Why Do I Need An Estate Lawyer?

You might ask for instance why you need an estate lawyer, or who exactly is an estate lawyer. An estate lawyer is an attorney, who sorts out disputes that are being contested under the Law of succession. Lawyers who specialize in estate law, contest all succession issues under three main points. Foremost if you are the claimant, feel that there is enrichment on the part of the deceased. Secondly, you have to establish that there is a corresponding deprivation to you the claimant, and thirdly you have to establish that there is an absence of a jurisdictional reason for that enrichment.

Law firms dealing with the above issues generally find themselves dealing with clients who are in some form of contention with regards to an estate. For one example they may be disputing a government ruling with issues dealing with tax obligations with respect to gifts. They also find themselves dealing with matters of transfer of assets that bog down non-traditional families, gay families or even issues that touch on value based judgments such as organ donations. If you are faced with such a legal challenge then a law firm specializing in this sort of thing may be of aid to you.

Estate law firms also specialize in probation of Wills. A will is said to be probated when at the demise of its author the will is taken to a probate court for purposes of being verified. It is checked on a number of issues: the validity of the document; if the contents therein are being contested; or if the state has any claim to taxes on the deceased estate. There are many firms that deal with the probation of wills listed in a legal directory of law firms.

With the preceding information, you may still be in doubt as to why you need a lawyer in regard to issues that seem straight forward. Foremost it is important to know that wills and estates are not that straightforward. Many times there are conflicts between the beneficiaries of the will. An estate lawyer handles the probate as a neutral party with the express purposes of following the wishes of the person who wrote the will. This also ensures that no one able to take advantage between any of the heritors. An estate and will lawyer knows the tax codes that are applicable in each particular situation. They also have the experience and knowledge about which benefits you can claim and in the process, this ends up reducing amongst other things- your tax burden and the likelihood of you being disenfranchised during any of the legal processes already mentioned.

Estate and will lawyers are overseen by various governing Law Societies and any lawyer you get should be a registered member in good standing. It is very easy to check and most firms will be proud of their track record and standing. Failing to check though runs the risk of being defrauded from your money. Each region will also have a legal directory that can be found online for that area that will give you a listing of all the lawyers and their specialities.

Trying to find an expert estate lawyer Toronto? Contact a leading estate lawyer Toronto at WeltmanBernstein.ca - with years of experience and a full team of real estate lawyers, wills lawyer Toronto and house purchase lawyers for all your legal needs.

Selecting an Advantageous Trusts and Estate Lawyer

Trust and Estates is a rapidly growing area of practice in the law that includes estate planning, managing your estate during life and disposing of your estate at your death through the use of trusts, wills and other planning documents.

Learn About Distinctive Legal Practice Areas.

You can easily become familiar with the different practice areas to determine the type of lawyer who will work best on your legal matter. For the purpose of asset protection and estate planning you will need a lawyer well versed in Trusts and Estates.

You will want to hire an attorney who regularly handles matters in the areas of concern in your particular situation, and who will know enough about other fields to question whether the action being taken might be affected by the laws in other areas of law. For example, if you're going to rewrite your will and your spouse is ill, the estate planner needs to know enough about Medicaid to advise you about whether it's an issue with regard to your spouse's inheritance.

Unfortunately, there are some attorneys who hold themselves out as experts in trusts and estates, but who have little or no experience in this area of practice. They recognize that the aging America represents a business opportunity for them and they hope to "cash in". So you will want to be particularly careful in narrowing down your selection of a trust and estate planning attorney.

Finding a lawyer may be easier than you think. Creditable and trustworthy resources are already available to you on the Internet. For instance, lawyers.com offers a complete database of lawyers sorted geographically and by expertise.

Finding a Lawyer May Seem Like a Monumental Task.

You're already anxious because you have a legal problem. A creditor may have sued you or you may have been injured in an auto accident. Perhaps you want to start a business, adopt a child or finally tackle your estate planning needs. In these situations, you need a lawyer to protect your rights, but each situation requires very different skills. Yet many people don't know how to find a lawyer that is right for them, which only raises their anxiety level.

Not surprisingly, recent studies suggest that the vast majority of consumers (81%) wish there was a resource to help them find competent lawyers. The study also suggests that 62% would like to have access to legal resources on the Internet. This article outlines the basic steps to finding a lawyer and using Internet resources already available to you.Check Out the Database of Lawyers in Your Community.You can use http://www.lawyers.com Other Internet resources can help as well. Lawyer referral services, operated by your local bar association, can assist in finding a lawyer who is right for you. Visit abanet.org/referral/ to find a referral service close to home. If you qualify financially, consider contacting your local legal aid service by clicking on http://www.abanet.org/legalservices/probono.html You can also contact a legal professional association or the American College of Trust and Estate to find the best attorneys in your area.Yet some things can not be done on the Internet! In all cases, be sure to interview the lawyer to assure yourself that he or she has the expertise and experience you need, and that you have a comfort level that will allow you to be honest and open with him or her. Usually, you will not be charged (or charged very little) for this initial consultation.

Title Companies Vs Real Estate Lawyers

Is a real estate lawyer a better choice than a title company when it comes to selling your home? You can choose any one of the two but you should first be aware of the difference between real estate lawyers and title companies. Here is some information about both the entities and whose services can benefit you most.

Real estate lawyers

Real estate lawyers specialize in laws relating to real estate and make sure that your interests as a seller are met in the transaction. These lawyers can act as escrow agents as they can hold your earnest money, down payments as well as help you with the requisite documentation. These attorneys can also help you understand the legalities involved in the sale transaction, the offer made by the buyer and your rights as a seller.

An attorney can also handle a closing in case the lender's lawyer doesn't do that. Every real estate lawyer has two most important responsibilities.

• To advise on the documentation process of the transaction

• To represent you at a closing

Besides these two important services, an attorney also negotiates any modifications in the purchase contract that the seller wants to incorporate. Preparing the seller's deed, another crucial aspect, is also taken care of by the attorney. The attorney you hire will also accompany you on your meeting with the client/buyer at the time of settlement. He/she will also advise you on the tax implications involved in your home or property sale.

Title companies

Title companies are insurance agencies that represent title insurance companies. Such companies insure titles to lenders and buyers by ensuring that a title is free from any encumbrance that can cause financial loss.

The title company assures the buyer that he/she can get his/her title on the home or property with no liens against it. The availability of a title on the particular home/property is made clear and vouched for by a title company. In the process, such an entity protects the rights and interests of both parties in question.

Usually, most title companies insure a closing with the help of a lawyer to fulfill certain requirements. Closings also depend on the area you are living in. Toronto natives can hire the services of a real estate lawyer for sale closings.

Keep the following things in mind when you sell your property:

Title companies can hold the down payment and close your home without additional costs. Also, there is a possibility that title companies may give you a discount on your title insurance if you had previously used their services to either refinance or buy your home or property. Lawyers can also close your home/property sale and hold your down payment but may charge an additional fee.

A lawyer can charge a higher fee to write a contract. In cases of simple transactions, this can complicate negotiations. But in most other property sale transactions, the services of a real estate lawyer can prove invaluable.

Facts You Should Know Before Getting an Environmental Lawyer Job

Environmental law firms handle a variety of cases involving environmental related issues and are one of the best places to get an environmental lawyer job. It is important before searching for a job as an environmental lawyer that you do some research. You want to be sure that you understand what the job entails, the education that you need and what to expect during your job hunt and once you find a job.

Working in Environmental Law:

An environmental lawyer job will involve preparing cases, working with clients and going to trial. Environmental law focuses on cases involving individuals or companies that have violated environmental laws or otherwise threatened the welfare of the environment. A lot of the focus is on businesses that are harming the environment and not following the laws relating to environmental safety.

Education:

To get an environmental lawyer job it is necessary to go to college and law school, plus pass the bar exam in the state or states in which you will practice. Studying to be an environmental lawyer requires taking courses in various areas of law including administrative and alternative dispute resolution. You will also have to take courses specific to environmental law, such as air pollution, conservation, ecology, and Federal Natural Resource law.

Job Outlook and Salary:

A career in environmental law has an average growth estimate as predicted by government economists. As environmental issues continue to dominate the government and the minds of the public, it is possible for growth to be slightly more than predicted. Growth also depends on current environmental lawyers. If there is a surge in retirement, then job openings could be more than expected.

Environmental law salary, as reported by the U.S. Bureau of Labor Statistics in 2004, was about $73,000 for lawyers working within the government. Salary can vary depending on where you work. Jobs are available from a variety of different employers. These include private firms, various government agencies at different levels of government and businesses of varying sizes. Jobs are available to prosecute against environmental offenders and defend them. The salary can also vary depending on which side of a case you are working.

Getting a job as an environmental lawyer requires some serious commitment. Many lawyers who are involved in this area of law have some personal interest in the environment and are passionate about protecting it or they feel the need to protect those who are being prosecuted for violating environmental laws.As a lawyer of any kind, it is very important that you are willing to work hard and make your way up the career ladder. Many lawyers start out at the bottom where they mainly handled administrative duties. It takes time to prove yourself as a lawyer and work up to the level where you actually get to go to trial and represent clients in front of a judge or jury. For those that are committed to being an environmental lawyer, it is well worth the years of education and the hard work that it takes to become a respected environmental lawyer.

