Blog Post

Illinois Land Trusts Explained

Michael Brennan • Dec 18, 2017

In Illinois, individuals have a unique option for holding title to real estate not otherwise available to individuals in the vast majority of other states. The Illinois Land Trust is a creation of common law, though now is governed by a number of Illinois statutes. While less common these days than it has been at times in the past, Illinois Land Trusts can be effective estate planning tools in certain situations.

What is an Illinois Land Trust?

Basically, an Illinois land trust is a mechanism used to handle ownership in real estate. Similar to a revocable living trust , with a land trust, title to the real estate is held by a trustee while the beneficiary (i.e. owner) of the property retains the ability to enjoy all the rights and responsibilities of owning the property. When property is placed into a land trust, the interest is essentially converted to personal property. The consequences of that characterization are that the property becomes simpler to manage and convey than an interest in real property.

The beneficiary of a land trust retains the right to end the trust at any time and transfer the property out of the land trust as well as the ability to direct the trustee when to act and what actions to take in relation to the property.

How is a Land Trust Created?

While setting up a land trust can often be a relatively simple procedure, it’s imperative to involve an attorney experienced with them. A small seemingly inconsequential error in its set up and create the potential for headaches down the road.

Generally, a land trust is set up with these basic steps:

a) A contract known as a trust agreement is prepared by an attorney. Under the terms of the trust agreement you, the owner, instruct a trustee to hold title to your real estate. Among other things, the trust agreement also informs the trustee who has the authority to manage and control the property and who will become the new owner of the property upon your death. Land trust trustees are corporate entities that have a wealth of experience in their management.

b) A Deed in Trust is drafted by your attorney and signed by you. The Deed in Trust is recorded with the Register of Deeds in the county in which the property is located and indicates the property has been transferred to the land trust.

c) The trust agreement is filed with the corporate trustee and necessary fees are paid.

What Are the Benefits of a Land Trust?

Privacy.

After property is placed in a land trust and legal title is passed to the corporate trustee, the identity of the true owner of the property is essentially hidden. That’s because the Deed in Trust on record with the county indicates that the property is owned by the land trust instead of in the individual’s name. Further, the trust agreement is a private document. In reality, anonymity is not usually all that important to individuals who own real estate in a land trust. However, it can be important in some situations. For example, an investor purchasing a number of properties for a special and potentially unpopular purpose, he or she may not want to shoulder the burden of negative public inquiries and perception.

Protection .

Real estate owned by multiple individuals, for example investment property held in a general partnership can be subject to any number of issues due to negligence of one owner, death, disability, divorce or a judgement against one owner. When the property is placed in a land trust, a judgment against one of the owners will not create a lien on the property, so the ownership interests are protected. While creditors may still have claims against the assets of an owner, a land trust provides an additional barrier they must clear in order to assert claims against the property.

Succession of Ownership.

Upon the death of the original beneficiary, property held in a land trust passes to the contingent beneficiaries indicated in the trust agreement on file with the trustee. This means that probating the property is not necessary. The interest passes immediately enabling the new beneficiary (owner) to enjoy the property instead of having to wait a substantial amount of time for probate to close.

Ease of Conveyance.

A land trust offers a convenient way to mortgage and sell property with multiple owners. Since all interests in the property have been transferred to the trust, it is unnecessary to obtain deeds from every single beneficiary and the release of spousal homestead rights.

Disposing of part interests.

Since interests in real estate held in a land trust are deemed to be personal property interests, they may be assigned to other individuals. This includes assigning only part of the interest. Instead of transferring interests in the property by deed, interests in property held in a land trust are managed by modifying the beneficiary designations and rights under the trust agreement. This means that it is much simpler to have a large number of part owners of a property that may frequently change (like a group of investors) than it may be if the property is simple held outright in the names of the owners.

While the Illinois land trust is not for everyone or appropriate for every situation, it can offer a number of benefits to real estate owners. However, before attempting to transfer your property to a land trust it’s important to consult with an attorney familiar with them so that you can be sure it’s the right move for you and everything is done correctly.

Michael F. Brennan is an attorney at the Virtual Attorney™ a virtual law office helping clients in Illinois, Wisconsin, and Minnesota with estate planning and small business legal needs. He can be reached at michael.brennan@mfblegal.com with questions or comments, or check out his website at www.thevirtualattorney.com .

The information contained herein is intended for informational purposes only and is not legal advice, nor is it intended to create an attorney-client relationship. For specific legal advice regarding a specific legal issue please contact me or another attorney for assistance.

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