Thank you for confirming that Jim & Lisa, you guys are The BEST! I thought so! But am surprised how often I see 'right of survivorship' spelled out (unnecessarily) on deeds around here. It's amazing how the SIMPLE vesting of Joint Tenants on a deed can avoid probate for the surviving owner if one dies. Such a simple thing to do if one doesn't have a Trust in place yet (me but I'm working on one!). It doesn't seem like vesting a property 'as husband & wife' is ever appropriate, is it?? Unless the deed says 'as joint tenants' after 'husband and wife', right? Probate isn't hard in NV but it seem SO simple to avoid completely.