International Environmental Law and Policy of Sustainable Development

It is evident that States and International organizations are the primary sources of international law. However, international environmental law is the impact of efforts from non-government organizations and state authorities. There have been positive efforts made on law and policy making in the field of international environmental law in nations such as United States, Germany, Japan, Russia, South Africa, Brazil, China, India and Indonesia. In most cases, environmental protection has been witnessed in those nations in which there is a guaranteed constitutional right to a pollution free healthy environment. For instance, the law in Costa Rica, Latin America, Constitution of Chile, Hungary, South Africa etc., provides for a 'right to pollution free environment'. Several European member-states have amended their constitutions after the fall of communism and have included right to environment as a justifiable right in the constitution.

In federal states, local governments legislate on environmental issues within their own jurisdiction. The law and policies initiated by different nations and their local regions have influenced each other towards evolving a state practice of transnational environmental regulations. In this respect the state and national level administrative and bureaucratic agencies have played a vital role to create environmental activism.

Additionally, on a global level the organs of United Nations have served as key actors in the process of environment protection law making. For instance, the role played by the Food and Agriculture Organization (FAO), the World Health Organization (WHO), the International Maritime Organization (IMO), the World Bank and the International Monetary Fund cannot be overlooked since they have helped initiate action among states and pre-existing international organizations including the United Nations Environmental Programme (UNEP), the United Nations Development Programme (UNDP), and the Commission on Sustainable Development (CSD).

Nevertheless, at every level, local, national, international there have been several disagreements with regard to decision making concerning environmental issues. In particular, at a global level although there is a comprehensive institutional framework, there is complete absence of unanimity with respect to environmental decisions. It is therefore a challenge to create an order of international environmental governance with sustainable development as priority concern.

It was not until the late 1980s that sustainable development started to be included on a frequent basis in international texts, first primarily in political documents and then in binding treaty texts. One of the first treaties to use the term, and notably outside the environmental context, was the 1990 Agreement establishing the European Bank for Reconstruction and Development. Despite the continued political disagreement, the concept of sustainable development has now been included within a significant number of binding and non-binding texts both at the regional and global level. However, in 2012 the international community noticed at the World Summit on Sustainable Development that the progress was most unsatisfactory.

Humanity stands at a defining moment in history, and we need to realize that integration of environment, development concerns and greater attention to them will lead to the fulfillment of basic needs and improved living standards for all; a surety for an eco-friendly prosperous future. No nation can achieve this dependently, but together we can in a global partnership for sustainable development.

Hence development and conservation of the environment should go hand in hand. Governments of all nations (under-developed, developing, and developed) should adopt a development policy that assures pollution control. In this sense international environmental law faces its greatest challenges to meet developmental and environmental needs of present and future generations.

International Environmental Law - Problems and Prospects

INTRODUCTION:

"For 200 years we haven conquering nature,Now we're beating it to death."-TOM McMILLAN, Greenhouse Trap '90.

This report emphasizes that the central problem facing the international communities in devising and enforcing appropriate environmental laws is due to twp diametrically opposing philosophies which are inherently mutually exclusive

- Capitalism and environmental protection. It also shows how central pillar of capitalism; private property has juxtaposed itself into international norms as the relatively modern concept of sovereignty and that this concept is the international legal norm that is hindering with the macroscopic arena of formulating appropriate international environmental protection.

At the enforcement stage, countries are unwilling to enforce laws precisely because of maintaining the edge in competition. Capitalism and environmental protection are joined in an awkward legal unification which leads to ineffective environmental protection and poor realization of equity and medium of international direction

- the law is inherently bias towards economic interests and thus need to be re-formulated in order to give effective protection for our planet."It is horrifying that we have to fight our own government to save the environment."

-Ansel Adams.

MAJOR GLOBAL ENVIRONMENTAL PROBLEMS:

a. Biodiversity

- The number of species of plants, animals and micro

-organism, the enormous diversity of genes in these species, the different ecosystems on the planet, such as rain

-forests and coral reefs are all part of biologically diverse EARTH.

a. BIODIVERSITY IS IMPORTANT:

It boosts ecosystem productivity where each species how small, have an important role to play.

b. LOSS OF BIODIVERSITY AND EXTINCTION:

Sustainable development and consumption would help avert ecological problems.

c. NATURE AND ANIMAL CONSERVATION:

The pressures to destroy habitat for logging, illegal hunting and other challenge are making conservation a struggle.

d. CLIMATE CHANGE AFFECTS BIODIVERSITY:

Rapid global warming can affect an ecosystem's chances to adopt naturally.

e. CORAL REEFS:

World's marine diversity faces threats from human activities. It is also feared that many would die soon.

[BIOSAFETY PROTOCOL 2000-MONTREAL, CANADA]

b. Climate changing and Global Warming:

a. Global dimming- clouds reflect more sun rays to space.

b. UNFCCC

c. Climate justice and equity.

c. Global Warming and Population:

a. COP 15-Copenhagen Climate Summit 2009

b. COP 14- Poznam Climate Conference 2008

c. COP 13- Bali Climate Conference 2008

d. COP 11- Montreal Climate Conference 2005

e. COP 10- Buenos Aires Climate Conference 2004

f. COP 8- Delhi Climate Conference 2002

g. COP 7- Marakesh Climate Conference 2001

h. COP 6- Hague climate conference 2000

i. COP 4- Buenos Aires Climate Conference 2000

j. Kyoto protocol-2002

d. El Nino And Climate Change:

1997 Nino caused huge problems all over the world, from droughts to floods and poor yield of crops.

e. Energy Security:

The past drive for fossil fuels has led to wars, overthrow of democratically elected leaders, puppet governments and dictatorships.

f. Human Population:

It creates a stress on environment, society and resources.

g. Natural Disaters:

Hurricane Katrina.

Asian earthquake and Tsunami.

Third world debt and Disaster recoveryh. Genetically engineered Food-Genetically modified crops and organisms are proving to be hazardous both for environment and humans.

i. Sustainable Development:

The idea of sustainable development moved from numerous environmental movements. Summits such as Earth Summit in Rio, were major international meetings to bring sustainable development to the mainstream.

CONSUMPTION AND CONSUMERISM.

(United Nations Development Programme)

• Generalized figures hide extreme poverty and inequality of consumption on the whole.

• If emerging nations also follow the same path as today's rich countries, their consumption patterns will also be damaging to the environment.

• 20% of the highest income groups consume 86%.

• 20% of the poorest groups consume 1.3%

• Issues related to consumption also effect environmental degradation, poverty, hunger and even rise in obesity.

TIMELINE

Initiatives taken by the world to improve environment1960

s:1968- Biosphere, International Conference for rational use of Biosphere.1970

s:1971-Polluter's pays principle, stated by OECD.1972- Conference on Human Environment- Stockholm, 1972(Declaration that environment was endangered.)1977-Conference on Desertification1980

s:1981- World Health Assembly adopts a global strategy for health.1982- UN Convention on the Laws of the Sea.

(Provisions dealing with pollution of marine environment.)1984-International Conference on Environment and Economic

• Brundtland Report1985- Vienna Convention on Depletion of Ozone Layer21 countries + European Community.1987-Montrael Protocol on Substance that depletes the Ozone Layer-36 countries ratified it.1989- The Basel convention-100 countries signed it.To control the Trans boundary movement of hazardous waste and disposal.1990s:1990-UN Summit for Children- environment for future.1992- Earth Summit- UNCED-Rio De Janiero.

World Economy and effects on World environment.1992-UNFCCC- To combat global warming.

To stabilize GHG concentrations in the atmosphere.1993- UN Commission on Sustainable Development.

• To enhance international co-operation

• To rationalize inter-governmental decision making capacity.1995- World Summit for Sustainable Development- CopenhagenClear commitment to eradicate poverty.1995- First Conference of parties (COP-1) to the CCC170 nations ratified the convention.

Central issue - adequacy of commitments.

A body was created to develop recommendations to assist the COP in the review and assessment of the implementation of the FCCC and in the preparation and implementation of its decisions.1996- ISO 1400- adopted as an international standard for corporate environment management systems.1997- Kyoto Protocol

- 159 nations attending COP-3 to the UNFCCC agreed to reduce worldwide emissions of GHG.

• It also established emissions trading, joint implementations and clear development mechanisms to encourage co-operative emission reduction projects between developed and developing nations.

Top-5 emitters for the year 2005

Country or region % of global total

annual emissions Tonnes of GHGper capita

China17 % 5.8

United States16 % 24.1

European Union11 % 10.6

Indonesia6 % 12.9

India5 % 2.1

The projected temperature increase for a range of greenhouse gas stabilization scenarios (the coloured bands). The black line in middle of the shaded area indicates 'best estimates'; the red and the blue lines the likely limits.

Obstacles for effective environmental law

Sovereignity:

International law Is inherently weak and cannot supply sufficient protection for environment for one main reason

- sovereignty. The insistence on states on maintaining sovereignty leads to legal formulation problems and an absence of enforcement or sanctions for non-compliance.

The concept given in many treaties. The Tuna Dolphin Case in 1991 substantiates this claim where a GATT panel held that a country can only control the consumption of a natural resource. "only to the extent that the production or consumption is under jurisdiction,"1n 1962, the UN General Assembly held "sovereignty over resources must be exercised in the interest....of the well being of the state concerned.

"PRINCIPLE

-21 of the Stockholm Declaration states that "do not cause damage to environment of the other states." The common criticism is that international agreements do not secure real environmental protection because their design and operation ultimately affect national interests over environmental stewardship. Further, international law relies on the state bargaining and often they do not reach a consensus on anything but a lowest common-denominator basis which is unsatisfactory. By the time protection envisioned treaties reached national levels, it is massively watered down and corrupted with capitalist profit motive-there is little protection afforded to environment.

