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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple style='tab-interval:.5in'><div class=WordSection1><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'>Suggest you ask the title company to reconsider and explain that you want to proceed under 7.28.300, without filing a probate of the Beneficiaries. Publication against the heirs at law, if unknown, or actual service on known heirs should be sufficient.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'>Recall that title vests automatically in heirs at law under 11.04.250, so no probate is necessary to vest title in the beneficiaries’ heirs.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'><o:p> </o:p></span></p><h4><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'> </span><span style='font-family:"Times New Roman","serif";mso-fareast-font-family:"Times New Roman";color:windowtext;font-style:normal'>RCW 11.04.250<o:p></o:p></span></h4><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;mso-outline-level:4'><b><span style='mso-fareast-font-family:"Times New Roman"'>When real estate vests—Rights of heirs.<o:p></o:p></span></b></p><p class=MsoNormal style='text-indent:.25in'><span style='mso-fareast-font-family:"Times New Roman"'>When a person dies seized of lands, tenements or hereditaments, or any right thereto or entitled to any interest therein in fee or for the life of another, his or her title shall vest immediately in his or her heirs or devisees, subject to his or her debts, family allowance, expenses of administration, and any other charges for which such real estate is liable under existing laws. No administration of the estate of such decedent, and no decree of distribution or other finding or order of any court shall be necessary in any case to vest such title in the heirs or devisees, but the same shall vest in the heirs or devisees instantly upon the death of such decedent: PROVIDED, That no person shall be deemed a devisee until the will has been probated. The title and right to possession of such lands, tenements, or hereditaments so vested in such heirs or devisees, together with the rents, issues, and profits thereof, shall be good and valid against all persons claiming adversely to the claims of any such heirs, or devisees, excepting only the personal representative when appointed, and persons lawfully claiming under such personal representative; and any one or more of such heirs or devisees, or their grantees, jointly or severally, may sue for and recover their respective shares or interests in any such lands, tenements, or hereditaments and the rents, issues, and profits thereof, whether letters testamentary or of administration be granted or not, from any person except the personal representative and those lawfully claiming under such personal representative.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'><o:p> </o:p></span></p><div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'>Michael A. Winslow<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'>1204 Cleveland Ave.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'>Mount Vernon, WA 98273<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'>Ph. 360-336-3321<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'>Em. Mike@winslegal.com<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'>This message is from an attorney, so it’s confidential. If you are not the intended recipient, it’s too late to stop reading this message, but you may not use it for any improper purpose. Huge Disclaimer available upon request.<o:p></o:p></span></p></div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";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";mso-fareast-font-family:"Times New Roman"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";mso-fareast-font-family:"Times New Roman"'> wsbapt-bounces@lists.wsbarppt.com [mailto:wsbapt-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>Jeff Davis<br><b>Sent:</b> Tuesday, January 12, 2016 10:52 AM<br><b>To:</b> 'WSBA Probate & Trust Listserv'<br><b>Subject:</b> Re: [WSBAPT] Old deed of trust paid off - No reconveyance - RCW 61.24.110<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>I have one client with two old deeds of trust that were paid off years ago. Beneficiaries are dead. Title company will not insure around the DOT’s even though the statute of limitations to enforce either the notes or foreclose the deeds of trust has long past. Unless we can find the heirs of the beneficiaries to sign off the title company wants the client to open probates for the beneficiaries.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Jeff Davis.