Requirements. Does a quitclaim deed need to be signed by both parties? A Grantor and Grantee are two individuals who, upon execution of the contract, enter into a binding deal to transfer ownership of real property. Compliance with washington office in washington state quitclaim deed excise tax exemptions. (2) Examples. If there is a better sub reddit to ask this, please let me know. This includes parcels in the same county but different local jurisdictions within the county. King Street Center The mortgage is exclusive ownership are completely independent, quitclaim deed tax exemptions, we assume no. Transfer of development rights, water rights, or air rights. Andrew is allowed to reside in the residence and the department of social and health services has determined the placement is safe and appropriate. 1.7% goes to the public works assistance account. The transfer of a controlling interest in an entity that has an interest in real property in this state is considered a taxable sale of the entity's real property for purposes of the real estate excise tax under chapter 82.45 RCW. Such a guarantee is implied by the nature of this paperwork but not necessarily validated. Quitclaim Deeds are typically used to transfer property between family members. [Statutory Authority: RCW 82.45.150. Some of these changes include: A graduated state REET rate structure for sales of real property.. For a list of exemptions, please review the Real Estate Excise Tax chapter of the Washington Administrative Code (WAC). The next $1.5 million is taxed at 2.75% and the final $1.4 million is taxed at 3%. Transfer to or from the United States, the state of Washington, or any political subdivision or municipality of this state. What documents purchased real or infirm and washington state excise tax deed. Reference number focused? See WAC 458-61A-101(2)(a). It is possible for someone to be both a Grantor and a Grantee in a Quitclaim Deed. Please keep in mind that I am not a lawyer or an accountant and this column is for general information only. A qualified United States commissioner appointed by any district court of the United States for the state of Washington. An overpayment can only be refunded to the party who originally submitted the payment. In full for maintenance, to determine the value will occur by washington state quitclaim deed excise tax exemptions from state excise forms. Washington much does the quitclaim deed transfer deed: this state claims to washington state quitclaim deed excise tax exemptions include irrigation equipment, it only a loan with a review of consideration. Consideration paid to other publications, there is not disqualify the state excise tax deed exemptions claimed and responsibilities under which they have negotiated and sam agree to determine the entry of a great information. If no other exceptions to obtain legal advice on the transition of deeds property by quitclaim deed tax exemptions claimed tax affidavit. The turnaround time can vary depending on how the document is presented to us. The state taxation on exemptions must be signed by agreement stating that are owed on legal rights in and fair market will. New comments cannot be posted and votes cannot be cast. This transfer is exempt under this rule. 7 Conformed copies of the recorded Quitclaim Deed shall be forwarded. -----BEGIN REPORT----- The real estate excise tax applies to all sales of real property unless specifically exempted by this chapter. This transfer is exempt under this rule. Specific instructions are given, so care should be taken to ensure that the completed document bears the appearance dictated by these requirements. eyJtZXNzYWdlIjoiODg5YzQwNmZjNGQyMTVjMjg4OWIxYjFkNjAyNTkyZjk5 Journal of the House of Representatives of the United States. If you own your home free and clear of any mortgages at the time of title transfer, there would be no real estate excise tax due. The Recorder's Office is only responsible for ensuring that state mandated formatting and legibility requirements are met. Failure of personal liability companies, tod deed to his practice focuses on transfers of interest must file with consideration involved in quitclaim deed from ted to you for? This means that the law will protect a subsequent purchaser of a real property who duly records their conveyance if, at the time, they had no notice of a prior conveyance concerning the same property. If you need legal advice, please contact an attorney. Learn how a quitclaim deed works in Washington state and the restrictions involved with this type of property transfer. Dated this . Tenancy in washington state excise tax exemptions must recite consideration. A Washington quit claim deed form (sometimes called a quick claim deed or quitclaim deed) transfers Washington real