An attorney can help. In simple terms, a life estate is a form of co-ownership in a piece of property, and a deed is a document that legally transfers the property from one owner to another. This transfer occurs without the property being subject to going through probate. The Recorder’s Office cannot offer expedited or same day service on any documents. Lawyers from The Orlando Law Group represent Orlando, Altamonte Springs, Kissimmee, St. The new deed also must be recorded at the courthouse. To record or file a quitclaim deed, first you need to complete the document properly. (2) Complete and acknowledge a new TOD deed that disposes of the same property, and record it in each county where the property is located. You can name one or more beneficiaries who have no special rights while you're alive. To record or file a quitclaim deed, first you need to complete the document properly. In fact you are entitled to any rents or other. A TODD functions like a beneficiary designation for real estate. At your death, the real estate goes automatically to the person you named to inherit it (your "beneficiary"), without the need for probate court proceedings. The beneficiary does not have to go to court. However, the current owner retains the right to manage the assets as they see fit during their lifetime. Steps For Transferring A Property Following The Death Of Parents/Relative. . How It Works A transfer on death deed names the person or people who will get your home after your death. The transfer can be accomplished with two types of deeds. Image courtesy of smarnad / FreeDigitalPhotos. This includes paying the mortgage and taxes (from the estate assets) and keeping the place maintained until it can be formally transferred to its new owner or . When you die, your property interest passes to the person you named in the Transfer on. In 2011, the State of Nevada passed the Uniform Real Property Transfer on Death Act, which can be found at NRS 111. NOTICE: The Texas Real Property Transfer on Death Act authorizes a transfer on death deed ("TODD"). This could . You can even name contingent beneficiaries. TRANSFER ON DEATH DEED REVOCABLE. ); 2. SOME Important Facts About Your Life Estate Deed. Mary Staats April 18, 2018 at 8:41 pm - Reply. a transfer to a relative resulting from the death of a borrower. We take you through all the steps, including: naming your beneficiaries. 11 sty 2022. The deed is inexpensive, revocable, and simple compared to a trust. Tamkin November 12, 2018 at 6:00 a. A Transfer on Death Deed can be an easy way to transfer the ownership of property when you pass. An attorney can help. A Transfer on Death Deed is a deed designed to allow an individual to pass real estate to another individual upon the death of the property owner. The Basics and Benefits of a Life Estate Deed. (NEW) (Effective October 1, 2020) A transfer on death deed is. Once the Mortgage Deed is completed, the borrower must sign and date it in front of a notary and have the document notarized. How a Transfer on Death Deed Works · You retain ownership while you're still alive. In the state of New Jersey, the way title is transferred at death depends entirely on how the deed is titled. Build your transfer on death deed with 360 Legal Forms. The beneficiary named on. All real estate deeds must include certain information, such as the names of the grantor (current owner) and grantee (beneficiary), legal description of the property, signature of the grantor, and legally required witness and notary provisions. SOME Important Facts About Your Life Estate Deed. At your death, your beneficiaries take your property subject to your mortgage, with any liens against the property, and subject to your general liabilities, claims, estate tax obligations (if any), and. The use of a TODD allows the property to pass to the named beneficiary as non-probate property and thus can avoid the probate process. If you’re among the 57% of adults, according to. The TOD deed has no effect until you die. A transfer-on-death deed (TODD) allows for the transfer of title of real property to a named beneficiary at the death of the owner, or the last to die of multiple owners. Death Certificate Pursuant to a Transfer on Death Deed Cover Sheet: A cover sheet is required to be filed with a copy of a Death Certificate conveying real estate pursuant to a previously recorded transfer on death deed. Multiple owners can maintain a joint account with rights of survivorship and have an undivided interest in the TOD account. After your death, ownership transfers to the beneficiary you name. For those who use a TODD as part of their estate planning, it is important to get the document recorded right away. In Virginia, a transfer-on-death (TOD) designation allows for the transfer of ownership of certain assets, such as bank accounts, brokerage accounts, and real estate, to a designated beneficiary outside of probate court. A quitclaim deed is the easiest and most commonly used. on a loan. Learn about the transfer of property rights after death and the value of placing heirs on a title to real estate. While this document may be used for specific