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";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 style='mso-outline-level:1'><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'> <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><a href="mailto:julie@dimensionlaw.com">julie@dimensionlaw.com</a><br><b>Sent:</b> Tuesday, January 12, 2016 10:17 AM<br><b>To:</b> WSBA Probate & Trust Listserv<br><b>Subject:</b> Re: [WSBAPT] Old deed of trust paid off - No reconveyance - RCW 61.24.110<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal>I have a similar situation, please reply to the list! Thanks <o:p></o:p></p></div><div><p class=MsoNormal style='margin-bottom:12.0pt'><br>On Jan 12, 2016, at 10:06 AM, Neli Espe, J.D. - Olympic Legal <<a href="mailto:neli@olympiclegal.com">neli@olympiclegal.com</a>> wrote:<o:p></o:p></p></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><div><div><div><div><div><div><div><div><div><div><div><p class=MsoNormal>Dear Listmates,<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>PC’s mortgage was paid off three decades ago. Apparently, no reconveyance was recorded. The financial institution might be out of business. PC now wants to sell property, but must deal with the cloud on title. <o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>Has anyone used successfully the 2013 law - RCW 61.24.110 - aimed at helping property owners in situations like these? Any pointers will be appreciated.<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>Best regards,<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>Neli<o:p></o:p></p></div><div><p class=MsoNormal><span style='font-size:9.0pt'><o:p> </o:p></span></p></div><div><p class=MsoNormal><span style='font-size:9.0pt'>__________________________________________________________________________<o:p></o:p></span></p></div><div><p class=MsoNormal><b><span style='font-size:9.0pt;color:#B93423'>Neli Espe</span></b><span style='font-size:9.0pt'>|</span> <b><span style='font-size:9.0pt;color:#B93423'>Olympic Legal Services, P.S. </span></b><span style='font-size:9.0pt'>|</span> <i><span style='font-size:9.0pt;color:#B93423'>Your Skagit Valley Business and Estate Counsel </span></i><o:p></o:p></p></div><div><p class=MsoNormal><b><span style='font-size:9.0pt;color:#0A0201'>General Counsel * Real Property * Estate Planning * Probate</span></b><o:p></o:p></p></div><div><p class=MsoNormal><span style='font-size:9.0pt'>tel: 360.630.3635 | web: <a href="http://www.olympiclegal.com">www.olympiclegal.com</a> | <a href="mailto:neli@olympiclegal.com">neli@olympiclegal.com</a><o:p></o:p></span></p></div></div><div><p class=MsoNormal><span style='font-size:9.0pt'><o:p> </o:p></span></p></div><div><p class=MsoNormal><span style='font-size:9.0pt'>Required e-mail disclaimer: <a href="http://bitly.com/1FUy3fg">http://bitly.com/1FUy3fg</a><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:9.0pt'><o:p> </o:p></span></p></div><div><p class=MsoNormal><o:p> </o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p></div><p class=MsoNormal><o:p> </o:p></p></div><p class=MsoNormal><o:p> </o:p></p></div><p class=MsoNormal><o:p> </o:p></p></div><p class=MsoNormal><o:p> </o:p></p></div><p class=MsoNormal><o:p> </o:p></p></div><p class=MsoNormal><o:p> </o:p></p></div><p class=MsoNormal><o:p> </o:p></p></div></blockquote><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><div><p class=MsoNormal>_______________________________________________<br>WSBAPT mailing list<br><a href="mailto:WSBAPT@lists.wsbarppt.com">WSBAPT@lists.wsbarppt.com</a><br><a href="http://mailman.fsr.com/mailman/listinfo/wsbapt">http://mailman.fsr.com/mailman/listinfo/wsbapt</a><o:p></o:p></p></div></blockquote><p class=MsoNormal><br><span style='font-size:7.5pt;font-family:"Tahoma","sans-serif";color:#3D85C6'>PRIVILEGED AND CONFIDENTIAL:</span><span style='font-size:7.5pt;font-family:"Tahoma","sans-serif";color:#0B5394'> </span><span style='font-size:7.5pt;font-family:"Tahoma","sans-serif";color:#666666'>This e-mail (including any attachments) is intended only for the use of the individual or entity named above and may contain privileged or confidential information. If you are not the intended recipient, or the employee or agent responsible to deliver it to the intended recipient, you are notified that any review, dissemination, distribution or copying of this e-mail is prohibited. If you have received this e-mail in error, please immediately notify us by e-mail, facsimile, or telephone; return the e-mail to us at the e-mail address below; and destroy all paper and electronic copies.</span><o:p></o:p></p></div></body></html>