Colin A. Brown, for appellant.
Judith L. Turner, for respondent Ingrid Niels.
 BY THE COURT: — This appeal concerns the estate of
Theadora Niels, who died in November 2010. The principal issue
is whether her interest in her house passed by right of survivorship to her daughter-in-law, Ingrid Niels, pursuant to a joint
tenancy established by gift, or became part of her estate that is
to be shared among her children.
 Theadora’s daughter, Marjolein Jansen, brought an application seeking a declaration that the house is part of the estate
and should be distributed under a will and codicil made in 2004.
Her application was dismissed by the application judge. She
appeals from that decision and seeks leave to appeal the application judge’s costs award.
 The appeal is dismissed for the reasons that follow. Leave
to appeal the costs award is granted but the appeal is
 Theadora Niels made two wills prior to the 2004 will and
codicil, one in 1998 and one in 1999. These wills divided her
estate into three shares, one for her son Richard, one for
Marjolein, and one to be divided between her son Arend (Frank)
and his children.
 Marjolein’s relationship with Richard was not good.
She and her mother were once close, but this changed when
her mother began a relationship with a live-in companion
 Things came to a head in 2004, when Marjolein noticed a
“for sale” sign on Theadora’s property. On November 29, 2004,
Marjolein wrote a provocative letter to her mother asserting that
the sale of the property was her business; that Theadora had
always said that the house belonged to her and her brothers
Richard and Frank; and that it was wrong for Theadora to sell
 Marjolein also criticized Ingrid, who was married to Rich-
ard at the time, and her motives, stating that Ingrid and Rich-
ard had succeeded in getting rid of her and Frank. Marjolein
said that Ingrid was interested only in her inheritance and
would not care for Theadora, but, instead, would put her into
a nursing home before she knew it. The letter concluded: “You
better tell me to my face that you have disinherited me.”
 Marjolein received no response to her letter. She and her
mother never spoke again.