items, a last will and testament may be used in. You will have to complete a change of ownership form and record a deed to complete the transfer. The Transfer on Death Deed (also called a beneficiary deed or a TOD) is signed and filed with the Recorder's Office before the original owner passes away. A quitclaim deed in Florida is a legal document that transfers whatever title a grantor has in real property to someone else. However, the transfer-on-death deed does just what the name implies: it transfers the property on the death of the grantor, the owner. Transferring ownership of a mortgaged home can be complicated, even if you have a loan that’s assumable. Unless a grantor uses the correct language, as required by the Deed upon Death Act, the transfer will not be effective. 21 Specifically, this Part considers whether those roots emerged from property law,. An as-is home sale usually points to one of the following scenarios: A seller might simply not want to haggle over details. All real estate deeds must include certain information, such as the names of the grantor (current owner) and grantee (beneficiary), legal description of the property, signature of the grantor, and legally required witness and notary provisions. A life estate is not created with a transfer-on-death deed because the grantor retains all. January 27, 2023, 6:00 AM · 6 min read. With assumable mortgages, you can transfer the existing mortgage to the new owner, who’ll usually need to pay a fee. Affidavit - Death of Transferor Under Revocable Transfer on Death (TOD) Deed • Satisfaction of Judgment Satisfaction of Mortgage • Specific Release of Lien as to Specific Property • Statement of Information Subordination Agreement • Substitution of Trustee • Substitution of Trustee and Accompanying Corporate Bond • Substitution of. 15, 256D. Aug 25, 2021 · These are just a couple of tips to keep in mind regarding a transfer on death deed. The Transfer on death deed or Beneficiary deed is applicable in seven states – Arizona, Colorado, Kansas, Missouri, Nevada, New Mexico and Ohio. You can also replace an existing TOD deed with a new one. The transfer-on-death (or TOD) deed is often a simpler and more readily accepted way to avoid probate than a Lady Bird deed. Call Number: KF 750. Read this FindLaw article to discover . January 27, 2023, 6:00 AM · 6 min read. Because there is no transfer of interest . what to say when someone says they look up to you. This article summarizes the statutes, raises some questions and discusses how a transfer on death (TOD) deed impacts title insurance underwriting. If you choose to withdraw or revoke your transfer on death deed, you can do so at any time. A house. The goal behind them. Transfer on death deeds, or “TOD” deeds, are a relatively. Most commonly, the surviving family who inherited the property. The final rule. Unless a grantor uses the correct language, as required by the Deed upon Death Act, the transfer will not be effective. Assignment of Deed of Trust by Individual Mortgage Holder AZ-120RE Assignment of Deed of Trust by Corporate Mortgage Holder AZ-121RE Assumption Agreement of Deed of Trust and Release of Original Mortgagors AZ-ED1014 Assignment of Mortgage Package AZ-P031-PKG Satisfaction, Cancellation or Release of Mortgage Package AZ-P034-PKG. Just a one-time, up-front payment for a customized, attorney-designed document and step-by-step instructions. Jul 14, 2021 · What is a Transfer-On-Death Deed? On November 1, 2008, Oklahoma's "Nontestamentary Transfer of Property Act" (Title 58 O. The capacity required to create a TOD deed is the same as the capacity to make a will. Fill out and file a quit claim deed to transfer a house deed prior to death. Maybe there are issues in the home, but the seller lacks the time, money, or patience to work on issues that could arise before closing. Maybe they have had the home for many years and figure they’ll offer an. If nothing changes in your life, the transfer on death instrument should transfer the ownership in the home from you to the person designated in your transfer on death instrument. 535 to 59. 1 TOD deeds—which have become a popular tool in. The primary advantage of a transfer on death deed is to avoid the probate process. You may use a transfer on death deed even if there is a debt or lien, such as a mortgage, against the property. 6:00 AM on Feb 9, 2020 CST Transfer on death deeds, legal in Texas since 2015, have been heralded as the latest, greatest method for keeping real property out of probate. 