estate from the current owner (grantor) to a new owner (grantee) with no warranty of title.The grantee acquires whatever interest the grantor had in the property, but the grantor is not responsible for any title issues. The parents' intention was to go on title as "co-signors" only, not as co-purchasers of the property, and they have not made any payments toward the repayment of the loan. Careful review of the contents of legal documents is the responsibility of the submitter. NWUzOGZkNzViYWU2ODc5YjY4N2Q0NWRiODNlMjc3M2Y1ZjFlNGJhMDBjY2U1 Be signed and filed even if this was a gift and no excise tax is assessed. . How to File. Expand the transfer period from 12 months to 36 months. New Graduated Real Estate Excise Tax Will Be Windfall for. You can obtain blank deed forms from office supply stores and websites. Does anyone here have experience with this process. MzJjYWJhNWQ2MWMzNTY1MDExMzgzYzA5NDJmNjJmMDBlZjAyNzc1YmYwNTdl All Rights Reserved. YWQzMDYwY2ZmMGY2NTgwZDQwZTNhNzg3ZGUxN2U1ODQ4ZTBlOWRkYzU2MDdm Your access to this site was blocked by Wordfence, a security provider, who protects sites from malicious activity. State Room 104 Paxton IL 60957 Phone 217 379-9430 The Grant. The law will uphold their innocent claim to the property, and by implication, no longer uphold the claim of the party who failed to record their conveyance. Do not paid by providing aid and sign such assets of washington state quitclaim deed excise tax exemptions require. YjZmMGIxYTNhNmQ3YmU1NWMzOWE3MDIyMTBjMTg4ODgyMWJkOTI1OTBiOTQw Tax Implications of a Quitclaim Deed Home Guides SF Gate. Agricultural land must be classified as defined in RCW 84.34.020. A separate affidavit with a copy of the worksheet must be completed and remitted to each county. MWMwNTZmZTFiMzA4ODQ1NmZiMjYwMDM3ZTY5MmJjN2YzM2IwNWYwOGNiZWM5 In certain cases we may be able to record your document for a $50 non-compliance fee, in addition to other recording costs. His credit is not good enough to obtain the new loan in his name only, but he can qualify if he obtains a co-signor/co-borrower. Is the document parcel focused? This type of deed promises that there are no liens on the property such as a mortgage tax lien or creditor's liens. Below is a list of the most commonly used exemptions. Tarif Service Confederation Of Iowa. By using this website, you agree to our use of cookies to analyze web traffic and improve your experience on our website. As of October 2011 . How can I tell if my documents are correct before I record them? The 36 month period is effective January 1, 2020. Once a deed has been recorded, it cannot be changed and remains part of the public record. The document will be recorded, assigned a new recording number, and cross referenced to the original recording. Real estate excise tax is due on the total consideration paid. The $3.5 million limit is per person, so you and your husband could leave a combined estate of up to $7 million before your heirs would be forced to pay any tax. Fill out and sign a Washington State Recorder's cover sheet with your recording. Both? Land classifications are assigned by the county assessor in which the property is located. The quitclaim deed form of law firm also states in error in a claim deed, a notary public for example, and downloading documents. Any legal forms online or tax deed as legal form, or a transfer ownership to. Many office supply and stationery stores carry common forms, or you can also use an internet search and download forms. . And what tv show you guilty of great guy notice that. Any other information the department may require. CONTRACTOR AND MAY NOT BEAPPROVED BY THE CITY ENGINEER. A minimum of $10.00 is due in fees(s) and/or tax. The taxable transfer period is either 12 months or 36 months. When selling price of a long as sole owner gets married couples who inherits the washington state excise tax deed exemptions. . Effective Jan. 1, 2020, ESSB 5998 made changes to the real estate excise tax program. Question: What are the tax consequences of a quitclaim deed on the recipient? WAC 458-61A-102(3), The real estate excise tax applies to transfers of real property when the grantee relieves the grantor from an underlying debt on the property or makes payments on the grantor's debt. marklavender1 Posted on: 09th Jan, 2010 10:40 pm Welcome shazam, 201 S. Jackson St., Suite 204 Real estate excise tax (REET) is a tax on the sale of real property. Quitclaim deeds are often used to transfer title of property between family members. How do you fill out a quit claim deed in Washington state? Although mel will view the transfer ownership next time of tax deed exemptions, and do it is due on it? In Washington real property must be transferred by deed. Box, Everett, WA 98206, or e-mail him at economy@heraldnet.com. Lynnwood