The commencement of these principles and treaties is also starting. Kyoto took two and a half years of negotiations to adopt. Even worse is the implementation time between adoption and enforcement. Susskind concludes "Environmental Protection strategies that made sense when they were first proposed represent 'too little, too late' by the time they were implemented. Barret eloquently summarizes the argument, "the Kyoto targets simply reflect what was politically feasible at the time and not what is appropriate from an ecological standpoint. What is distressing is that what was politically feasible at the time meant that U.S. refused to sign it.

The essence of sustainable development is the much cited "development that meets the needs of the present without compromising the ability of the future generations to meet their own needs." The concern of International Law is by the time soft law from sustainable development reaches a national level; it is corrupted into merely extending market values to incorporate the environment into the wider economy leading to insufficient environmental protection and inadequate help to developing countries.

Brundtland said, "Those who are poor and hungry will often destroy their immediate environment in order to survive. People mismanage land and countries to industrialise at an ecologically inconsistent rate leading to problems for present and future generations, to remove poverty. Kyoto also has a 'Clean Development Mechanism', where developed countries finance developing countries projects to receive emissions reduction credits to transfer finance and technology.

Much legislation has been passed under its Environmental Action Programmes. Its treaties mention Environmental Protection Principles.

KYOTO PROTOCOL PARTICIPATION MAP-2009KYOTO PROTOCOL

It is a protocol to the international Framework Convention on climate Change with objectives of reducing Greenhouse Gases that cause climate change.

As of 2007, 174 parties have ratified the protocol.

↓36 developed countries have to reduce GHG emissions.

↓137 developing countries have ratifies including Brazil, China and India.

US and Kazakhstan-signatory nations but not ratified.

↓Treaty expires on 2012.

↓Kyoto underwritten by governments, governed under Legislation by UN.

↓Annex-1: Country if fails to meet obligations; penalized by 1.3 emissions allowance

↓By 2012, Annex-1 has to reduce by 5%.

↓Kyoto has flexible agreements where Annex-1 can purchase GHG emission reduction from elsewhere to meet their requirements.

↓Kyoto aimed to cut down global emissions of GHG.

↓stabilize concentration of GHG in atmosphere.

↓It is an agreement negotiated as an amendment to UNFCCC.

↓Developed nations have to finance climate related studies and projects.

↓It is a 'cap-and-trade' system which imposes a cap on emissions by the Annex-1 countries.

Per country green house emissions

UNITED NATIONS FRAMEWORK CONVENTION ON CLIMATE CHANGE

Acknowledging that changes in earth's climate and its adverse effects are a common concern for human kind.

↓Largest share of GHG emissions comes from developed countries, per capita emissions in developing countries are lower.

↓Awareness of the role and importance in terrestrial and marine ecosystems of sinks.

↓Recalling the pertinent provisions of the Declaration of the United Nations Conference on the human environment adopted at Stockholm, 1972.

↓Reaffirming the principle of sovereignty of states in International Cooperation to address climate change.

↓States should enact effective environmental legislation.

↓GENERAL ASSEMBLY-44/228 on UNCED; on protection of global climate for present and future generations.

↓VIENNA CONVENTION-for the protection of Ozone Layer and the Montreal Protocol on substances that deplete ozone Layer.

↓MINISTERIAL DECLARATION of 2nd WORLD CLIMATE CHANGE.

↓Need for developed countries to take immediate action in a flexible manner; towards comprehensive response strategies accounting all GHG

↓Recognizing low-lying areas and islands which are vulnerable to floods and affects of climate change.

↓All, especially developing countries, need to access to resources required to achieve sustainable social and economic development.

OBJECTIVE:

The ultimate objective of this convention and any related legal instruments that the conference of the parties may adopt is to achieve, in accordance with the relevant provisions of the Convention, stabilization of GHG concentrations the atmosphere at a level that would prevent dangerous anthropogenic interference with the climate system.

Art-1: Definitions

Art-2: ObjectiveArt-3: Principles

Art-4: Commitments

Art-5: Research and systematic observations

Art-6: Education, training and public awareness

Art-7: Conference of the parties

Art-8: Secretariat

Art-9: Subsidiary body of scientific and technological advice

Art-10: Subsidiary body for implementation

Art-11: Financial mechanism

Art-12: Communication of information relating to implementation.

Art-13: Resolution of questions regarding implementation.

Art-14: Settlement of disputes

Art-15: Amendments to the Constitution.

Art-16: Adoption and amendment of Annexure to the Constitution.

Art-17: Protocols.

Art-18: Right to Vote.

Art-19: Depository.

Art-20: Signature

Art-21: Interim Agreements

Art-22: Ratification, Acceptance, approval or Accession.

Art-23: Entry into force.

Art-24: Reservations.

Art-25: Withdrawals.

Art-26: Authentic texts.

ANNUAL CARBON EMISSIONS:

CARBON CREDITSA value has been assigned to a reduction and offset of greenhouse gas emissions. Carbon credits and markets are key components of international and national attempts to mitigate the growth in concentrations of GHG. One carbon credit equals one tonne of carbon dioxide.

Carbon trading is an application of an emission trading approach. GHG emissions are capped and markets are used to allocate the emissions among the group of regulated sources. The goal is to allow market mechanisms to drive industrial and commercial processes in the direction of low emissions or less carbon intensive approaches than those used when there is no cost to emitting CO2 and GHGs into the atmosphere.

Since GHG mitigation projects generate credits, this approach can be used to finance carbon reduction schemes between trading partners around the world.

There are also many companies that sell carbon credits to commercial and individual customers who are interested in lowering the carbon footprints on a voluntary basis.

CARBON FOOTPRINT:

Total set of GHG emissions caused by an organization, event, and product.

The concept of carbon credits came into existence as a result of increasing awareness of the need for controlling emissions. The IPCC (Intergovernmental Panel on Climate Change) has observed that:

"Policies that provide a real or implicit price of carbon could create incentives for products and consumers to significantly invest in low GHG products, technologies and processes. Such policies could include economic investments, government funding and regulation.

"HOW CARBON TRADING EMMERGED?

ANNUAL CARBON EMISSIONS (AREA-WISE)

CONCLUSION

 Economic expansion and profit motives are incompatible with environmental protection because they inhibit environmental law at every single level. At the macroscopic level, the formulation is hindered because of sovereignty. The nation state system is incompatible with environmental protection problems transcend national boundaries. Such agreements, even after being made take too long. Because essentially states are in competition with one another. Finally when international negotiations done are left only with a compromise, heavily biased to capitalism leading to a broad unspecific 'law' that is not ecologically sufficient.

When this poor compromise reaches national level, it is again diffused in implementation via inclusion of economic devices to realize some principles. Enforcement is a bigger problem because capitalism requires firms and countries to compete. Even for those who try to enforce environmental law, they are inherently economically bias.

In final analysis, at every single level from devising to enforcement to transfer technology or wealth the main hindrance to international environmental law is primarily capitalism. Laws require consensus, unfortunately without a major catalyst international environmental law is at ends with an already entrenched system of capitalist norms- both internationally and nationally.

Explore The Changes in UK Employment Tribunal Law

For years, an employee's choice to bring an issue of employment law before an employment tribunal was totally free of charge, but now this has changed in favour of fixed rates.

Although there's no doubt that many of these reported cases are fraudulent or at least exaggerated, until now making a claim has not affected employees to any large degree because placing a lawsuit of this nature has always been without financial charge. In such cases the company on the receiving end of the lawsuit would inevitably have to pay thousands of pounds in legal fees regardless of whether the tribunal decides to rule in favour of the plaintiff. Companies on the receiving end of these claims have often chosen to attempt an out of court settlement with the plaintiff simply to avoid the excessive legal bills that result from arranging an employment tribunal.

This has long been an issue that has needed addressing in UK employment law and it was at last reconsidered in July 2013 when the British Government instigated a policy of issuing fees to employees who choose to lodge an employment tribunal claim. This move is clearly intended to deter false claims while helping to reform the tribunal system so that those who make accusations of this kind will contribute some money towards the cost of organisng the employment tribunal. London alone sees thousands of emplyment tribunal cases each year which find millions of pounds of taxpayers' money being spent on employment tribunal cases that often last for weeks at a time.

The fee to issue a Type A claim has been set at £160. This covers claims being made for redundancy payment and unlawful deductions from employee wages. Type B cases which assess claims of unfair dismissal and discrimination come with a fee of £250. In addition to these fees a hearing fee is also now in effect. This extra charge is taxed at £230 for Type A claims and £950 for Type B claims, although, in some cases it is possible for a plaintiff to be exempt from these charges, namely that the plaintiff must have a disposable capital of more than £3,000, or £16,000 if they are over 61 years old at the time of filing the complaint.

However, if a claimant's disposable capital falls below these figures the gross monthly income will also be taken into account. Other considerations will be made in regards to the plaintiff's marital status to ensure the charges issued are fair.

If you have legal concerns regarding your own emplyment experiences, consult Natemplaw.co.uk, where employment law solicitors qualified in all areas of employment law will help you explore the options available to you.

Changes in Indiana Employment Law: Seasonal Workers No Longer Entitled to Unemployment Benefits

Should seasonal workers be allowed to collect unemployment benefits in their downtime? The State of Indiana recently passed legislation precluding seasonal workers from collecting unemployment benefits when they are laid off at the end of the season. See Indiana Code Section 22-4-3-5.