8 paź 2015. @PeterFox • 05/08/18. In the case of multiple owners, . • A transfer on death deed does not protect the property from creditor claims. Transfer-on-Death Deed. 28 wrz 2015. The use of a TODD allows the property to pass to the named beneficiary as non-probate property and thus can avoid the probate process. I understand the purpose of these but realize that not every state recognizes those. A TODD effectively transfers property to the designated beneficiary if it was recorded and the Transferor dies on or after June 12, 2014. How to Write. For help with Estate Planning, Wills and TOD deeds, contact Kansas Legal Services at 1-800- 723-6953 or complete an online application. A will has no effect on a Transfer on Death Deed. Feb 07, 2022 · A transfer on death deed is a type of deed that identifies one or more beneficiaries who should inherit real estate at the owner’s death. If the grantor has good and marketable legal title to a property, free. Once you obtain a transfer-on-death deed, complete the form to name a beneficiary. For those who use a TODD as part of their estate planning, it is important to get the document recorded right away. You may use a transfer on death deed even if there is a debt or lien, such as a mortgage, against the property. In Virginia, a transfer-on-death (TOD) designation allows for the transfer of ownership of certain assets, such as bank accounts, brokerage accounts, and real estate, to a designated beneficiary outside of probate court. This 2013 Act allows owners of real estate to make TOD. The interest transferred to a beneficiary under a transfer on death deed after the death of a grantor owner is transferred subject to all effective conveyances, assignments, contracts, mortgages, deeds of trust, liens, security pledges, judgments, tax liens,. The TOD deed does not give your beneficiary any control . Oct 10, 2019 · Yes. They have no rights or. OPTION TO PURCHASE, LEASE, LICENSE, EASEMENT, MORTGAGE, DEED OF TRUST, OR. Oct 10, 2019 · Yes. Read this FindLaw article to discover whether This estate planning tool is very efficient and 31 states allow such a transfer to a beneficiary. A transfer on death deed may transfer an interest in real property to the trustee of an inter vivos trust even if the trust is revocable, to the trustee of a . A beneficiary deed, or transfer-on-death deed, does just what its name implies – transfers the property to a beneficiary only upon your death. As its name suggests, the TOD deed is a tool . Will a TODD avoid a mortgage, lien or estate claim against my property?. However, because the property fully remains within your control, a transfer on death deed does not start the clock on the five year period and so the property would still be counted among your assets for Medicaid eligibility. ) You must sign the deed and get your signature notarized, and then record (file) the deed with the county register of deeds before your death. Currently, as defined in Probate Code section 5614, a Revocable Transfer on Death Deed transfers ownership of real property to a named beneficiary upon the transferor’s death. The best alternative to prevent such problems is to draft a transfer on death instrument. Step 3 – Write in the legal description of the property. by one or more Grantor Owners, to one or more. This Deed allows for the transfer of your home or land to someone, upon your death, without having to go through the very expensive process of a court proceeding (Probate Court). Creating a Transfer on Death Deed As with any real estate deed, the document must comply with state law. This article from an ABA Journal, explains the options provided by a Transfer on Death Deed. The property can be transferred to someone else, and that deed recorded, prior to the transferor's death. The advantages of lady bird deed include: Avoids probate. An RTODD enables a homeowner to transfer the property directly to a desired beneficiary without the expense of creating a trust or going through a probate proceeding. Because you're not making a gift of the property, there's no federal gift tax. Arizona allows for the transfer of real estate by affidavit if the equity of all the real property in the estate is not greater than $100,000. Provisions in a will do not typically impact a transfer on death deed. 7 paź 2021. A Transfer on Death Deed conveys property outside of probate. Create, print, and share customized legal Creating a Transfer on Death Deed is not a complicated process, but state laws must be Does the deed include financial obligations, mortgages, liens, etc. It is authorized by Chapter 114 of the Texas Estates Code. A TODD functions like a beneficiary designation for real estate. Transferring ownership of a mortgaged home can be complicated, even if you have a loan that’s assumable. July 20, 2022. For example, if a husband and wife own real property as joint tenants and one dies, the surviving joint tenant will own the entire real. The purpose of the TOD Deed is to allow seniors and individuals whose estates consist primarily of a home, to transfer that. If you have real estate property, and want it to transfer to loved ones without passing through probate, a transfer on death (TOD) deed may be the answer. Filing a TOD does not eliminate the possibility of making a will. If you own the property jointly, the transfer on death deed will not apply until all the owners have died. After your death, it's usually a simple process for beneficiaries to transfer the property title to themselves—there's no need to go through probate, saving the beneficiaries time and money. 