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

[Brent Williams-Ruth]

It was not. Attorney was involved, now retired.

*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

e-mail <Brent at Williams-RuthLaw.com> / website
<http://www.williams-ruthlaw.com/> / facebook
<http://www.facebook.com/bwrlaw> /


On Tue, Aug 4, 2026 at 1:37 PM Diane Kiepe <diane at kiepelaw.com> wrote:

> 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*
>>
>> *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
>>
>> e-mail <Brent at Williams-RuthLaw.com> / website
>> <http://www.williams-ruthlaw.com/> / facebook
>> <http://www.facebook.com/bwrlaw> /
>> ***Disclaimer: Please note that RPPT listserv participation is not
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