Aside from the political and economical issues with this new change in the law, this article discusses the new statute, provides practical implications, and addresses problematic issues.Indiana Code Section 22-4-3-5 essentially provides that an employee is not unemployed (and thus not entitled to unemployment benefits) during any time that the Department of Workforce Development finds that the employee (1) is on vacation and (2) has not received compensation from the employer for that week because of either a written contract between the parties or because of the employer's regular vacation policy and practice.

One of the exceptions to the above rule is that an employee will be entitled to unemployment benefits if the employee had no reasonable assurance from the employer that he or she will have employment available at the start of the following season.

For example, if the employer lays off the seasonal worker in December and tells the worker that there is no guarantee that a job will be available the following spring and that the worker would need to reapply for any job with the employer, then it is arguable that the worker would be entitled to unemployment benefits because there is no reasonable assurance of continued employment.

However, if the employer lays off the seasonal worker and tells the worker that he or she will be called back in the spring if there is employment, and the employer has engaged in the same practice for the past couple of years, then the seasonal worker will probably not be entitled to collect unemployment benefits because there was a reasonable assurance of continued employment.

This new approach seems to conflict with past law. In Fort Wayne Community Schools v. Review Board of the Indiana Employment Security Division, 428 N.E.2d 1379, 1383-1384 (Ind. Ct. App. 1981), the court held that the employee "had, at most, only a hope of being reemployed... [and] [t]his is not enough to constitute a reasonable assurance of continued employment... ".Nonetheless, the key question that is presented with the new law is whether or not the employee had any reasonable assurance of continued employment when the employer laid the seasonal worker off.

Another exception to the rule is that the rule does not apply to a worker whose employer fails to comply with a department rule or policy regarding the filing of a notice in connection with separation arising from the vacation period. However, this exception is essentially meaningless because the Department of Workforce Development admittedly has no such rule or policy regarding the filing a notice.

In conclusion, just because a seasonal worker collected unemployment benefits in the past when he or she was laid off, does not mean that that same seasonal worker will be entitled to collect unemployment benefits in light of the new law.Contact an employment law attorney to determine what rights are available.

For more information regarding the contents of this article, contact the Indiana Department of Workforce Development or an employment lawyer.

The Advantages of Knowing Employment Law

In this economic climate, it is not easy to earn money and it is not easy to get employment. Someone who is looking for a good job would need to study, invest time and effort. This is why a lot of people often make sure that they make the most out of what they earn from their employment. Most of them greatly depend on their job when it comes to feeding their families and so many other basic necessities that they need to spend for. It can then be a difficult and life changing experience for an individual if they suddenly get fired from their position and it is not a pleasant experience for those involved. With this, it is perhaps a good for a worker to be aware of the various aspects surrounding employment law.

Having knowledge of employment law can give an employee a shield against unjust treatment from their employers. Sometimes, employers do not give the right benefits to their employees. But if the employees know about employment law, they can claim their rights to a variety of benefits such as health insurances, vacation leave, medical leave and bonuses. They may become even more driven to keep their employment longer and work even harder.

One thing that may greatly affect a worker's productivity is that some employers tend to be fairly strict and may not let their employees go on sick leave if they are ill. There are some occasions where an employer might not let their employees rest until they literally faint in the office or vomit blood. If the employee has an awareness of employment law, they would be able to go on medical leave without the fear of any serious repercussions.It can also be humiliating to a worker if they are shouted at in front of their colleagues in the office. It may also lead to an individual developing a feeling of inferiority that they may tend to carry even when they are outside the office. Anything that degrades an individual is not acceptable under employment law. An employee who knows that they are being treated unfairly or illegally should then know exactly how to warn their employers and fight for their rights if needed to.

Some employees also tend to be abusive of their rights. An employer who knows their and the rights of all their employees under employment law should not allow employees to abuse or take advantage of these rights.

Employment Law in Dubai: The Law On Termination of Employment

Under Dubai Law, which is governed by United Arab Emirates (UAE) labour law, an employer must give an employee a minimum notice period of 30 days before termination of an employment contract. The United Aram Emirates law is inflexible in this respect which means that the law allows no room for negotiation, even when the employer is willing to consent to a shorter time period. Any shorter contractual notice period is unlikely to be enforceable by the employer.

Upon termination of employment, the United Arab Emirates labour law states that an employee must be reimbursed for all entitlements they have not been able to benefit from, such as unutilised leave. If the employee has worked for the company continually for at least a year, and does not participate in the Company's pension scheme, gratuity is owed to them on the termination of their employment. This is payable at a rate of 21 days a year for 1 - 5 years service, and 30 days for over 5 years. This is rightfully theirs as an 'end of service benefit.' UAE law specifically states that on termination of a contract, an employer must return an employee to their country of origin, should the employee fail to find alternative employment within a set time period.

It should be noted that there are no provisions under UAE for redundancy; hence they do not recognise 'redundancy compensation' per se. The UAE does however state, that an employer should provide pay of up to 3 months salary, where they have terminated the employment for a reason other than the employee's performance. Hence, in practice there is a provision for redundancy, just not in those words; yet this issue is still a very contentious one. UAE Labour Law could get complicated but all in all sides with the employees more often than not.Yair Cohen is the practice manager at employment law firm in England Bains Cohen LLP.More on employment law in Dubai go to [http://www.BainsCohen.com].

Common US Employment Law Violations

There are many people in the United States that have excellent, fair employers - yet there are also those whose workers' rights are violated each and every year in regards to underpayment, overtime and rest break violations. For this reason, it is important to know your rights and find a great employment law attorney.

There are several employment law violations that are more common that others in the US, and the first one of these is lack of overtime payment. The particular law that applies will depend on the state, but in some cases, employees can be told that they are not entitled to overtime payment when they actually are.

In all cases, workers are entitled to overtime payment if they do not meet all the of a particular overtime exemption's requirements. Furthermore, some people may be compensated for overtime, but this sum may be far lower than the amount that they are legally entitled to. In this case, finding a good unpaid overtime lawyer is an ideal solution.

In addition to the lack of overtime payment or the miscalculation of overtime payment that disadvantages the employee, there are other common employment law violations which employees need to be vigilant of. One of these is failure of the employer to give additional pay when it is required by law.

This does not only apply in regards to overtime, but also in other situations when an employee is legally entitled to be compensated for not taking an unpaid meal period - working instead due to the employer's demands - or not taking other legally required rest breaks. In some state law, workers are entitled to extra pay in these situations.

If you are an employee who frequently is required to skip rest breaks or unpaid meal breaks, then it is strongly recommended to seek the assistance of a unpaid overtime lawyer who will be able to provide you with guidance. This is one way of assuring that you know your rights and will be able to assert them for you and your family's benefit.

Another common violation of employment law is that statutory employees are classified instead as "independent contractors", which denies them a number of rights that they should be entitled to. These rights include minimum wage, overtime and a variety of other protections provided by state and federal law.

This miscalculation can be a genuine error on the part of the employer, but it can also be a calculated business move that severely disadvantages the worker. Again, seeking the advice of an employment attorney or a unpaid overtime lawyer will help clear up this issue and help each determine whether they have been misclassified as an independent contractor.

Lastly, employees may be entitled to certain rest breaks and meal times which the employer does not provide. There may also be failure to provide vacation pay, all of which result in the employee receiving far less than they deserve at the unjust benefit of the employer. Again, if the employee suspects their rights are being violated, it is advised to seek legal help.

These are just a few of the most common violations of workers' rights in the US - from lack of overtime pay to miscalculation of employee status, these will also have a huge effect on the lives of employees and their families. This can mean less income, fewer breaks and longer hours than is legally allowed.

It is important for every worker in the country to know their rights and to seek professional help in defending them when necessary. This ensures a fairer workplace and one where employees can work safely and securely and be adequately financially compensated for their contribution to the company that they work for.

The Justice Law Group was founded on the premise that competent legal representation and justice should be had by all. They provide individualized services to each and every client that they represent. They take the time to understand your individual needs, problems and how your injuries, whether they are personal or financial, have impacted your life, your family and your well-being. Justice Law Group specializes in all types of law in San Diego and Los Angeles, including Personal Injury and Lemon Law, Business Law and Employment Law.

Guide to Employment Law in China

I. EMPLOYMENT LAW LEGISLATION

1. What legislation governs employment law in China?

Employment law in China is governed by a relatively comprehensive set of laws, more recently supplemented in late 2007 to strengthen workers' rights.

Major laws include:

- Labour Law of the People's Republic of China (1994) ("Labour Law")

- Labour Contract Law of the People's Republic of China (2007) ("Labour Contract Law")

- Labour Arbitration and Dispute Resolution Law of the People's Republic of China (2007) ("Labour Arbitration Law") (effective May 1, 2008)

- Trade Union Law of the People's Republic of China (1994)These laws and then supplemented by a myriad of national and local laws, regulations, measures and circulars.

2. Are there different laws which govern foreign

-invested employers and domestic Chinese employers?

The Regulations on Labour Management in Foreign Investment Enterprises (1994) governs employment by Sino-foreign equity and cooperative joint ventures, along with Sino-foreign joint stock companies. The Regulations very much mirror that of the Labour Law. Additionally, as any inconsistency with the Labour Law will be resolved according to the higher-level law, little reference is made to these Regulations.

II. LABOUR AGREEMENTS

1. What are the different types of employment contacts?

Employment in China, like most other jurisdictions, is divided into full-time and part-time. According to the Labour Contract Law, part-time employment is defined as a labour relationship in which the employee works, on average, no more than 4 hours per day and no more than the aggregate of 24 hours per week.