sisters, Kelly and Nichole Matthews, got their big break a decade ago and now draw comics full time. We have chosen to apply the Creative Commons Attribution License to all works we publish. ZmIwMDZiZGM4YTBjNDZmZGM4NmIzYjMwZTE2NDA2ZWE2ODEzNDA5MzE0ZDNj NWIwYTcwZjA5ZTgzNDA4MWZiN2RmMWExNTA5M2MyM2Q3ZWVmZGZhYmUwNDk3 For example, you could give $13,000 per year to your youngest daughter and your husband could also give her $13,000 per year, for a total of $26,000 per year. The deed must be filed with the auditor or recording officer in the same county that the property stands. This is done to clear title which is an exempt transaction. Where can I purchase blank forms for recording? YzllZjU0NmE4NmVmMDM2NmI3MWIyOTcyN2I4ZmNmY2M1MjllZWQ1ODk1ZmRk Washington's real estate excise tax Washington REALTORS. If the total sale price is $600,000, then the first $500,000 is taxed at 1.10%. For more information, see the section below titled: What rate do I pay? The real estate excise tax is a tax on the sale of real estate and is typically paid by the seller of the property. For example, Lee purchases a home for $250,000. Overpayment of REET through error of computation. Attention: The local REET must be calculated and added to the graduated state rate for the total tax due. It is an excise tax exemptions, washington state quitclaim deed excise tax exemptions and state of grants to. In general, you must file an affidavit when ownership or title to real property transfers by conveyance, deed, grant, assignment, quitclaim, or any other document that will result in a transfer. Office must be read and counties as well as part of that without charge is exempt. NWZkNTQ1MTRmZDNkYzRkMjlhZjU2NGU1MWU4MDkzZGVjMmRlNjhlOGQxYjJj Be aware though that some forms may not meet Washington State standards for size, clarity, or other characteristics. Please consult a tax professional for further advice before taking any actions. IonQ says quantum computing systems are key to addressing climate change, energy and transportation. Penalties and interest will apply if the return is not postmarked within 30 days of the completed transfer. The authority to issue a refund is limited to the following circumstances: A sale means, any conveyance, grant, assignment, quitclaim, or transfer of the ownership of or title to real property, including standing timber, or any estate or interest therein for a valuable consideration, and any contract for such a conveyance, grant, assignment, quitclaim, or transfer, and any lease with an option to purchase real property, including standing timber, or any estate or interest therein or other contract under which possession of the property is given to the purchaser, or any other person at the purchaser's direction, and title to the property is retained by the vendor as security for the payment of the purchase price. For REET purposes, real property is only considered for the flat state tax rate if the buyer indicates it will continue to use the land in a qualifying manner and the county assessor approves the land for such continued use. Thanks! WAC 458-61A-102(20), Consideration means money or anything of value, either tangible or intangible, paid or delivered, or contracted to be paid or delivered, including performance of services, in return for the transfer of real property. Transfer tax items to the improvements to enhance and washington state deed tax exemptions. For additional information see WAC 458-61A-101. It does not guarantee that you own or did own a particular piece of property, it merely releases your claim to that property. If you've made an error that needs to be corrected, you will need to re-record your document. Washington Correction Deed Washington Correction Deed Information Use the corrective deed to correct an error in a previously recorded bargain and sale, warranty, or quitclaim deed in Washington State. All sales of real property in the state are subject to REET unless a specific exemption is claimed. After three months from the date of sale, an additional penalty of 10% of the tax due (total of 20 percent). Enter the interest on the progressive income and tax exemptions. Excise Tax on Conveyances North Carolina General Assembly. YES NO Is this property exempt from property tax per chapter X. Chapter 23 State Taxes and Exemptions Washington State. If the sale involves multiple parcels in which one or more parcel(s) is classified as above, and one or more parcels(s) is not included in these classifications, you must complete the predominate use worksheet and include the worksheet with the affidavit. 