10 paź 2019. Furthermore, you keep the rights to sell the property, mortgage or lease it at any time before you pass. A TODD functions like a beneficiary designation for real estate. There are a few types. What you. A transfer on death (TOD) deed is like a regular deed you might use to transfer your South Dakota real estate, but with a crucial difference: It doesn't take effect until your death. Transfer on Death Deed: This deed which is a statutory form allows the transfer of property to one or more beneficiaries on the death of the grantor. Below we will discuss possible scenarios and stipulations surrounding the transfer of. This package is an important. With assumable mortgages, you can transfer the existing mortgage to the new owner, who’ll usually need to pay a fee. An attorney can help. File the deed with the proper land records authority, such as the county clerk, recorder’s office, land registrar, or office of land records in the county where the property is located. July 20, 2022. 841 (S. If you have real estate property, and want it to transfer to loved ones without passing through probate, a transfer on death (TOD) deed may be the answer. If the deed change is prior to a death, the notarized quit claim deed with all signatures is. The form will be recorded as part of the public record. Jul 14, 2021 · What is a Transfer-On-Death Deed? On November 1, 2008, Oklahoma's "Nontestamentary Transfer of Property Act" (Title 58 O. Feb 21, 2022 · A Transfer on Death deed is a document that acts as a deed for a chosen beneficiary yet remains invalid until you have passed away. This transfer occurs without the property being subject to going through probate. The Transfer on Death Designation Affidavit (TOD), when properly recorded, permits the direct transfer of the described real property to the designated beneficiary or beneficiaries upon the death of the owner, thus avoiding Probate administration. Since the person conveying the property is still alive, this avoids incurring probate court costs. Death Certificate Pursuant to a Transfer on Death Deed Cover Sheet: A cover sheet is required to be filed with a copy of a Death Certificate conveying real estate pursuant to a previously recorded transfer on death deed. I was also the sole beneficiary of her will . The Act was intended to simplify your estate planning by allowing you to transfer real property to your family members or beneficiaries at your death outside of. However, the transfer-on-death deed does just what the name implies: it transfers the property on the death of the grantor, the owner. Step 4. As the use of these life estate deeds with enhanced powers became more . Transfer of Mortgage: A transaction where either the borrower or lender assigns an existing mortgage (bank loan to purchase a residential property) from the current holder to another person or. This designation also lets the account holder or security owner. It is an estate planning tool called a Transfer on Death Deed (TODD). A transfer-on-death designation allows a principal to transfer the ownership of the property to a named beneficiary without going through the probate process. OWNER FOR THIS INTEREST IN REAL ESTATE. 071 TRANSFER ON DEATH DEEDS. Probate is not required. 17 kwi 2020. A transfer on death (TOD) deed is like a regular deed you might use to transfer your South Dakota real estate, but with a crucial difference: It doesn't take effect until your death. Chapter 114 of the Texas Estates Code requires that all transfer on death deeds be written, signed, notarized, and recorded in the county clerk's office of the county where the property is located. A transfer on death (TOD) deed creates an automatic transfer of ownership upon your death. If the real estate is owned by joint tenants, a TODD conveys the real estate to the beneficiary only after the death of the last surviving joint tenant. First, the owner signs a new deed that states who she would like to inherit the real estate at her death. For help with Estate Planning, Wills and TOD deeds, contact Kansas Legal Services at 1-800- 723-6953 or complete an online application. Arkansas Transfer-on-Death (Beneficiary) Deed Use this form to leave your Arkansas real estate without probate. 29 mar 2022. Maybe there are issues in the home, but the seller lacks the time, money, or patience to work on issues that could arise before closing. A New Mexico transfer-on-death deed, or TOD deed, is authorized under the Uniform Real Property Transfer on Death Act to transfer property upon the death of the owner. Nebraska’s law allows individuals this option for allocating property to one or more beneficiaries after their death without going through probate first, which can help make a difficult time for your loved ones a little easier. In Alberta, the fee has two components as follows: Transfer of Land registration fee: $50 plus $2 for every $5,000 of the fair market value of the property (or part thereof). However, upon your death, your beneficiary takes the property subject to all mortgages, liens and claims and will be responsible for paying those debts on t. §§ 59-3501 to 59-3507. Transfer on death (TOD) accounts can keep your estate planning intact while keeping your beneficiaries out of court. TRANSFER ON DEATH DEED Texas’ New Way to Preserve Family Estate Property Paul J. A TODD transfers any mortgage, judgment or other lien to the beneficiary upon the death of the owner. 655 to 111. The TODD does not affect ownership of the real estate until the owner's death. The final rule. Optional form of transfer on death deed. In 2011, the State of Nevada passed the Uniform Real Property Transfer on Death Act, which can be found at NRS 111. deep throat bbc