Employment relationships which exceed the hours in this definition are termed full-time employment, which is further divided into 3 types:1) fixed term: expiry date agreed upon at outset;2) open-ended / non-fixed term: no expiry date stipulated; or3) project-based / completion of defined task: contract to expire on completion of pre-defined project or task.

2. What are the requirements of a labour contract?

According to the Labour Law and the Labour Contract Law, other than part-time employment, all labour contracts must be in writing and contain the following terms:

- name, address and legal representative of the employer;

- name, address and identification number of the employee;

- term of labour contract;

- job description and work site;

- working hours, rest and vacation;

- labour remuneration;

- social insurance;

- labour conditions, working conditions and occupational hazard prevention; and

- other matters stipulated by laws and regulations.

If the labour contract contains a probationary period only (sometimes called "a probationary period contract"), then the probation term set out therein is deemed to be the term of the labour contract and the probationary period is invalidated.

3. What are the penalties associated with not signing a written employment agreement?

A labour relationship commences on the date on which the employee commences work for the employer, and by law, it is required that a written labour contract be concluded within one month of this time.

If a labour contract is not concluded within the one month of commencement, the employer will be liable to the employee for double labour remuneration, of up to 1 year. After 1 year with no written labour contract, fixed-term labour contracts are deemed to be open-ended.

4. What is the maximum probationary period allowable by law?

Maximum probation periods allowed by law are as follows:- less than 3 months: no probation period;

- 3 months to 1 year: 1 month;

- 1 year to 3 years: 2 months; and

- 3 years or more or open

-ended: 6 months.

5. If I am in the process of establishing a company in China, however, need to hire employees in the interim, what can I do?

Technically, as your China company cannot yet contract, it cannot hire employees until it meets all the formal registration requirements. However, as business requirements dictate that you will need staff immediately or soon after you get started in China, many foreign companies contract with a labour services provider such as CIIC or FESCO to hire the employees and then second them to their start-up operations. They then, either transfer their employment contracts when established or continue to maintain the labour services relationship.

III. WAGES, BENEFITS AND SOCIAL SECURITY

1. What are the components of wages or salaries?

According to the Provisional Regulations for the Payment of Wages (1994), wages or salary are composed of:

- wages based on time;

- wages based on piece

-work;

- bonuses;

- subsidies;

- allowances;

- overtime payments; and

- wages paid under special circumstances.

According to the Minimum Wages Provisions (2004) and based on the minimum wage standards promulgated locally, employers may not pay their employees less than the current minimum wage standard.

2. What are the standard working hours and when am I required to pay overtime?

The standard working hours in China are 8 hours per day, 5 days per week, for a maximum working period of 40 hours, with 2 rest days (typically Saturday and Sunday). Any additional requirements by the employer must be compensated according to the standard set out below:

- Working days: 150% standard wages;

- Rest days: 200% standard wages; and

- Holidays: 300% standard wages.

3. What are the national public holidays?

National public holidays (as of 2008) are set out below:

- New Year's Day (January 1): 1 day;

- Spring Festival (lunar new year, typically January or February): 3 days;

- Women's Day (March 8): half day for women;

- Qingming Festival (April 5): 1 day;

- May Day (May 1): 1 day;

- Dragon Boat Festival (5th day of 5th lunar month): 1 day;

- Mid-autumn Festival (15th day of the 8th lunar month): 1 day; and

- National Day (October 1 - 3): 3 days.

4. What are the social security payments required by law?

Employers are obligated to provide the following benefits and social security payments to employees:

- Basic old age insurance;

- Unemployment insurance;

- Medical insurance;

- Maternity insurance; and

- Work-related injury insurance;

The employee and employer jointly contribute to the first 3 types of insurances, while the employer alone contributes to the latter 2, with rates varying based on location of employment.

IV. NON-COMPETE AND CONFIDENTIALITY

1. Can all employees be subjected to non-compete obligations?

Not all employees can nor should be bound by non-competition obligations. The Labour Contract Law limits employees who may be bound by non-compete obligations to:

- senior management;

- senior technical personnel; and

- those employees who have access to business secrets of the employer.

It is required that the employee and employer conclude a written agreement, either separately or in the labour contract, with regards to term, scope, territory, compensation during the non

-compete period and liquidated damages for employee breach.

The maximum term for the non

-compete is 2 years.

2. What are the typical compensation requirements for non

-competes?

Although it is required that compensation be paid on a monthly basis to the employee during the non

-compete period, the law does not state a standard amount. In practice, it is common to pay at least 50% of the employee's wages.

3. Are liquidated damages permissible for breach of non

-compete obligations?

Yes.

V. TERMINATION AND 'LAYOFFS'

1. Under what circumstances can an employee be terminated without notice?

An employer may terminate an employee without requirement for notice in the following situations:

- during the probation period, if the employee is determined to be unfit for the position;

- employee materially breaches employer's rules and regulations;

- employee engages in serious dereliction of duty, graft or corruption causing substantial damages to the employer's interests;

- employee has established an employment relationship with another employer and that relationship affects the completion of his tasks and he refuses to appropriately remedy the situation after employer notification;

- employee used fraud in concluding the labour contract; or

- employee is subject to criminal investigation.

2. Under what circumstances must an employee be given notice of termination?

An employer must give 30 days' prior written notice or payment in lieu thereof, if it terminates the labour contract under the following situations:

- the employee is unable to perform his original duties or re

-assigned duties, after returning from medical leave or non

-work

-related injury;

- the employee is incompetent and remains incompetent after training or adjustment of position; or

- the occurrence of a major change of objective circumstances which were relied upon when signing the labour contract, and the employee and employer are unable to agreed on modified terms of the labour contract.

3. Under what circumstances may an employee terminate the labour contract without notice?

An employee may unilaterally terminate the employment contract without requirement for notice in the following instances:

- employer fails to provide labour protections and working conditions in accordance with the labour contract;

- employer fails to pay remuneration in full and on time;

- employer fails to pay social security payments in accordance with the law;

- employer's rules and regulations violate laws and regulations, harming the employee's rights and interests;

- employer uses fraud, coercion or the employee's unfavorable position to conclude the contract; or

- other situations set out in laws and regulations.

4. In what instances is compensation required and how much?

Severance compensation is due in a number of situations, which are summarized below:

- termination by employee under situations which result in his right to terminate the contract immediately (Item 3, discussed previously);

- termination by employer under situations which require 30 days' prior written notice (Item 2, discussed previously);

- the employee is terminated due to restructuring or difficulties in business operations;

- the labour contract is terminated after being proposed by employer and there is mutual agreement on termination;

- a fixed

-term labour contract expires (except where employee refuses to renew the contract on terms equal to or better than previously concluded);

- termination of labour contract due to revocation of employer's business license; and

- termination of labour contract due to bankruptcy.

Employers must pay severance in the amount of one month's salary for each year of service, with half a month's salary for each partial year.

If the employee earns more than 3 times the average monthly wage of the locality, then the compensation will be capped at 3 times the average monthly wage, up to a maximum of 12 months.

5. Can employees be 'laid off'?

Under the following circumstances, labour contracts may be terminated due to business difficulties:

- restructuring due to the Enterprise Bankruptcy Law;

- serious difficulties in production or operations;

- a staff reduction is necessary due to changes in production, technical innovation or adjustment of management operation style; or

- other major changes in economic circumstances relied upon at the time of conclusion of the labour contract, rendering them non-performable.

For large-scale layoffs (20 or more employees, or in smaller organizations where employee layoffs are less than 20 employees but this accounts for 10% or more of the total employees), the employer must first explain the circumstances to the trade union or all employees (where there is no trade union) 30 days in advance, and may reduce the workforce only after consideration of the opinions of the trade union or employees and reporting the restructuring plan to the labour administration.

VI. LABOUR ARBITRATION AND DISPUTE RESOLUTION

1. How are labour disputes resolved in China?

Like most jurisdictions, mediation is the preferred method of dispute resolution, however, this is a voluntary process. The Labour Arbitration Law provides that mediated settlement agreements for salaries, medical fees for job-related injuries, severance and penalties may be entered into court for enforcement.

Labour dispute claims, according to the Labour Law and the Labour Arbitration Law, must first be submitted to the local labour arbitration committee located in the jurisdiction of the employer. The labour arbitration committee must then render its award within 45 days after the dispute has been accepted.

Arbitration decisions are final for employers in the following instances: salaries, medical fees for job-related injuries, severance, and penalties, where the disputed amount does not exceed an amount equal to 12 months' local minimum wage.

Employees and employers (with the exception of those instances set out previously) may within 15 days of the arbitration award submit the dispute to the people's court for hearing.

2. What is the statute of limitations for bringing a labour dispute claim?

The limitation period is 1 year after the employee knew or should have known that their rights have been infringed, however, if the dispute occurs under an existing labour contract, the limitation period does not start until the labour contract has expired or has been terminated.

For further information, please contact:Gregory SyVice-chair, International Practice GroupTel: 86-10-6517-1188Email: gregsy@grandall.com.cnGregory M. Sy is Foreign Counsel with Grandall Legal Group. His practice includes general corporate/commercial work in China, particularly in the areas of international corporate structuring and transactions. Representative clients include the Consulate of the United States of America in China (Shenyang), Embassy of Brazil, various publicly listed companies (NYSE, AIM, DAX, BSE), along with numerous other SME's operating in a wide range of industries. Mr. Sy obtained an LL.B. from the University of Victoria (Canada), and is admitted to the New York bar. Gregory publishes extensively on a variety of China legal issues for international and local publications, and has recently acted as chief editor for Martindale's China Law Digest and regularly contributed to Lexis-Nexis.

