Articles Posted in International Tax

Florida Honors Foreign Wills

Florida is a prominent destination for immigrants.  Immigrants come from all over the world to live in Florida and hopefully become U.S. citizens.  Sunshine and beaches are not the only things that attract them to Florida, but also the hopes of providing a better life for their families.  Providing a better life for their family includes supporting them during life and after death.  A valid will ensures that immigrants have the ability to provide for their families after death by controlling the disposition of their property.

Accordingly, Florida Statute sections 732.502 and 734.104 have a significant impact on immigrants.  Section 732.502  states that, “any will, other than a holographic or nuncupative will, executed by a nonresident of Florida . . . is valid as a will in this state if valid under the laws of the state or country where the will was executed.”  A holographic will is a testator’s handwritten will.  A nuncupative will is an oral will whereby the testator states his wishes to someone and those wishes are never memorialized in writing.  Holographic and nuncupative wills are not valid in Florida even if valid in the person’s home jurisdiction.  Thus, Florida will respect foreign wills as long as the foreign wills are valid in the country in which they are executed and are not holographic or nuncupative wills.  People with foreign wills should be diligent to ensure that their foreign wills are not classified as holographic or nuncupative wills and that their wills were validly executed in their home jurisdiction.

Recently, the Financial Crimes Enforcement Network (“FinCEN”) promulgated new rules which require certain U.S. title insurance companies to identify the natural persons behind companies used to pay “all cash” for high-end residential real estate in Miami-Dade County, Florida.

According to the 2015 Profile of International Home Buyers in the Miami Association of Realtor Business Areas, foreign real estate buyers account for 36% or $6.1 billion of total sales volume in the South Florida real estate market. Florida remains the top state for international buyers accounting for 21% of all foreign purchases in the United States. Miami in particular continues to have the most foreign buyers accounting for 74%, which is more than double than the national figure of 35%.

As a result, it is more important than ever for realtors with foreign buyer clients to have their clients engage an international tax attorney to ensure that the ownership of the property is structured with tax efficiency.  Foreign persons purchasing U.S. real estate without consulting an international tax attorney may be putting themselves in precarious tax positions if the tax implications are not considered.  Below is a high level discussion of some of the key issues.

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