[WSBAPT] Transfer of Real Property - Interesting Fact Pattern

[Diane Kiepe]

Que up Jack and Diane ;)  I started signng right when I saw Jack -



Diane Kiepe
Kiepe Estate and Probate, PLLC
diane at kiepelaw.com
200 N. Mullan Rd., Suite 203
Spokane Valley, WA  99206
509-808-2087
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On Mon, Aug 3, 2026 at 2:01 PM Heidi Baxter <heidi at hbaxterlaw.com> wrote:

> I have a scenario in which 2 couples own a piece of real property as
> husband and wife.  Let’s say Bob and Susie, husband and wife, and Jack and
> Jill, husband and wife.
>
>
>
> Jack and Jill divorced but did not remember to include this piece of real
> property in King County in the divorce decree.  They had one child
> together, Betsy. Jack had no other children.
>
>
>
> Jack died, survived by his daughter several years ago.  His estate was
> never probated.
>
>
>
> Betsy then died a year or so after Jack died.  Her estate was never
> probated.  Jill, Betsy’s mom, is Betsy’s sole heir.
>
>
>
> The real property still lists Jack and Jill, husband and wife.  Presuming
> that Jack’s estate owns ¼ of the property as his undivided share, and it
> would have passed to his daughter under laws of intestacy (no Will), and
> then his daughter’s estate would have passed to Jill (her mom)…any thoughts
> on the cleanest and easiest way to get title of the property for Jack’s
> share into Jill’s name?
>
>
>
> Thoughts:
>
>    1. Open probate for both Jack and daughter
>    2. Lack of Probate Affidavit (property is vacant land and worth less
>    than $100,000).
>    3. Quiet Title Action
>    4. Other?
>
>
>
> If you have ever had this situation or something close, I would love to
> hear what worked for you.
>
>
>
> Thanks for your thoughts on this.
>
>
>
> *Heidi Baxter*
>
> Attorney
>
>
>
> *BAXTER LAW PLLC*
>
> PO Box 1539
>
> Mercer Island, WA 98040
>
> (206) 415-1155
>
> www.hbaxterlaw.com
>
>
>
> *Office Address*:
>
> 2737 77th Ave SE, Suite 206
>
> Windermere Building
>
> Mercer Island, WA 98040
>
>
>
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