Employment Law

Are you paying attention to employment law requirements? If you aren't, you should be. Not only are you required to follow specific regulations concerning employment law, but you are also required to notify your employees of their employment law rights by placing an employment law poster in a conspicuous place in your business where your employees will be likely to see it, such as an employee break room. There are eight basic Federal employment laws that you should be aware of and understand.

The first of these is Title VII of the Civil Rights Act of 1964. This employment law prohibits discrimination on the basis of race, color, religion, national origin and sex. In addition, sex discrimination on the basis of pregnancy and sexual harassment is also prohibited under this employment law.

Next, there is the Civil Rights Act of 1966. This employment law prohibits discrimination based on race or ethnic origin.

The Equal Pay Act of 1963 prohibits employers from paying different wages to men and women that perform essentially the same work under similar working conditions.

Most employers have heard of the Americans with Disabilities Act, but do not understand how this employment law can impact them. This law prohibits discrimination against persons with disabilities.

The Immigration Reform and Control Act of 1986 prohibits discrimination on the basis of national origin or citizenship of persons who are authorized to work in the United States.

The Age Discrimination in Employment Act, also known as ADEA, prohibits discrimination against individuals who are age 40 or above.

The Equal Employment Opportunity Act prohibits discrimination against minorities based on poor credit ratings.

The Bankruptcy Act prohibits discrimination against anyone who has declared bankruptcy.

In addition to these employment laws, you are also subject to the following employment laws.

The Occupational Safety and Health Act provides specific regulations regarding the safety and health conditions of employers and employees in all 50 states as well as the District of Columbia, Puerto Rico and other U.S. territoriesFMLA, the Family Medical Leave Act, allows employees to take unpaid leave from their jobs under specific conditions.

Under the Employee Polygraph Protection Act Labor Law, private employers are not allowed to use lie detector tests for either pre-employment screenings or during the course of employment.

FLSA, the Fair Labor Standards Act, provides for minimum wage and overtime pay standards as well as recordkeeping and child labor standards in private as well as public employment.

Beyond the major Federal employment laws, you will also need to make sure that you are in compliance with state employment law as well. Each state may provide for employment laws in addition to the federal employment laws mentioned above. For example, California employment law covers several areas such as unemployment labor law insurance, temporary services or leasing labor law and state disability labor law.

What You Need to Know About Elder Law

The legal needs of many older Americans go beyond basic legal services, and they're all interconnected. In addition to understanding the legal issues and complications that older Americans face, elder law attorneys must also understand the surrounding personal concerns of their clients-for example, health, financial, and family issues-and how those affect their clients' legal issues.

The three main areas of focus for elder law attorneys include health care, estate and tax planning, and guardianship matters. More specific areas of expertise include:

End of life planning. This could extend to planning your health care support system as you age, setting power of attorney, establishing a living will, and other issues surrounding end of life care.

Financial issues. This often covers retirement and financial planning, housing financing, income and estate tax planning, and gift tax issues.

Long term care. This could include planning for asset protection, insurance for in-home care or assistance with activities of daily living, Medicare planning, insurance, Veterans' benefits, and more.

Residents' rights issues. This could include any claims you bring while a patient in a nursing home or long term care facility.

Workplace discrimination issues. Older Americans sometimes face age and disability discrimination in the workplace; an elder law attorney can help you plan and execute your case.

Guardianship issues. This might include guardianship avoidance, planning wills and trusts, planning for the future of special needs children, probate court, and other issues surrounding minor or adult children.

Landlord / tenant law. This could mean handling disputes with landlords, contesting an eviction, dealing with foreclosure issues, and more.

Abuse, neglect, and fraud. These attorneys specialize in cases where an older client is being victimized. In these cases, the attorney can serve as a victim's advocate and help get the client placed in a safer area if needed or get restitution from the abuser.

There are special certifications such as the Certified Elder Law Attorney credential from the National Elder Law Foundation. To earn this certification, you must have at least five years of experience practicing law, and have spent at least sixteen hours per week in the field of elder law during the previous three years, among other qualifications. The examination process lasts a full day.

An elder law attorney can be a great partner for you as you plan out the legal and financial aspects of the next stage of your life-or the life of a loved one. Ask how long the attorney has been practicing, the percentage of his or her practice that has been in elder law, and whether there are aspects of this field the attorney specializes in-and you should be able to find the right attorney for you.

Elder Law - Conservatorships

This brief article describes conservatorships in California. In general, a conservatorship is established over an adult, while guardianships apply to minors.There are generally two kinds of conservatorships: over the person and over the estate. Many times, one conservatorship case includes both types.

To establish a conservatorship over the person, the court must find that the proposed conservatee is substantially unable to provide for their food, clothing and shelter. The petition to create a conservatorship is usually filed by a loved one or family member who recognizes the elder's inability to provide for these personal needs. In Riverside County, California, for example, the petition may be filed by the Public Guardian's Office when no family member or other interested person is available to assist.

A conservatorship over the person should occur only when no reasonable alternatives are available. A future article will discuss such alternatives, but these include informal assistance from loved ones and powers of attorney for health care decision making. Sometimes, an elder unquestionably needs assistance but will not voluntarily agree to accept it. Their deteriorating mental faculties prevent them from recognizing the need and they simply refuse any help.

When the court orders the establishment of a conservatorship over the person, it will appoint a conservator and grant that person the authority to make all necessary decisions to properly provide food, clothing and shelter for the conservatee. Often, these powers will also include the authority to make medical decisions.

To establish a conservatorship over the estate, the court must find that the proposed conservatee is substantially unable to make sound financial decisions or to resist fraud or undue influence. The circumstances necessary to show this condition usually involve an elder who fails to timely pay bills, open the mail, or respond to bank notices. A conservatorship over the estate can also be necessary when a perpetrator manipulates an elder and wrongfully takes money or property.

Alternatives to a conservatorship over the estate must also be explored. If the elder still possesses legal mental capacity, then a financial power of attorney can be created that provides a trustworthy agent the authority to assist with banking needs, bill payment and other financial decisions.

When the court appoints a conservator of the estate, then that person will be granted all powers necessary to marshal the elder's assets, receive income and make disbursements - all in accordance with the reasonable steps required to care for and maintain the elder's estate.

It is not necessary that the conservator live in the same county or state as the conservatee. Logistically, this would be the preferred choice. However, the court recognizes that the conservatee's family members may not live nearby but would still be the best choice to carry out the conservatorship duties on behalf of their loved one.

The court will require certain periodic reports and accountings by the conservator to make sure that all tasks are being performed for the sole benefit of the conservatee. This ensures that the conservator does not take advantage of the elder and allows the court to make recommendations when necessary.

Conservatorships are often a necessary legal procedure to assist those who can no longer sufficiently care for themselves. An elder law attorney can assist to make the process as easy to navigate as possible.

George F. Dickerman is an elder law attorney in Riverside County, California, practicing law for 24 years. To learn more about elder law issues, including the topic of conservatorship, and to subscribe to a free newsletter that provides valuable information on how to assist your family members and loved ones, please visit http://www.elder-law-advocate.com/conservatorships/crooked-conservators/financial-abuse-by-crooked-conservators/alternatives-to-conservatorships

Elder Law Practice Tips

When I attend seminars, I always feel that I have spent my time wisely if I get that one "nugget" that completely alters my thinking on a subject I otherwise knew well, or opens up a new level of understanding in areas I did not. For this column, I have included several pieces of information and, hopefully, at least one of them will be a nugget for you:

Homestead Assessments

Be aware that your clients may add the name of a son or daughter (or anyone else) to their deeds with respect to homestead property without causing a change of ownership, triggering a new assessment for tax purposes, provided that the owner is listed as both a grantor and a grantee in addition to the child. Clients may find this an attractive option in order to avoid probate.

One word of caution if your clients choose to do this: if the person that was added subsequently files for homestead protection on the property, this will cause a change of ownership that will result in a new tax assessment. F.S. 193.155(3)(a)(3). You also need to be careful to monitor actions taken by the Property Appraiser. Recently, there have been a number of instances in Broward and Palm Beach Counties where the Property Appraiser's Office has increased taxes on a home where such an increase was not warranted, forcing the homeowner to challenge the increased assessment.

Guardianship Involving Non-Resident Petitioner

Where your client is a nonresident Petitioner in a guardianship proceeding, consider requesting that s/he "attend" the hearing and provide testimony via telephone. General Magistrate Methelis has allowed this in Broward County. If you choose to recommend this approach to your client, be sure to call the Judicial Assistant in advance to verify that the guardianship part in your county is receptive to telephonic testimony. If so, it can save your client valuable time and expense related to attending the hearing.

Reverse MortgagesTypically, reverse mortgages require that the property subject to the mortgage be sold if the owner is absent for a specified period of time (usually about one year). Where a person is in declining health and requires a higher level of care than can be provided in the home, it can force the sale of the property against the wishes of your client. Consider adding a provision into the mortgage contract which provides that the one year period is "tolled" with a 24-hour stay at the home within that one-year period. This way, your client can return home for a brief period with appropriate arrangements, protect the home from a forced sale, and then return to the setting most appropriate for his/her care needs.

Power of Attorney: To Include a Power to Create or Amend a Trust or Not?