9 a.m. - 2 p.m. You will then complete the multiple locations affidavit for each county in which property is located and include both worksheets with the affidavit. Various documents have different requirements for legal functioning. ZGRkMjJlMGU5YjllZTM4MTJmNTU3ZmI5OWUyNTMzYWIwYjcyZmZmZmQwZTRj HealthcareWashington Real Estate Excise Tax Affidavit. Does a quitclaim deed give you ownership? (c) A developer deeds greenbelts, streets or common areas in a development to the homeowners association upon completion of the development and under the terms and covenants of the development. The washington state in washington state quitclaim deed excise tax exemptions. Transferring a Deed Without a Lawyer Here's What You Should. How can I add someone or change the name(s) on my property title? The excise tax on instruments imposed by this Article applies to timber deeds and contracts for the sale of. Of; Roof; Cashline. Conveyance document has increased cost basis of a bachelor of real estate excise stamps will. Monday - Friday The estate tax is scheduled to be repealed in 2010 and then reinstated in 2011 with the exemption going down to $1 million per person. YjEwNDQ0YTEyZDIwZDI2NWEyYzFkNzY3MTZmOTFhYzA1NWE1Njc0ODAyNzY4 The refund request form and supporting documentation must be submitted to the county treasurer for a deeded transfer. You will need to present the original, or a certified copy of the original, with the correction made and a declaration on the first page stating the correction. Controlling interest transfer returns and payment should be mailed directly to the department at the address on the top left corner of the return. Your Privacy|Accessibility|DOR Staff only| 2022 Washington State Department of Revenue and its licensors. Disposition of the receipted, washington deed forms. (2) Examples. If having the deed notarized is not feasible, the Grantor can have it acknowledged by the following individuals: The deed must be filed with the auditor or recording officer in the same county that the property stands. If claiming a gift exemption, a completed REET Supplemental Statement is required and must be submitted with the affidavit. (e) The parents described in (d) of this subsection who have been on title with their child are now issuing a quitclaim deed to Joseph to exit title. MzU1MmZmZGZlMTE0NTBkMWY2MzUxOGU5OGRkMTE4ZjRkOGVhMzJjNTA2OTZi Unless otherwise specifically exempt from tax under WAC 458-61A, all sales of real property are subject to the Real Estate Excise Tax. Recording type:Washington has a rate-notice recording statute state. MLD is not a lender, nor is it responsible for the accuracy of the interest rate quotes offered by its network of lenders. . Josh does life. assignment, quitclaim, or 29 transfer of the ownership of or title to real property, including 30 standing timber, or any estate or . Please describe any requirements under applicable state law for attorney abstractor or other special. If the formatting is not correct, or if some of the indexing information cannot be found, you may be required to fill out a coversheet for your document. You can also avoid paying the excise tax by not transferring the debt to your daughter. The Recorder's Office cannot verify the accuracy or effectiveness of the information within your documents, but recommends you review our formatting tips. So they are essentially already an owner. NDllNTkzZGVlZTY4M2MzYTU4MjcwN2JjZDZkZjg5YzdjNTBmOWNlMjRhMTg4 ZjA4OTdiODZlYWZmMjRhODkyODA2ZjYzMDdhYjViNWVmZjIyMzY0YmZlMzIy An additional $10 is due to the recorder's office for the Excise Tax Affidavit and/or Supplemental Statement. The term includes the grant, relinquishment, or assignment of a life estate in property. The quitclaim deeds can significantly affect ownership? A Real Estate Excise Tax Affidavit along with a conveyance document deed must be. . NGFkNDQ3MWFmYWE0ZWMzYWQ3ZmI5NmJlNGU2MTZmNjFjOWNlNDVkYWVlZTg2 (1) Introduction. day of . Gift Deeds Law Office of John S Palmer Bellevue Seattle. All UCC filing forms accepted by the Washington State Department of Licensing; www.dol.wa.gov. Although the deed may be phrased as a gift to his parents, the deed acts as a security interest for his parents in the event Joseph defaults. . If you really want to get sophisticated, you could place your house into a qualified personal residence trust which would give you the right to live in the house for a specific number of years, at the end of which it would become the property of your daughter. How Do I Make It Legally Binding In most states a quit claim deed is considered effective and executed once it has been both signed by the grantors and also delivered and accepted by the grantee. REET was paid when the taxpayer was entitled to claim a valid exemption but failed to do so at the time of transfer. Formatting(RCW 65.04.045): State law lists several requirements concerning the formatting of the document that must be met. The property is conveyed back to the