[WSBAPT] Baffled by Transaction; Probate done but property not transferred

[Diane Kiepe]

Brent,

I wonder if it was a pro se probate.  I always do a deed (as you noted you
do).  I have to believe it was an oversight and someone somehow thought the
declaration was a transfer device.

Also, just go my first Intestacy case.  I am in tier (b).



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 Tue, Aug 4, 2026 at 1:22 PM Brent Williams-Ruth <
brent at williams-ruthlaw.com> wrote:

> Listmates -
>
> I am truly baffled by a matter (historical) and I am curious if this was
> just the "old way of doing it".
>
> Decedent died intestate in 2015. Surviving spouse opens probate, is
> appointed.  Files declaration of completion nearly 1 year later and in the
> declaration it states that surviving spouse was beneficiary of all, no
> separate property.
>
> LOPA was filed in 2018 declaring that no probate was done and transfering
> house to surviving spouse.
>
> WHAT I NORMALLY DO in that situation is that before I close probate, I
> have the Executor/Surviving Spouse transfer through a Deed of PR the
> decedent's share.
>
> I'm only curious because now that the SS has died and I am helping get the
> property to the next of kin, I had my favorite title company pull the
> property report and last vesting deed and it was still the deed from 1996
> when H&W bought the house.
>
> Wasted a bunch of time tracking down to see who is actually the owner
> because the title company didn't pull the LOPA as part of the general
> process in helping me identify the nature and ownership of the property.
>
> Just looking for a little validation as a solo attorney ensuring that I am
> doing things in lines with industry standard.
>
> Thanks!
> Brent
>
> *Brent Williams-Ruth* (pronouns: he/him)
> *Attorney-At-Law*
>
> *Law Offices of Brent Williams-Ruth, **a division of BWR Consulting, PLLC*
>
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>
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