It is always a good idea to revisit your documents from time to time to see if clauses that made sense way back when still do. I recently had the opportunity to do that with our power of attorney document. I should mention that I have struggled with including authority in the power of attorney, which authorizes the agent to create or amend a trust. On the one hand, I find it problematic for an agent to be able to unilaterally alter a principal's testamentary scheme by creating and funding a new trust or by amending an existing trust. That is a broad authority, which may not be consistent with the principal'sintentions.

On the other hand, I recently represented a client where this authority was included in the power ofattorney granted to her by her father. Her father, who had a taxable estate, became hospitalizedduring the estate planning process and was unable to sign a new trust providing for credit shelterplanning and generation skipping tax planning. If the power of attorney lacked the authority for theagent to create a trust, I would not have been able to assist this client in achieving hundreds ofthousands of dollars in estate tax savings. You will need to decide which direction to take on thisissue, but the nugget here is to review your documents from time to time to be sure you like what they say.

Submission of DCF FormsBe sure to use the DCF web site (www.state.fl.us/cf_web) to obtain copies of the most current version of forms to be provided to DCF every time you submit a Medicaid application. I recently had a caseworker in Palm Beach County reject the submission of a spousal refusal form because it failed to contain the "current" DCF logo! I pointed out that the language of the document was verbatim identical to the form on the DCF web site. The only difference was that the prior logo appeared on the form. I ultimately prevailed on this issue, but not before spending several hours going up the chain of command at DCF.Howard S. Krooks, J.D., CELA, is a partner in Elder Law Associates PA, with offices located in Boca Raton, Aventura, West Palm Beach and Weston, Florida. Mr. Krooks is a certified elder law attorney by the National Elder Law Foundation as accredited by the American Bar Association.

Estate Planning Elder Law Guide

Estate Planning: Planning for death to get the assets to whom you want, when you want, the way you want, with the least amount of taxes and legal fees possible.

Elder Law: Planning for disability to get the persons you want to handle your affairs and to protect your assets from being depleted for long-term care.

Introduction to Estate Planning and Elder Law

Practicing estate planning and elder law is one of the most enjoyable and professionally rewarding careers an attorney may choose. Imagine a practice area where your clients respect your knowledge and treat you with kindness and courtesy. They pay your fees in a timely fashion and tell their friends how much they have enjoyed working with you and your firm. At the same time, you are rarely facing the pressure of a deadline, much less an adversarial attorney on the other side of a matter trying to best you. In most instances, you are acting in the capacity of a counselor at law (trusted advisor) rather than an attorney at law (professional representative).

We spend our days meeting with clients, discussing their lives and their families and addressing their fears and concerns. Through our knowledge, training, experience and imagination, we craft solutions, occasionally elegant ones, to the age old problem of passing assets from one generation to another as quickly and painlessly as possible. At the same time, we also seek to protect those assets from being depleted by taxes, legal fees and nursing home costs to the extent the law allows.

The end result of this process is a client who feels safe and secure in the knowledge that, in the event of death or disability, they have all their bases covered. Having achieved peace of mind that their future is well planned and in good hands, they can get on with the business of enjoying their lives. For the attorney, a happy and satisfied client has been added to the practice and another potentially lifelong and mutually rewarding relationship has begun. Let's look at the strategies and techniques we use to achieve this enviable state of affairs.

Major Issues Facing Senior Clients Today

One of the ways that we help clients is in setting up a comprehensive plan so they may avoid court proceedings upon death or in the event of disability. Trusts are used in place of wills for older persons since they do not require court proceedings to settle the estate. Trusts also avoid the foreign probate proceeding required for property owned in another state, known as ancillary probate. This saves the family time in settling the estate as well as the high costs of legal proceedings. In addition, since revocable living trusts, unlike wills, take effect during the grantor's lifetime, the client may stipulate which persons take over in the event of their disability. Planning ahead helps maintain control in the family or with trusted advisors and avoids a situation that may not be in the client's best interest. For example, in the event of a disability where no plan has been put in place, an application to the court may be required in order to have a legal guardian appointed for the disabled person. This may not be the person the client would have chosen. In such a case, assets may not be transferred to protect them from being spent down for nursing home costs without court permission, which may or may not be granted.

Another area in which we assist the client is in saving estate taxes, both state and federal, for married couples by using the two-trust technique. Assets are divided as evenly as practicable between each of the spouse's trusts. While the surviving spouse has the use and enjoyment of the deceased spouse's trust, the assets of that trust bypass the estate of the surviving spouse and go directly to the named beneficiaries when the second spouse dies. Tens to hundreds of thousands of dollars, or more, in potential estate taxes may be saved, depending on the size of the estate. Furthermore, the revocable living trust avoids the two probates that would occur were the clients to use wills, as the couple's estate must be settled after the death of each spouse in order to save estate taxes. We also help to protect assets from being depleted due to nursing home costs. Irrevocable Medicaid trusts may be established, subject to a five-year look-back period, to protect the client's home and other assets from having to be spent down due to the high cost of nursing home care. We use Medicaid asset and transfer rules to protect assets in the event a client requires nursing home care but has done no pre-planning. Through the use of Medicaid qualifying annuities, promissory notes, and housing and care agreements, significant assets may be protected despite the five-year look-back, even when the client may be on the nursing home doorstep.Five Steps to Estate Planning for Seniors

1. Understanding the Family Dynamics

The first step in an elder law trusts and estates matter is to gain an understanding of the client's family dynamics. If there are children, which is usually the case, we need to determine whether or not they are married. Is it a first or second marriage? Do they have any children from a previous marriage or do their spouses? What kind of work do they do, and where do they live? Do they get along with each other and with the parent clients? We are looking to determine which family members do not get along with which others and what the reasons may be. This goes a long way toward helping us decide who should make medical decisions and who should handle legal and financial affairs. Should it be one of them or more than one? How should the estate be divided? Is the client himself in a second marriage? Which children, if any, are his, hers, or theirs? Sometimes all three instances may occur in the same couple. Here, further exploration of the family functioning will be needed as the potential for hurt feelings, conflicts of interest, and misunderstandings multiplies. In addition, great care must be taken to develop a plan for management, control, and distribution of the estate that will not only be fair to the children from a previous marriage but will be seen to be fair as well. At times, the assistance of the professional advisor in acting as trustee may be invaluable in helping to keep the peace between family members. Finally, this step will also flesh out whether there are any dependents with special needs and which family members and assets might be best suited to provide for such children.

