of Health invested another $3.3 billion in Massachusetts. Massachusetts real estate used for life sciences increased from 18 million square feet in 2011 to 40 million in 2021, and it is expected to reach 56 million square feet this year.

Communities Go Platinum 

Much of the Massachusetts life sciences industry is situated in Middlesex and Suffolk Counties, mostly in Cambridge, Boston and Waltham, but MassBio also recognizes several other “BioReady” communities that can accommodate life science developments. It awards bronze, silver, gold and platinum ratings to Massachusetts communities, based on their ability to offer favorable land use laws and necessary infrastructure to life science firms.

MassBio reserves its platinum rating for communities that are best prepared for life science developments. To earn a platinum rating, a community must either have a board of health that adopted NIH guidelines on rDNA activity, and permitted buildings with at least 20,000 square feet available for biotech uses, or have shovel-ready, pre-per-mitted land sites with municipal water and sewer capacity and completed reviews under the Massachusetts Environmental Protection Act.

MassBio has awarded platinum ratings to 37 communities – Andover, Bedford, Beverly, Billerica, Boston, Burlington, Cambridge, Canton, Chelmsford, Devens,    Fitchburg, Framingham, Franklin, Gloucester, Grafton, Haverhill, Leominster, Lexington, Lowell, Lynn, Malden, Marlborough, New Bedford, Newton, North Andover, Norwood, Quincy, Revere, Shrewsbury, Somerville, Southfield, Springfield, Taunton, Waltham, Westborough, Woburn and Worcester.

Pfizer broker ground on a 180,000-square-foot expansion of its Andover campus in 2017 after receiving a tax increment financing agreement from town officials.

Expedited Permitting at the Interstate Crossroads

Andover is among several communities outside the Route 128 belt that have earned MassBio’s platinum rating. Located at the intersection of two interstate highways, and hosting an attractive town center, dedicated open space, and two commuter rail stations, Andover is a desirable place to live and work. Its zoning bylaw establishes expansive industrial zones along Interstate 93, where research laboratories and manufacturing facilities for pharmaceuticals, biologics, and medical devices are specifically allowed as of right. The town offers an expedited permitting process for specified priority development sites under Massachusetts General Laws Chapter 43D, which guarantees local permitting decisions within 180 days.

Andover already has about 2 million square feet of building space devoted to life sciences, of which Pfizer Pharmaceuticals occupies over 1 million square feet. Other life science firms such as Draeger Medical Systems, Smith & Nephew and Straumann USA have significant presences in Andover. The town has an additional 500,000 square feet of new life science space in its pipeline. This includes 100,000 square feet of new construction at 4 Corporate Drive, which IQHQ purchased in 2020. That property is leased to University of Massachusetts Lowell and Ora Inc.

Andover is willing to consider tax increment financing to encourage life science developments. In 2017, Pfizer used a TIF to expand its Andover campus by 180,000 square feet. Under the five-year TIF, the town agreed to 100 percent real estate tax relief on Pfizer’s expansion for three years, plus 65 percent relief in years four and five, capped at $2.9 million total tax relief. Andover expects to realize a $3.8 million TIF benefit over 10 years from the expansion. Pfizer’s expansion not only benefits people locally. Its Andover campus is instrumental in manufacturing the COVID-19 vaccine, which benefits people worldwide.

Paul Materazzo, Andover’s director of planning and land use, points out that Andover encourages employee amenities such as restaurants and daycare facilities near life science firms.

“It has been a remarkable ride witnessing Andover’s transformation into a life science cluster,” Materazzo said. “The hard work put in by Andover’s boards and committees over the years has distinguished Andover as a life science leader in the commonwealth. As we continue to welcome new life science companies seeking space near Cambridge and Boston, Andover has become an attractive alternative, based upon our understanding of their needs, location, and available incentives.”

Andover has available sites with excellent infrastructure, an accommodating regulatory environment, and a willingness to provide tax incentives. Its welcome mat is out for more life science developments.

Download the article as seen in Banker & Tradesman on September 26, 2022. Learn more about Christopher R. Vaccaro.