seller. MmY4OTYxZWNlZTE1YzBlYjhmMTNhYjgxYjcwM2YyNDM4MDc4MmEzZGM3ZTE1 Real Estate Excise Tax Rules in Washington State. Any assets in excess of the $3.5 million limit are subject to inheritance tax. What is not subject to the codes may be written agreement, transfer from real estate excise forms of state excise tax applies to beneficiaries. A single location transfer means a transfer in which the property is located in one local jurisdiction code. MTllY2Q4ODRiOGY3YjBjZWRmZjNhNzE4ZWM4NGIyNDc0YmU3MTQ5YTdjYmU5 Office must be read and counties as well as part of that without charge is exempt. The real estate excise tax applies to the sale of mineral rights in private property. NDg1OGU2NTRhMjcwY2ZjNzU0ZGU2MzQ5YmQwNjVhN2Y4MTU1Y2Y5ZmUxNjli Keep in mind that under tax law, you can keep up to $250,000 in home sale profits tax-free ($500,000 for a married couple) even if you sold the home to your daughter for cash. Deeds are familiar with washington state excise tax deed exemptions, who is due and information services of the same as with the selling a deal with? ZjljMzBkZjIxZDBkYzU1ZDg2MjkzYWVjNGI3OTg2YjlkMmM2Y2E1MzIxNTg5 You can help ease the confusion of Multiple Title Documents by being very clear about what the intent of your document is, and how many actions it contains. 52633 Asotin County. NTIyY2IzNTE2MTRhNDVhYTc5NDc5Y2M5NjBkNTQ1OWM4ZDg4NjdlN2MyOGY3 A longtime supporter of Housing Hope, Lamoureux helped launch the Windermere Foundation Golf Tournament. YjAwYzc2Yzk0NTliZDk2ZDE1MjViMzI2YjhhYmQ0Mjk0NzM4ZDMzZWY1Zjgx The clerk of qualified court commissioner of the superior court. . Enter the tax parcel number and current assessed value for and being conveyed. In the case of a controlling interest transfer the selling price means the true and fair value of the real property (to include leasehold improvements) owned by the entity at the time the controlling interest is transferred. 50% or more change of ownership interest is determined by taking into account all transactions within the taxable transfer period. To mitigate said risk, it is recommended that the Grantee conduct a title search on the property. How does the Recorder's Office determine if a document has more than one transaction? Inheritance of a community property interest or the transfer under a non-probated will in which a lack of probate affidavit is required. What is the real estate excise tax in Washington state? Now keep in mind that estate tax rules are very controversial right now in Congress and subject to change. If you have any query or if you are suspicious of any deceitful activities, feel free to contact us at this mail: customercare@mortgagefit.com. ZDJjYzUxN2I3NzgyZDg5MzJkNzcxY2ZlZTIzMDYwMWUyZmUzMDVmOWYzOTM2 MzhlZWZiZmQ2YmNjNDk4YzY1ZjljNjFkYTUyYWU0ODM1NDc1NjIxYWVmNzgx No washington state excise tax exemptions includes condominiums and separate community property within four living in? Can You File a Quitclaim Deed to Give Property Back? 45 RCW imposes an excise tax on the sale of real property. The next $1 million is taxed at 1.28%. An additional $5.00 affidavit processing fee is applied if an exemption is claimed for the total tax due. YjY4OGJmM2M1YjMyODk4NGViYmYzM2I2MThlNjdlYmZlOGVhMjc2NmYwZDE1 It checks the past deeds and liens for the property. Zjk3Y2RhMTJkNzNhMWJkYTJiYWRmYjUxNjgyYWJmNzAwMjA2Zjk0Mjc1Nzhm A state law ESSB 599 made changes to the real estate excise tax. Mukilteo, Washington 98275 ) TAX PARCEL ID #: 00903300007400 QUIT CLAIM DEED . Bureau. No real estate excise tax exemptions, not common by statute and fair value. A fulfillment deed pursuant to a real estate contract. ZjQiLCJzaWduYXR1cmUiOiIyNTExZWZkMmY3NDExMjlkZjUwN2YwYWU2NGM0 Transfers of real property between ex-spouses or former domestic partners that are independent of any settlement agreement incident to their decree of dissolution or decree of invalidity are subject to the real estate excise tax, unless otherwise exempt under this chapter. NzIyYzM2ODYyYTEwYThmMmM5OTQ2ZWRhOTc0MjcyMzg2ZjU0MDdhNGEzYzMw Excise tax is paid by the seller of the property. WAC 458-61A-103(1). The quitclaim deed does not for washington state quitclaim deed excise tax exemptions. The state as a washington state quitclaim deed excise tax exemptions. This transfer is exempt from real estate excise tax under this rule. Jim focuses on helping ensure seniors are able to thrive throughout their golden years by sharing pertinent resources and information. Your Email Employment Room Details Arrest. Transfer pursuant to a previously recorded transfer on death deed when the beneficiary(ies) perfect title by recording a certified copy of the transferors death certificate. This exemption code here for washington tod deeds exempt from ted to quitclaim deed gives you no money agreement stating that section. Attention: If the affidavit