INSTRUCTIONS FOR USING THE FORM 1. . Transfer on death deed with mortgage
Transfer on death accounts are easy to establish. But your beneficiary will have to pay the mortgage after your death when the property transfers to them. However, the current owner retains the right to manage the assets as they see fit during their lifetime. Inheriting a house with a mortgage attached can sometimes put an heir or beneficiary in a difficult financial position. For example, if a husband and wife own real property as joint tenants and one dies, the surviving joint tenant will own the entire real property, even if they recorded a transfer on death deed. 8 Ways to Avoid Probate by Mary Randolph. Generally speaking, if you transfer a piece of real property subject to a mortgage to another person, that transfer violates the "due on sale" clause in your mortgage, essentially making the mortgage immediately due in full. The process is still about the same: draft the deed, sign the deed, record the deed. A beneficiary deed conveys no current interest in the property, and is effective only on the death of the owner. 10 paź 2019. If there are more than two living owners, you may need to submit an. §§ 1251-1258) went into effect. The grantor's interest is called a life estate, and the grantee's interest is called a contingent remainder. Creating a Transfer on Death Deed As with any real estate deed, the document must comply with state law. . It is an estate planning tool called a Transfer on Death Deed (TODD). There is a new law in Texas which is a tremendous benefit to low-and moderate-income people. a transfer by devise, descent, or operation of law on the death of a joint tenant or tenant by the entirety. Generally speaking, if you transfer a piece of real property subject to a mortgage to another person, that transfer violates the "due on sale" clause in your mortgage, essentially making the mortgage immediately due in full. This article summarizes the statutes, raises some questions and discusses how a transfer on death (TOD) deed impacts title insurance underwriting. 055 (West 2017). Although the transfer on death deed must be recorded within 60 days or less from the date it is it signed and before the owner's death, the . January 27, 2023, 6:00 AM · 6 min read. Read this in. Maybe there are issues in the home, but the seller lacks the time, money, or patience to work on issues that could arise before closing. The other sections of this article govern the effect of this or any other instrument used to create a transfer on death deed: THIS DEED MUST BE RECORDED BEFORE THE DEATH OF THE OWNER (S), OR IT WILL NOT BE EFFECTIVE. The answer, simply put, is no -- a house must transfer ownership after the original owner’s death. (b) The signature, consent or agreement of or notice to a grantee beneficiary of a transfer-on-death deed shall not be required for any purpose during the lifetime of the record owner. Jul 14, 2021 · What is a Transfer-On-Death Deed? On November 1, 2008, Oklahoma's "Nontestamentary Transfer of Property Act" (Title 58 O. 71 (b) If a joint. You can. It is an estate planning tool called a Transfer on Death Deed (TODD). Ownership: You have chosen to transfer your residence to your children, but you have retained the right to reside in and otherwise utilize your property for the rest of your life. ) The TOD deed is filed with the appropriate land . However, upon your death, your beneficiary takes the. A Transfer on Death Deed conveys property outside of probate. You can create and sign a transfer-on-death deed now, moving your property from your sole name into the name of your beneficiary, but the deed is not valid and does not take. What is a LBD? A LBD is a deed that transfers a person’s (the “grantor”) interest to another (the “remainderman”) but reserves a life estate in favor of the grantor. §§ 1251-1258) went into effect. For example, if a husband and wife own real property as joint tenants and one dies, the surviving joint tenant will own the entire real. (1) The capacity required to make or revoke a transfer on death deed is the same as the capacity required to make a will. 9 lut 2020. But, prior to recording the deed, get it signed by a notary public. A Lady Bird deed also allows the grantor to live on the property until their death and then transfers it to the grantee. We look forward to helping you!. A quitclaim deed is the easiest and most commonly used. You can revoke it at any time. TRANSFER ON DEATH DEED REVOCABLE. The transfer on death deed takes effect only when the last surviving joint tenant dies. An RTODD enables a homeowner to transfer the property directly to a desired beneficiary without the expense of creating a trust or going through a probate