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</o:shapelayout></xml><![endif]--></head><body bgcolor=white lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>This sounds like a classic nonpro rata distribution. I’d just list WAC 458-61A-202(2) for the excise tax exemption to indicate what you are doing in terms of distributions and simplify the language in the deed itself.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>The minimum requisites under the Washington Conveyances statute (RCW 64.04) are:<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>1. A grantor<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>2. A grantee<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>3. Consideration<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>3. Words of conveyance<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>4. A legal description<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>5. Signature of grantor, notarized<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>6. Delivery and acceptance <o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>The TOD Deed has a few extra requirements under its own RCW Chapter.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>The words of conveyance within the deed are the magic words that determine the deed type and effect, such as the warranties given by the grantor and the legal rights acquired by the grantee.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>RCW 64.04.030 - Warranty Deed<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>“conveys and warrants to”<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>The Statutory Warranty Deed conveys five specific covenants against title defects: warranty of seisin, warranty of right to convey, warranty against encumbrances, warranty of quiet possession, and warranty to defend.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>RCW 64.04.040 - Bargain and Sale Deed<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>“bargains, sells and conveys to”<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>The scope of warranties provided by the Bargain and Sale Deed are the warranty of seisin and warranty against encumbrances, and are limited to encumbrances created, permitted, or suffered by the grantor, and do not extend to those of any prior owners.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>RCW 64.04.050 - Quitclaim Deed<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>“conveys and quitclaims to”<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>The Quitclaim Deed includes no express warranties, and does not extend to after acquired title, unless specifically referenced in the deed.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>The title at the top of the document, whether it is “PR Deed” or “Quit Claim Deed” or something else, is largely irrelevant. I’ve seen “Quick Claim” by a DIY pro se. It’s the words of conveyance that are key. There are a myriad of cases out there that have muddled out the meaning of various deed forms, especially those of an overzealous drafter that comingled words of conveyance from the differing deed forms. Stick to the statutory language for the words of conveyance.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>Additional language may be included to limit or add specific warranties, add after acquired title, provide background information, context or clarity for a title review officer, heirs, later owners, etc. But anything beyond the required elements is optional and depends on the specific situation. If it is just going to confuse, then leave the extra language out.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>Also, keep in mind that much of the supplemental information may be able to be provided directly to the necessary parties by other outside documentation, such as the estate inventory, a copy of the will, a schedule of trust assets, or a report by the PR. In many cases, this may add a desired layer of privacy for the individuals involved. I tend to keep any extra information in the deed to a minimum, such as just an identification of the estate, court, and case number, or clarification of math for fractional shares, especially now that deeds are easily internet accessible public records.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'> <o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>Tara M. Roberts<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>Puget Sound Law<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'><a href="mailto:roberts@pugetsoundlaw.com">roberts@pugetsoundlaw.com</a><o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>******************************<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:8.0pt;font-family:"Book Antiqua",serif;color:#1F497D'>The information contained in this email is intended as a collegial exchange of ideas, may be incorrect, and is made without warranty of accuracy of any kind. The ideas and opinions expressed in this message are offered as unresearched thoughts, may be retracted or changed without notice, and do not create any attorney-client relationship. They should not be relied upon as applicable to any particular fact situation. Thank you.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'>******************************<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'> <o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Book Antiqua",serif;color:#1F497D'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='color:windowtext'>From:</span></b><span style='color:windowtext'> wsbapt-bounces@lists.wsbarppt.com [mailto:wsbapt-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>Lovie Bernardi<br><b>Sent:</b> Tuesday, February 24, 2015 1:37 PM<br><b>To:</b> WSBA Probate & Trust Listserv<br><b>Subject:</b> Re: [WSBAPT] Quit claim deed vs. Personal represenative deed<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='color:#1F497D'>Richard,<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Do you also include a section that refers to the specific provision(s) of the will that specify that the grantee receives the property under the will? There is such a section in the PR deed that I’ve used in the past. This is where I run into an issue with using a PR deed in this specific case, because the will says divide the community property in half, half to the living trust, half to surviving spouse, rather specifically bequeathing the particular property or the residue to the survivor. Can I leave that out and just include the language about the grantor being the appointed PR? Thanks for your input.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Lovie<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:windowtext'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:windowtext'> <a href="mailto:wsbapt-bounces@lists.wsbarppt.com">wsbapt-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbapt-bounces@lists.wsbarppt.com">mailto:wsbapt-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>Richard Wills<br><b>Sent:</b> Tuesday, February 24, 2015 1:07 PM<br><b>To:</b> WSBA Probate & Trust Listserv<br><b>Subject:</b> Re: [WSBAPT] Quit claim deed vs. Personal represenative deed<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal style='margin-bottom:12.0pt'><b>For better or worse, what I've used to distribute real property out of an estate is what I've called a PR's Deed, which I prepared from a Quitclaim Deed by specifying its Grantor to be the PR of an estate etc. I've used my PR's Deed form for years, & so far, have not had any problem with it unless I somehow screw up its legal description or make some other dumb mistake like that, such as misspelling a party's name, Oh, my!</b><o:p></o:p></p><div><p class=MsoNormal>On 2/24/2015 10:58 AM, Lovie Bernardi wrote:<o:p></o:p></p></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><p class=MsoNormal>Dear listmates,<o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>Is there any problem with using a quit claim deed to transfer decedent’s portion of real estate to the surviving spouse instead of a PR deed? The will instructs that the PR (surviving spouse) divide the community property into two equal portions, one half will be survivor’s property and the decedent’s half will be put into a trust. The will gives the PR full discretion in dividing the property. One half of the property has already been placed into the trust, so I want to transfer the remaining real estate to the survivor. It seems like the description of the will provisions that would be included in a PR deed would be overly complicated and it would be better to use a quit claim deed. Because the survivor wants the property to go into the trust to avoid an ancillary probate, I am then planning to file a transfer on death deed for the entire property. Does anyone see any issues with this plan or have advice on how to proceed? Thank you in advance for your input.<o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif'>Lovie Bernardi</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif'>Attorney at Law</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif'>Seligmann & Flaherty, PLLC</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif'>216 First AVE S, #450</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif'>Seattle, WA 98104</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif'>(206) 682-2616</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Arial",sans-serif'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif'><a href="mailto:joni@sbfirm.com">lovie@sbfirm.com</a></span><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif'><a href="http://sbfirm.com/">http://sbfirm.com</a></span><o:p></o:p></p><p class=MsoNormal><span style='font-family:"Arial",sans-serif'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif'>**********</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif'>This e-mail may contain information that is privileged, confidential or otherwise protected from disclosure. If you are not the intended recipient or otherwise have received this message in error, you are not authorized to read, print, retain, copy or disseminate this message or any part of it. If you are not the intended recipient or otherwise have received this message in error, please notify us immediately by e-mail, discard any paper copies and delete all electronic files of the message. <i>Circular 230 Notice: This communication may not be used by you or any other person or entity for the purpose of avoiding any federal tax penalties.</i></span><o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal style='margin-bottom:12.0pt'><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><br><br><o:p></o:p></span></p><pre>_______________________________________________<o:p></o:p></pre><pre>WSBAPT mailing list<o:p></o:p></pre><pre><a href="mailto:WSBAPT@lists.wsbarppt.com">WSBAPT@lists.wsbarppt.com</a><o:p></o:p></pre><pre><a href="http://mailman.fsr.com/mailman/listinfo/wsbapt">http://mailman.fsr.com/mailman/listinfo/wsbapt</a><o:p></o:p></pre></blockquote><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p> </o:p></span></p></div></body></html>