Dalton & Finegold Welcomes Litigation Partner Patrick Heffernan

ANDOVER, MASSACHUSETTS – September 22, 2022 – Patrick Heffernan has joined Dalton & Finegold, LLP as a partner in the firm’s Litigation Group in the Andover office. Prior to joining Dalton & Finegold, Heffernan practiced litigation at Tinti & Navins, P.C.

Heffernan is a litigation lawyer who focuses on complex contract and business issues, homeowner and general contractor disputes, commercial and residential landlord-tenant matters, condominium disputes, land use disputes, and various employment matters. He has helped clients in all phases of dispute resolution from out-of-court negotiations through trial. He also assists small businesses with general corporate representation including business entity formation, corporate upkeep and business succession matters, preparing ownership and management agreements, and contract drafting. During law school, Heffernan served as the Editor-in-Chief of the New England Journal on Criminal and Civil Confinement.

“Our firm continues to expand strategically with focus on providing exceptional service and response time to our clients. Patrick Heffernan is a terrific addition to our litigation group. He is a talented lawyer who is highly respected by his peers and clients and will be an immediate asset to our firm,” said Barry Finegold, Co-Founder and Managing Partner of Dalton & Finegold.

Added Heffernan, “I’m pleased to be part of Dalton & Finegold because of its strong reputation and commitment to client services. I am looking forward to strengthening Dalton & Finegold’s expanding litigation practice and bringing its clients the highest quality of counsel that they have already come to expect.”

Heffernan is a graduate of the New England School of Law (J.D., 2012), the Isenberg School of Management at the University of Massachusetts Amherst (M.B.A., 2017), and Connecticut College (B.A., 2007).

Attorney Heffernan grew up on the North Shore and lives in Topsfield with his wife and three children.

About Dalton & Finegold, LLP

Dalton & Finegold, LLP specializes in residential and commercial real estate law, estate planning, business law, and litigation. Headquartered in Andover, Massachusetts, with offices in Boston, Amesbury, Concord, Lakeville, Longmeadow, Marlborough, Manchester, and Nashua, we have provided exceptional service to our clients for over 20 years.

# # #

CONTACT: Anne Webster, COO | Phone: (978) 470-8400 | Email: awebster@dfllp.com

Partner Spotlight from Dalton & Finegold

“Get Ahead of It!”
Article by Dr. Brian Ramsey
Featured in Real Producers Magazine

To say that Christina Petrucci, Esq. of Dalton & Finegold is a driven, persevering, and constantly moving attorney may be slightly understated, but it is her caring and giving spirit that creates her balance. She describes the work in her chosen field as “happy law.”

When she made the pivot to law school from her undergraduate studies, she knew she wanted to work in law that helped people create wealth and something that enriched their lives – opening new chapters in their journeys. She could have succeeded in any endeavor in law, but she has always loved the fact that she joins people who are striving to obtain that next home for making memories.

Christina entered Merrimack College ready to study Sport’s Medicine, and she was excited to play rugby – even serving as the Captain of the team her junior and senior years. The last semester of her junior year, Petrucci switched her major to Political Science and finished with a Bachelor’s Degree (Business Minor). She applied to law school, almost on a whim, and was accepted. Christina’s father, a small business owner, owned multiple properties too, and she was fascinated with the facets of law that were needed to secure property. This spawned an interest and led to her future upward trajectory in an industry that provides her with an opportunity to impact other lawyers, clients and real estate agents alike.

“When things go wrong, as they sometimes will, When the road you’re trudging seems all uphill, When the funds are low and debts are high, And you want to smile, but you have to sigh,
When care is pressing you down a bit, Rest, if you must, but don’t you quit …” (excerpt from a poem entitled “Don’t Quit” by Edgar Albert Guest)

 

Hoping to gain experience in a law firm while attending law school, Christina googled local law firms and was most impressed with the website of Dalton & Finegold. “I saw how committed to property law they were, and they appeared to be a technologically forward firm,” notes Petrucci. She began her work there as a Legal Assistant in the commercial side and after passing the bar, she also had the opportunity to move into residential work. Christina has propelled herself from an Associate to Senior Associate and now to Partner.