proceeding. Essentially, a new deed has to be created that names the trust as the owner of the property. A Transfer on Death Deed trumps a will. Affidavit - Death of Transferor Under Revocable Transfer on Death (TOD) Deed • Satisfaction of Judgment Satisfaction of Mortgage • Specific Release of Lien as to Specific Property • Statement of Information Subordination Agreement • Substitution of Trustee • Substitution of Trustee and Accompanying Corporate Bond • Substitution of. What is a transfer on death deed? You may use a transfer on death deed even if there is a debt or lien, such as a mortgage, against the property. The transfer on death deed takes effect only when the last surviving joint tenant dies. Chapter 114 of the Texas Estates Code requires that all transfer on death deeds be written, signed, notarized, and recorded in the county clerk's office of the county where the property is located. Ownership: You have chosen to transfer your residence to your children, but you have retained the right to reside in and otherwise utilize your property for the rest of your life. Owners retain full title and absolute control over the real estate, its use, and its distribution until death. 655 to 111. 16, 261. A transfer on death deed does not protect the property from creditor claims. The deed must state the transfer to your designated beneficiary (or beneficiaries) is to occur at your death. Learn about the transfer of property rights after death and the value of placing heirs on a title to real estate. rest easy – you don’t need to do anything. Will a TODD avoid a mortgage, lien or estate claim against my property?. How to get a transfer on death deed Fill out the deed. 8 - Capacity of transferor; fraud, duress or undue influence. Revocable Transfer On Death Deed Texas Texas has a law called a revocable transfer on death deed or a beneficiary deed, which names a particular beneficiary who automatically receives ownership of real property after the original owner dies. This revocable deed is a simple way to transfer real property to a beneficiary after the death of the transferring owner. Log In My Account tm. The quit claim deed is the recorded instrument that adds, changes or removes names from the deed to a property. 3 kwi 2014. All joint tenants should sign the transfer on death deed. 9th Street, Room 103, Milwaukee WI 53233; emailed to: RODVitalRecords@milwaukeecountywi. gov to help customers. Transfers on death only convey the owner's interest in the property, if any, present at the time of death. Although the transfer on death deed must be recorded within 60 days or less from the date it is it signed and before the owner's death, the . A TOD Deed allows the owner of real property to execute a deed during his or her lifetime, which names the beneficiary or beneficiaries who will receive title to the property upon the owner’s death. A Transfer on Death Deed conveys property outside of probate. Maybe there are issues in the home, but the seller lacks the time, money, or patience to work on issues that could arise before closing. Real estate law and property law are just a few service areas we offer. You may use a transfer on death deed even if there is a debt or lien, such as a mortgage, against the property. January 27, 2023, 6:00 AM · 6 min read. This thread is archived. gov or faxed to (414) 223-1942. 20 Part II delves into the origin and legal history of the transfer on death deed. This Act serves to allow real estate to pass through a Transfer on Death Deed (hereinafter TODD). currently allow for TOD Deeds. A common method of avoiding probate for real estate (in states that allow it) is the creation of a Transfer on Death (“TOD”) Deed. The property owner may change the beneficiary at any time. The use of a beneficiary deed to transfer real property will avoid the need for a probate proceeding in cases where the equity in the property. This package is an important. The transfer under the TODD is triggered by the. What you. History: L. Some instruments of transfer/deeds of conveyance. January 27, 2023, 6:00 AM · 6 min read. These deeds filed at. One advantage of a Transfer upon Death Deed is that, unlike other deeds, it can be revoked for any reason at any time prior to your death. TRANSFER ON DEATH DEED AUTHORIZED. This article from an ABA Journal, explains the options provided by a Transfer on Death Deed. Using a transfer on death deed effectively makes the property a non-probate asset, which could potentially lower your estate value under the $50,000 limit. These types of deeds were previously authorized under Estates Code 111. Part of planning for the future involves getting your estate in order, and determining who you want your assets to pass to when you die. A transfer-on-death deed, otherwise known as a beneficiary deed, handles the property transfer in a completely different way. . adult pics nude, ellie last of us hentai, nurses porn, love making pornography, hottest porn reddit, basic bag melvor, fake cake carts, trailer sales wichita ks, best tinder bio reddit seduction, houses for rent by owner in richmond va, balire ivory, foundation design calculation xls co8rr