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

Thu Feb 26 12:59:53 PST 2026

I think it is possible that a Lack of Probate Affidavit can be used to induce the title company to insure title on a sale of real property, regardless of the value of the property. The question is how is the Washington Estate Tax going to be taken care of. The instructions<https://dor.wa.gov/sites/default/files/2022-02/EstateTxInst.pdf> <https://dor.wa.gov/sites/default/files/2022-02/EstateTxInst.pdf> to the WA ETR are vague on who exactly is allowed to sign the return, partly because they respect the fact that this could be a Trustee, Personal Representative, or other duly authorized fiduciary. But I tend to think this should go through probate so that there is a clear path to filing the WA ETR.

Nicholas Pleasants | Shareholder

[OseranHahnAttyatLaw 8]

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From: wsbapt-bounces at lists.wsbarppt.com <wsbapt-bounces at lists.wsbarppt.com> on behalf of Lewis, Amy C. <ALewis at Eisenhowerlaw.com>
Sent: Thursday, February 26, 2026 9:49 AM
To: wsbapt at lists.wsbarppt.com <wsbapt at lists.wsbarppt.com>
Subject: Re: [WSBAPT] Lack of Probate Affidavit - Real Estate under $12m

In the right circumstances, this can work. The problem is potential uncertainty.

If the property will be sold in the near future, then they can test the effectiveness of the lack of probate affidavit with a particular title company in the sale transaction.  If the title company accepts the lack of probate affidavit, then there are no further issues.

However, if they are going to hold onto the property, then they won’t know whether a probate will be required in the future until someone tries to sell the property. Probate is the only way to achieve certainty.

Given the dollar value being quoted in this advice, it seems that it’s tied to an old number for the federal exemption, not the state of Washington exemption.  My comments are not taking into account any potential Washington Estate Tax liability, only the title issue.

Sent from my iPhone

Amy Lewis, Attorney
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On Feb 26, 2026, at 9:34 AM, Brent Williams-Ruth <brent at williams-ruthlaw.com> wrote:

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

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

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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
Sent: Wednesday, February 25, 2026 5:10 PM
To: WSBA Probate & Trust Listserv <WSBAPT at lists.wsbarppt.com<mailto: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

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