[WSBAPT] Sale of Home after Trustor's Death vs. Probate Sale

Tue Apr 28 14:11:48 PDT 2026

Hi Laura,
I am not referring to the inter-family transfer being subject to Form 17. I am referring to when the property is sold to a third party. In a probate, the Seller (Personal Representative) is not obligated to give a Form 17. But if bypassing probate, the Seller – e.g. Surviving Spouse taking title under a community property agreement, or Child inheriting under a TODD/LOPA – they would have to give Form 17. The issue being that the method of inheritance transfer matters for Form 17.
Best,
Nick
From: wsbapt-bounces at lists.wsbarppt.com <wsbapt-bounces at lists.wsbarppt.com> On Behalf Of Laura Latta
Sent: Tuesday, April 28, 2026 1:15 PM
To: WSBA Probate & Trust Listserv <wsbapt at lists.wsbarppt.com>
Subject: Re: [WSBAPT] Sale of Home after Trustor's Death vs. Probate Sale

Nick,
I read 64.06.010(2) to exempt a transfer from one spouse to another under a CPA from theform 17  requirement. Am I missing something? This would often catch a TODD as well given that most cases where these have come up (in my practice) involve a child of the grantor.
Warmly,
Laura

On Tue, Apr 28, 2026 at 9:32 AM Nick Pleasants <npleasants at ohswlaw.com<mailto:npleasants at ohswlaw.com>> wrote:
Brent,
The Form 17 exemption is only for Personal Representatives by statute. RCW 64.06.010<https://urldefense.proofpoint.com/v2/url?u=https-3A__app.leg.wa.gov_rcw_default.aspx-3Fcite-3D64.06.010&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=-GmOVePHrMxpHDsqhlpu0IV7jy1tkCWDKAKJmc3TDcg&m=dWzE39akV1OqY84pBaKGbiJaZ1qASiVlM1ovMRJEMan1MmckoMAMgLb0sf9Laq8Y&s=5uA-5ZUjTb7pf8oas81pEl8fruM2i6fu19FNi3YGEAc&e=>(6). There are many inheritance sales that are subject to Form 17 disclosure - e.g. TODD, LOPA, CPA, etc. I don't necessarily see it as a bad thing to do a Form 17 and disclose any known defects with the property.
If you are selling this on the open market, it should be fairly similar to any fiduciary sale. But consider whether you need to give notice to the beneficiaries under RCW 11.100.140<https://urldefense.proofpoint.com/v2/url?u=https-3A__app.leg.wa.gov_rcw_default.aspx-3Fcite-3D11.100.140&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=-GmOVePHrMxpHDsqhlpu0IV7jy1tkCWDKAKJmc3TDcg&m=dWzE39akV1OqY84pBaKGbiJaZ1qASiVlM1ovMRJEMan1MmckoMAMgLb0sf9Laq8Y&s=kQE3EjQ6w-_vtJXRJpCs7qMz2FOa0hQODV9POi6T_9s&e=> or obtain a waiver. If Title/Escrow is on their game, they will ask for the signed waivers. Even if they don't, always good to paper the file.
Best,
Nick

Nicholas Pleasants | Shareholder

[OseranHahnAttyatLaw 8]

11225 SE 6th Street | Suite 100 | Bellevue, WA 98004
Main: (425) 455-3900 | Fax: (425) 455-9201 | E-mail: npleasants at ohswlaw.com<mailto:npleasants at ohswlaw.com>

CONFIDENTIALITY NOTE: This e-mail message contains information belonging to the law firm of Oseran Hahn, P.S., which may be privileged, confidential and/or protected from disclosure. The information is intended only for the use of the individual or entity named above. If you think that you have received this message in error, please e-mail the sender. If you are not the intended recipient, any dissemination, distribution or copying is strictly prohibited.

________________________________
From: wsbapt-bounces at lists.wsbarppt.com<mailto:wsbapt-bounces at lists.wsbarppt.com> <wsbapt-bounces at lists.wsbarppt.com<mailto:wsbapt-bounces at lists.wsbarppt.com>> on behalf of Brent Williams-Ruth <brent at williams-ruthlaw.com<mailto:brent at williams-ruthlaw.com>>
Sent: Monday, April 27, 2026 5:40 PM
To: WSBA Probate & Trust Listserv <WSBAPT at lists.wsbarppt.com<mailto:WSBAPT at lists.wsbarppt.com>>
Subject: [WSBAPT] Sale of Home after Trustor's Death vs. Probate Sale

Greetings Listmates -

I have a situation where a home was actually transferred into the family RLT prior to death (miracles do happen). What I do not know as this is my first Trustee sale by a  successor Trustee is whether they are exempt from Form 17 disclosures in the same way that an Executor is exempt?

Appreciate any feedback on this situation.

Brent

Brent Williams-Ruth (pronouns: he/him)
Attorney-At-Law

Law Offices of Brent Williams-Ruth, a division of BWR Consulting, PLLC

Physical Address: 500 S 336th Street, Suite 214; Federal Way, WA 98003

Mailing Address: PO BOX 3319; Federal Way, WA 98063

Office/Scheduling Phone: (253) 285-7751

For All Meetings & Scheduling: info at williams-ruthlaw.com<mailto:info at williams-ruthlaw.com>

e-mail<mailto:Brent at Williams-RuthLaw.com> / website<https://urldefense.proofpoint.com/v2/url?u=http-3A__www.williams-2Druthlaw.com_&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=-GmOVePHrMxpHDsqhlpu0IV7jy1tkCWDKAKJmc3TDcg&m=2o6oH2UnEdMCs0KmeE74uochdSo6s1Ynzl3fUSj1wVlm3XpyYQEf2FJmed7ygiiV&s=um0YA72RO6DxqeP-V9YwguElP78C6W4F3EPA1QSaVTc&e=> / facebook<https://urldefense.proofpoint.com/v2/url?u=http-3A__www.facebook.com_bwrlaw&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=-GmOVePHrMxpHDsqhlpu0IV7jy1tkCWDKAKJmc3TDcg&m=2o6oH2UnEdMCs0KmeE74uochdSo6s1Ynzl3fUSj1wVlm3XpyYQEf2FJmed7ygiiV&s=ni889Rwz6hRLfYeL2-1iYpV9ptPEGruUKlt2ruBPg3I&e=> /
***Disclaimer: Please note that RPPT listserv participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working in related fields, and others.***
_______________________________________________
WSBAPT mailing list
WSBAPT at lists.wsbarppt.com<mailto:WSBAPT at lists.wsbarppt.com>
http://mailman.fsr.com/mailman/listinfo/wsbapt<https://urldefense.proofpoint.com/v2/url?u=http-3A__mailman.fsr.com_mailman_listinfo_wsbapt&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=-GmOVePHrMxpHDsqhlpu0IV7jy1tkCWDKAKJmc3TDcg&m=dWzE39akV1OqY84pBaKGbiJaZ1qASiVlM1ovMRJEMan1MmckoMAMgLb0sf9Laq8Y&s=8rLz7vNKcuY9AZzp4JFbN5H7Hw3wD2zxSC-lAH-QOGU&e=>
-------------- next part --------------
An HTML attachment was scrubbed...
URL: <http://mailman.fsr.com/pipermail/wsbapt/attachments/20260428/b5aec752/attachment.html>
-------------- next part --------------
A non-text attachment was scrubbed...
Name: image001.jpg
Type: image/jpeg
Size: 10176 bytes
Desc: image001.jpg
URL: <http://mailman.fsr.com/pipermail/wsbapt/attachments/20260428/b5aec752/image001.jpg>