One price, one property

A deed where you keep a life estate in your property, with full power to sell, mortgage, lease or give it away without your beneficiaries' permission, and name who receives it when you die. Because you never give up control, the people you name have no rights in it during your life. At your death it passes to them without probate. It's also called an enhanced life estate deed.

Florida, Michigan, Texas and Vermont recognize lady bird deeds (Vermont by statute). We prepare Florida and Michigan deeds. Texas law lets only an attorney or real estate broker charge for preparing a deed, so we don't sell Texas deeds; Texas has a free official Transfer on Death Deed form.

Yes. You can sell the property, or sign and record a new deed naming different people, without the beneficiaries' signatures. (In Florida, a married owner's husband or wife still joins in selling or mortgaging a home.) A will can't change it: only a new recorded deed can.

Your mortgage stays as it is and you keep paying it. For a home of 1 to 4 units that you live in, federal law stops a lender calling in the loan for a transfer to your spouse or children, or to a relative at your death. In Florida you keep the homestead exemption as the life tenant, and because you are named as both grantor and grantee there's no reassessment. In Michigan signing the deed doesn't uncap your taxable value.

Every owner on your current deed, in front of a notary. In Florida two witnesses sign too, and a married owner's husband or wife joins in the deed when it's their home. You can sign in person or online with a remote notary.

From the deed that gave you the property. Upload a PDF or photo of it and we fill in the legal description, parcel number and recording details for you to check word for word. Your county clerk's or register of deeds' website has a copy if you don't.

No. You sign it and take or mail it to your county: in Florida the Clerk of Court, in Michigan the county treasurer and then the Register of Deeds. Your guide gives the steps and fees. Recording usually costs $10 to $40.

No. Simple Lady Bird Deed is self-help software, not a law firm, and is not a substitute for the advice of an attorney. You are the preparer of your deed: the software fills a fixed deed template with the choices you make. If you're not sure a lady bird deed is right for you, or your situation is complicated, talk to a real estate or elder law attorney.