For Christina, success is really about becoming a well-respected resource for other business partners and about being known as someone who is quite responsive to being a solution for problems. She loves solving problems in general and is very adept with solutions in property law / real estate. As referring partners, loan officers and real estate agents began referring to her as a respected resource, it only motivated Christina even more to keep learning, growing and honing the skills in her professional tool belt.

Petrucci now leads a team of seven people whom she mentors in law and sales. She has always had a knack for quietly observing everyone and all situations to learn how to improve her skillset. She has forged a habit of asking people who have been in her situation what advice they have and what pointers they would share. Whether they were Rugby Captains, women in leadership or other title leaders, Christina has made a practice of building on the foundation of others and trying to improve her industry by taking it to the next level. The pandemic forced her and others to re-evaluate the many processes of closings, and what has emerged is a new method of doing business that creates a seamless and pleasant experience for clients and agents alike.

Once a month, Christina teaches a continuing education class for agents, and she loves giving them the information they need along with an attorney’s perspective. She is proud of Dalton & Finegold’s reputation for responsiveness and their commitment to their mantra of being “deal makers not deal breakers.” She explains, “we have the best resources, through our many other teams such as our commercial, litigation and estate planning departments who can help with a sundry of issues that affect real estate. Petrucci also boasts of a state-of-the-art closing software system that enhances the process of closing for all.

In addition to the spirit of never quitting, Christina adds a mentality of always “getting ahead of it.” She mentors others in learning to be proactive and not reactive, and she teaches them to set a high benchmark of completion and performance. Petrucci is tenacious, but she always wants to “look at the flipside and see things from the clients’ perspective, taking time to walk in their shoes.” Clients and agents appreciate her balance, and they know that aggressively getting the job done comes along with a care and concern for the clients’ best interests.

Christina is very close to her family, and she enjoys golfing, hiking, boating, fishing and anything having to do with the ocean or mountains. If she could take a trip anywhere in the world, she would go to Australia, and if she could choose any other job and be successful, she would be the leader of an overnight summer camp – equipped with all the amenities, exposure to a great setting in nature, sports and great technology. Her work with summer camps was life-changing, and she would love to provide that for others. Petrucci loves to give to others, but she rarely lets them know, preferring to deal with things on the “down-low.”

It seems unreal that in some sense, Christina Petrucci is just getting started in her insatiable desire to impact others and positively change her industry. She hopes that her legacy is defined by her efforts to make the legal process accessible, understandable and ever-evolving into the next chapter. She will make it happen, because she will get ahead of it for sure!

View the article Real Producers magazine. Learn more about Christina Petrucci.

Appeals Court Allows Broker’s Claim Against Former Clients

Winchester Couple Switched Agents, Prompting Lawsuit
By Christopher R. Vaccaro
Special to Banker & Tradesman

A Winchester couple learned last June in Huang v. RE/MAX Leading Edge, that a real estate broker can enforce an unwritten exclusive brokerage contract against them, even if the broker did not produce a closing.

Biping Huang claimed that, in 2016, Xinhang Sun and Jing Ma entered a verbal contract to hire her as their exclusive buyer’s agent for one year. In return, Huang promised to use reasonable efforts to find them a new home. She also claimed that Sun and Ma verbally agreed to list their existing Winchester home with her, after they bought a new home.

The state Appeals Court ruled in favor of a real estate broker who sued for breach of contract after a client switched agents.

Huang showed Sun and Ma several homes, advised them on valuation and financing, and offered them a bridge loan to facilitate a purchase. However, in 2017, Sun and Ma contracted to buy a home in Winchester through RE/MAX Leading Edge. They advised Huang that they had hired a RE/MAX broker to buy a house, and offered Huang a gift card to express their gratitude. Sun and Ma bought a new home for $999,000 and sold their former home for $502,000, both within the one-year exclusivity period. RE/MAX received commissions on the two deals.

Who Promised What?

Huang sued Sun and Ma for breach of contract, and RE/MAX for tortious interference and unfair and deceptive business practices. The Superior Court dismissed Huang’s claims against RE/MAX, and allowed Sun and Ma’s motion for summary judgment dismissing Huang’s claims against them. Huang appealed.