2. Reviewing Existing Estate Planning Documents

The second step in an elder law trusts and estates matter is to review any prior estate planning documents the client may have, such as a will, trust, power of attorney, health care proxy and living will, to determine whether they are legally sufficient and reflect the client's current wishes or whether they are outdated. Some basic elder law estate planning questions are also addressed at this time such as:a. Is the client a US citizen? This will impinge on the client's ability to save estate taxes.b. Is the client expecting to receive an inheritance? This knowledge helps in preparing a plan that will address not only the assets that the client has now but what they may have in the future.c. Does the client have long-term care insurance? If so, the elder law attorney will want to review the policy and determine whether it provides an adequate benefit considering the client's other assets and income, whether it takes inflation into account, and whether it is upgradable. This will allow the practitioner to decide whether other asset protection strategies may be needed now or later.d. Does the client need financial planning? Many clients that come into the elder law attorney's office have never had professional financial advice or are dissatisfied with their current advisors. They may need help understanding the assets they have or with organizing and consolidating them for ease of administration. They may also be concerned with not having enough income to last for the rest of their lives. The elder law attorney will typically know a number of capable financial planners who are experienced with the needs and wishes of the senior client, including (1) secure investments with protection of principal, and (2) assets that tend to maximize income.3. Reviewing the Client's AssetsThe third step is to obtain a complete list of the client's assets, including how they are titled, their value, whether they are qualified investments, such as IRA's and 401(k)'s and, if they have beneficiary designations, who those beneficiaries are. Armed with this information, the advisor is in a position to determine whether the estate will be subject to estate taxes, both state and federal, and may begin to formulate a strategy to reduce or eliminate those taxes to the extent the law allows. This will often lead to shifting assets between spouses and their trusts, changing beneficiary designations, and, with discretion, trying to determine which spouse might pass away first so as to effect the greatest possible tax savings. Ideally, the attorney should have the client fill out a confidential financial questionnaire prior to the initial consultation.4. Developing the Estate PlanThe fourth step is to determine, with input from the client, who should make medical decisions for the client if they are unable to and who should be appointed to handle legal and financial affairs through the power of attorney in the event of the client's incapacity. Next, we will consider what type of trust, if any, should be used, whether a simple will would suffice, who should be the trustees (for a trust) or executors (for a will), and what the plan of distribution should be. In order to avoid a conflict, the trustees who are chosen in lieu of the grantor should be the same persons named on the power of attorney. At this point, great care should also be taken to ensure that the feelings of the heirs will not be hurt. Good estate planning looks at the client's estate from the heirs' point of view as well as the client's. For example, if there are three children, it may be preferable that one be named as trustee or executor, as three are usually too cumbersome and if the client chooses only two, then they are leaving one out. If there are four or five children, we prefer to see two trustees or executors chosen. This way, the pressure will be reduced on just the one having to answer to all the others. More importantly, the others will feel far more secure that two siblings are jointly looking after their interests.If the distribution is to be unequal, it may need to be discussed with the affected children ahead of time to forestall any ill will or even litigation after the parents have died. By considering the relative ages of the children, where they live, and their relationships amongst each other and with their parents, the advisor will generally find a way to craft a plan that accommodates the needs and desires of all parties concerned. Some of the techniques we find useful in this context are to offer a delayed distribution, such as twenty percent upon the death of the grantor, one-half of the remaining balance after five years, and the remainder after ten years. These same percentages may also be used at stated ages, such as thirty, thirty-five, and forty. Also, when leaving percentages of the estate, unless it is simply to the children in equal shares, it is often useful to determine the monetary value of those percentages in the client's current estate. This will allow the client to see whether the amount is truly what they wish to bequeath. Percentage bequests to charities should be avoided so that the family may avoid having to account to the charity for the expenses of administering the estate.In terms of the type of trust, we are generally looking at several options for most clients. It is important to determine whether there should be one trust or two. In order to avoid or reduce estate taxes, there should be two trusts for spouses whose estates exceed or may at a later date exceed the state and/or federal estate tax threshold. Should the trust be revocable or irrevocable? The latter is important for protecting assets from nursing home expenses subject to the five-year look-back period. Primary features of the irrevocable Medicaid trust are that neither the grantor nor the grantor's spouse may be the trustee and that these trusts are income-only trusts. Most people choose one or more of their adult children to act as trustees of the irrevocable trust. Since principal is not available to the grantor, the client will not want to put all of their assets into such a trust. Assets that should be left out are IRA's, 401(k)'s, 403(b)'s, etc. The principal of these qualified assets are generally exempt from Medicaid and should not be placed into a trust, as this would create a taxable event requiring income taxes to be paid on all of the IRA. If the institutionalized client has a community spouse, up to about one hundred thousand dollars may also be exempted. Notwithstanding that the home is exempt if the community spouse is living there, it is generally a good idea to protect the home sooner rather than to wait until the first spouse has passed, due to the five-year look-back period. It should be noted that the look-back means that from the time assets are transferred to the irrevocable trust, it takes five years before they are exempt, or protected from being required to be spent down on the ill person's care before they qualify for Medicaid benefits. What if the client does not make the five years? Imagine that the client must go into the nursing home four years after the trust has been established. In such a case, by privately paying the nursing facility for the one year remaining, the family will be eligible for Medicaid after just the remaining year of the five-year penalty period has expired.Although the Medicaid trust is termed irrevocable, the home may still be sold or other trust assets traded. The trust itself, through the actions of the trustees, may sell the house and purchase a condominium in the name of the trust so that the asset is still protected. The trust may sell one stock and buy another. For those clients who may wish to continue trading on their own, the adult child trustee may sign a third party authorization with the brokerage firm authorizing the parent to continue trading on the account. The trust continues to pay all income (i.e., interest and dividends) to the parent grantor. As such, the irrevocable trust payments should not affect the client's lifestyle when added to any pensions, social security, and IRA distributions the client continues receiving from outside the trust. It should also be noted that while no separate tax return is needed for a revocable trust, the irrevocable trust requires an "informational return" which advises the IRS that the income is "passing through" to the grantors and will be reported on their individual returns.If there is a disabled child, consideration will be given to creating a supplemental needs trust, which will pay over and above what the child may be receiving in government benefits, especially social security income and Medicaid, so that the inheritance will not disqualify them from those benefits.Finally, with the size of estates having grown today to where middle class families are leaving substantial bequests to their children (depending, of course, on how many children they have), the trend is toward establishing trusts for the children to keep the inheritance in the bloodline. Variously termed inheritance trusts, heritage trusts, or dynasty trusts, these trusts may contain additional features, such as protecting the inheritance from a child's divorce, lawsuits, creditors, and estate taxes when they die. The primary feature of all of these trusts for the heirs, however, is to provide that when the child dies, in most cases many years after the parent, the hard-earned assets of the family will not pass to a son-in-law or daughter-in-law who may get remarried, but rather to the grantor's grandchildren. On the other hand, if the client wishes to favor the son-in-law or daughter-in-law, they may choose to provide that the trust, or a portion of it, continue as an "income only" trust for their adult child's surviving spouse for their lifetime, and only thereafter to the Grantor's grandchildren.

5. Applying for Medicaid Benefits

In the event the client requires home care or institutionalized care in a nursing home facility, an application for Medicaid benefits may be required. Due to complex asset and transfer rules, the application should be made with the aid of an experienced elder law attorney. Again, it is useful in this context for a confidential survey of the client's assets, as well as any transfers of assets, to be filled out prior to the initial consultation. This form of financial survey will be significantly different from the one used for estate planning purposes. As a combined federal and state program, Medicaid asset and transfer rules vary significantly from state to state. A few techniques, nevertheless, will be widely applicable. First, in the event an adult child takes the parent into their home in order to care for them in their later years, a housing and care agreement should be executed so that assets may be legitimately moved from the parent to the child prior to any nursing home care. The adult child will be required to report any payments received under the agreement as earned income on their tax returns. Also, since the family home is usually the most significant asset, consideration will need to be given as to whether the home should be deeded to the client's adult children while retaining a life estate in the parent or whether the irrevocable Medicaid trust should be used to protect the asset.

While the deed with a life estate will be less costly to the client, in most cases it offers significant disadvantages when compare to the trust. First, if the home is sold prior to the death of the Medicaid recipient, the life estate value of the home will be required to be paid towards their care. If the house is rented, the rents are payable to the nursing facility since they belong to the life tenant. Finally, the client loses a significant portion of their capital gains tax exclusion for the sale of their primary residence as they will only be entitled to a pro rata share based on the value of the life estate to the home as a whole. All of the foregoing may lead to a situation where the family finds they must maintain a vacant home for many years. Conversely, a properly drafted irrevocable Medicaid trust preserves the full capital gains tax exclusion on the primary residence and the home may be sold by the trust without obligation to make payment of any of the principal towards the client's care, assuming we have passed the look back period. It should be noted here that both the life estate and the irrevocable Medicaid trust will preserve the stepped-up basis in the property provided it is only sold after the death of the parent who was the owner or grantor. Upon the death of the parent, the basis for calculating the capital gains tax is stepped up from what the parent paid, plus any improvements, to what it was worth on the parent's date of death. This effectively eliminates payment of capital gains taxes on the sale of appreciated property, such as the home, after the parent dies. Both the revocable and irrevocable trusts also preserve any tax exemptions that the client may have on their home, such as senior and veteran's exemptions.

Finally, even with a client already in a nursing home, significant assets may be saved through advanced techniques that are beyond the scope of this guide. Please consult your elder law attorney for further information if you or a family member is in this situation.

Major Mistakes in Estate Planning and Elder Law

1. Failure to address all of the issues.

A comprehensive review of the client's situation should address planning for disability as well as for death, including minimizing or avoiding estate taxes and legal fees and proceedings. A plan should be in place to protect assets from nursing home costs. Like a chess player, counsel should look ahead two or three moves in order to determine what may happen in the future. For example, attorneys will too often place a majority of the assets in the wife's name or in her trust in light of the husband having significant IRA assets in his account. However, since the husband is often older and has a shorter life expectancy, this may result in the IRA assets rolling over to the wife, all of the couple's assets ending up in the wife's estate, and no estate tax savings effected. Another example would be where the client's children are in a second marriage but have children (the client's grandchildren) from a previous marriage. Unless planning is done with inheritance trusts for the client's children, a situation may occur one day where the client's child predeceases their second spouse, all assets pass to the second spouse, and the client's grandchildren, from a son or daughter's prior marriage, are denied any benefit from the grantor's estate.

2. Failure to Regularly Review the Estate Plan

At a minimum, each client's estate plan should be reviewed every three years to determine whether changes in the client's personal life, such as their health, assets, or family history (births, deaths, marriages, divorces, etc.) impact the plan. It is unrealistic to expect a plan established today to be effective ten, twenty, thirty, or more years in the future. Over time, clients will want to change their back-up trustees or plan of distribution. They may wish to add inheritance trusts for their children. They might, after a number of years, wish to change from a revocable trust to an irrevocable trust because they were unable or unwilling to obtain long-term care insurance. The attorney will benefit from the additional legal work needed, and the client will benefit from having a plan better suited to their current needs at any given time.

Conclusion

Despite the knowledge, earnestness and even charm of some of the finest practitioners in the land, clients occasionally do not act on the advice given. As experienced attorneys, we know not to take it personally when clients choose to ignore our advice or perhaps choose other counsel. We know that people don't always do what they need to. They do what they want to and, even then, only when they want to. Recently, a ninety-three year old client told us that she "wanted to think about it" so far as planning her affairs. Experience tells us that this client is not ready to plan at the present time, despite her advanced years, and we respect that choice. On the other hand, we recently had a client come in to see us eleven years after their initial consultation stating that they were now ready to proceed. We prepared their estate plan.

Perhaps the best approach to the estate planning and elder law practice is to follow the four SW's. Some will, some won't, so what, someone's waiting. We move forward, help those who will allow themselves to be helped by us and keep turning towards those to whom our firm's services are appreciated, admired, and sometimes even considered heroic.

Principal attorney Michael Ettinger has been a member of the New York State Bar Association since 1980. He is a law graduate of McGill University in Montreal, Canada and obtained his Master of Laws from the London School of Economics in 1978. Ettinger Law Firm, dedicated exclusively to estate planning and elder law, was formed in 1991. Mr. Ettinger is a founding member of both the American Academy of Estate Planning Attorneys and the American Association of Trust, Estate and Elder Law Attorneys.

Ettinger Law Firm has prepared thousands of estate plans using trusts and Medicaid applications. Their staff of attorneys and experienced Medicaid professionals provide over fifty years of combined experience in estate planning and elder law.

Ettinger Law Firm offices are located throughout New York State in Albany, Fishkill, Nyack, White Plains and Staten Island.