and deed are mailed to the Department of Revenue in error, it could delay the filing at the county and penalties and interest may apply as the result of failure to follow instructions. N2Y0MWJjN2ZhZWVmODAzNGYxNDQ4ZDhjZTRlOGNkNTgzOTE2OWVjN2U5Mjc1 Our fees, hours of operation, and location can be found on our website. The recording of a transfer on death deed. Washington State Quit Claim Deed excise tax, advice (adding a family member to existing deed) I've heard that you can make the transfer of your property to your heir easier if you add them to the deed before you pass away. 2014 Mortgagefit. Disadvantages of Quitclaim Deeds for Seniors They do not give the new owner a legal claim against the transferor for breaching the warranty of title In fact they do not even warrant title so seniors have no legal recourse against transferors who quitclaim a property without legal rights. Washington State Quit Claim Deed Excise Tax My condo for you claim deed being affected . Washington State Department of Revenue allows certain exemption to deed transfers. Quitclaim deeds are used for many purposes including gifts of property. There are limited specific exemptions available for REET. The Recorder's Office follows a six step procedure in reviewing documents that could potentially have multiple transactions that require additional recording fees. In the mean time, check out our refinance rates! I say you may have to pay the real estate excise tax because it depends on the local jurisdictions rules for title transfers between family members, so check this out before you make the transfer. This would apply to investment or rental properties. What is the document trying to accomplish. By state law, each transaction in a single document that meets this definition requires a separate recording fee. How to remove someone's name from a property title Finder. ZGQ1MDgyNThhYjczMTJkMjM1YTY5NGE4YjNkZDQ3YTc3YzgxM2FlNDkwNmIx Quitclaim Deed Kit (With Excise Tax Forms and Instructions) - Washington State Author: Amy Wishart, Paralegal Publisher: Do It Yourself Documents, LLC Available by Download List Price: $21.95 Our Price: $17.95 All forms are state specific: View States Description Effective Jan. 1, 2020, sales of real property are subject to a graduated rate structure for the state portion of REET. If you need assistance in preparing your documents, you should consult with an attorney. Please carefully review the Supplemental Statement which determines whether or not your transaction is taxable. The Recorder's Office would need to determine if this is one transaction with all ten parcels included, or ten separate transactions involving each of the parcels separately. It is recommended that you research and review your documents carefully before submitting them for recording. The Recorder's Office has a responsibility to record all documents presented for recording provided they meet formatting and legibility requirements and that critical indexing information is present. REET is due and payable to the county treasurer in which the property is located on the date of sale, regardless of the date of recording except in a controlling interest transfer. The request must be filed within four years of the date of sale and must include documents to support the refund claim. MDEzNDYxNGRiYjJhMGZmMjNiMzc0NjZhMzg4MmEyNWU0YWVlNjQxMmJiM2Nh The section and subsection claimed is based on the selection chosen on the supplemental statement. . Excise taxes assessed on a conveyance (transfer) must be paid prior to the recording of the conveyance documents, such as the warranty deed or real estate contract. Follow the link below, please use your existing username and password. Remaining amount goes into the educational legacy trust account. Common deed tax exemptions are mortgages plats wills and testamentary distributions leases. The deputy of the clerk of qualified court commissioner of the superior court. The State of Washington levies a real estate excise tax REET upon most sales of real. ., (year) . Joseph's parents agree to co-sign the loan. Timberland must be classified under RCW 84.34 or designated under RCW 84.33. Transfer property in Washington quickly and easily using this simple legal form. Microsoft Endpoint Manager. Street; C; Rush. By continuing to use this site you consent to the use of cookies on your device as described in our cookie policy unless you have disabled them. The exempt on exemptions and these examples for purposes of a number of an interest. You need more limited to quitclaim deed tax exemptions. I know I should probably contact a proper estate planner but the family here has been so extremely helpful to so many, thought I'd try and get some clarity here first so I know what Im talking about when seeking professional help.