The Appeals Court first considered Huang’s breach of contract claim against Sun and Ma regarding the purchase of their new home. The court discussed the Massachusetts statute of frauds, which renders contracts with loan and business brokers unenforceable unless they are in writing. However, the statute specifically exempts real estate broker contracts from that rule. Therefore, Huang’s lack of a written agreement did not prevent her from suing Sun and Ma for breach of contract.

The court next compared “unilateral” contracts, where only one party makes a promise, with “bilateral” contracts, where both parties exchange promises. According to the court, unilateral contracts are generally terminable at will. In contrast, neither party can terminate a bilateral contract without the other party’s assent. The court recognized that Huang allegedly promised to use reasonable efforts to find a home for Sun and Ma, and Sun and Ma allegedly promised to work exclusively with Huang. The parties’ promises to each other established a bilateral contract, which Sun and Ma could not terminate at will.

The court then discussed whether Huang could sue Sun and Ma even though she did not procure a home sale for them. The court cited Tristram’s Landing, Inc. v. Wait, a landmark 1975 case, for the general rule that brokers only earn commissions if they produce “ready, willing and able” parties who enter binding contracts that ultimately close. This principle applies whether brokers contract with sellers or buyers. The court distinguished Huang’s case from Tristram’s Landing, noting that Huang claimed a commission as damages because Sun and Ma breached an exclusive brokerage contract, not because Huang had procured a seller. The court realized that a ruling against Huang, under these circumstances, would mean that brokers could not claim commissions as damages when their clients breach exclusive contracts.

Court Vacates Judgment on Home Purchase

The court vacated the Superior Court’s judgment regarding Sun and Ma’s home purchase, and remanded that part of Huang’s case to the superior court for further proceedings. The court cautioned, however, that Huang still had the burden of proving her unwritten contract at trial.

The Appeals Court had less sympathy for Huang’s claim regarding the unwritten listing agreement to sell Sun and Ma’s home, and her claims against RE/MAX. The court observed that Huang did not promise to make any efforts to sell Sun and Ma’s home under the unwritten listing agreement. Therefore, Sun and Ma could terminate the listing agreement with Huang at any time until Huang produced a buyer, which never happened. As to RE/MAX, the court noted that Huang’s complaint made no allegations that RE/MAX acted improperly. Huang did not even allege that RE/MAX knew of any exclusive contracts involving Huang. The court upheld the dismissals of Huang’s listing agreement claim and her claims against RE/MAX.

Huang’s case offers some lessons. First, real estate brokers should require their clients to sign written brokerage contracts stating the parties’ expectations. Second, buyers and sellers should not seek and obtain services from brokers without written brokerage contracts. Third, brokers should ask clients for written disclosures, with indemnities, as to prior relationships with other brokers.

Download the article as seen in Banker & Tradesman on August 29, 2022. Learn more about Christopher R. Vaccaro.

Summer Interns Class of 2022

 

Thank you to our talented Summer Interns Class of 2022. Interns are an important part of the Dalton & Finegold team, bringing fresh ideas and a desire to excel. They work closely with our Residential Real Estate, Commercial Real Estate, Trusts & Estates, and Litigation departments, developing their skills. We wish them the best as they head back to school!

Pictured from left to right:
Olivia Cafarelli – Sophomore, majoring in Communications at Endicott College
Evelyn Rodriguez-Galvis – Senior, concentration in Finance at University of Massachusetts Amherst, Isenberg School of Management
Ken Doherty – 3L at Suffolk Law School
Nicole Dunn – 1L at Suffolk Law School
John Loreti – 3L at Suffolk Law School
Erin Donahue – 3L at New England Law
Andrew Dunklin – 3L at New England Law
Also pictured here is Barry Finegold, Managing Partner (center)

Summer Interns not pictured:
Julia Auger – Senior, majoring in Accounting at Merrimack College
Katie Bazarian – Freshman
Molly Codeanne – 2L at Suffolk Law School 
Kaitlyn Wrisley – Sophomore, majoring in Corporate Finance and Investments at Merrimack College

1 5 6 7 17