[WSBAPT] Lack of Probate Affidavit - Real Estate under $12m

[Brent Williams-Ruth]

Jason -

I appreciate the fierceness of your convictions - but be advised, this
"clanker" is an actual person who allegedly has worked with title and
escrow for 30 years and takes meetings with local real estate professional
offices on how to deal with estate administration and avoiding the need for
probate. The PC's wife is a real estate agent and he was telling them how
to do things.

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> /


On Thu, Feb 26, 2026 at 8:27 AM Jason Burnett <jburnett at reedlongyearlaw.com>
wrote:

> Don’t take that client. He is getting drive-by legal advice from a
> clanker, and if you are a licensed attorney you are better than arguing
> with a bot.  Seriously.
>
>
>
> *Jason* *W.*
> *Burnett *Attorney at Law
> Reed Longyear Malnati Corwin & Burnett, PLLC
> [image: A black background with white text Description automatically
> generated with low confidence] <http://reedlongyearlaw.com/>
>
> 801 Second Ave, Suite 1415, Seattle, WA 98104
> (206) 624‑6271 | Fax: (206) 624‑6672
> jburnett at reedlongyearlaw.com
> www.reedlongyearlaw.com
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>
> *From:* wsbapt-bounces at lists.wsbarppt.com <
> wsbapt-bounces at lists.wsbarppt.com> *On Behalf Of *Brent Williams-Ruth
> *Sent:* Wednesday, February 25, 2026 5:10 PM
> *To:* WSBA Probate & Trust Listserv <WSBAPT at lists.wsbarppt.com>
> *Subject:* [WSBAPT] Lack of Probate Affidavit - Real Estate under $12m
>
>
>
> I just had a phone call from a PC who has an estate for his father.  He
> told me that he has been advised that he does not need to do probate
> because he can us a LAPO for property under $12m.
>
>
>
> This is totally news to me. I am happy to help find ways to streamline
> estate administration, but am not familiar with any rule that lets us
> bypass probate this way.
>
>
>
> 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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