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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>They would have to show an ouster, lasting the prescriptive period, not easy to do<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'>Craig<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><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:black'>CONFIDENTIALITY NOTICE: This e-mail message contains information belonging to the Law Office of Craig Sjostrom, which may be privileged, confidential and/or protected from disclosure. The information is intended only for the use of the individual or entity named above. If you believe that you have received this message in error, please be so kind as to contact the sender and delete the message. If you are not the intended recipient, any dissemination, distribution or copying is strictly prohibited. Thank you. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:black'>> <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:black'>> Law Office of Craig Sjostrom, 1204 Cleveland Ave., Mount Vernon, WA 98273 Phone (360) 848-0339 Fax (360) 336-3488 email <a href="mailto:cdsjostrom@comcast.net">cdsjostrom@comcast.net</a><o:p></o:p></span></p></div><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 #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'>From:</span></b><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> wsbapt-bounces@lists.wsbarppt.com [mailto:wsbapt-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>Roger Hawkes<br><b>Sent:</b> Friday, January 29, 2016 12:57 PM<br><b>To:</b> WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br><b>Subject:</b> Re: [WSBAPT] ethics/risk of delay of probate<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'>Can a tenant in common gain adverse possession against co tenant by occupying the whole of the property, changing locks etc.?<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><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'>Roger Hawkes, WSBA # 5173<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>19909 Ballinger Way NE<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>Shoreline, WA 98155<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'><a href="http://www.hawkeslawfirm.com/">www.hawkeslawfirm.com</a><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>206 367 5000<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>Fax is 206 367 4005<o:p></o:p></span></p></div><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><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'> Eric Nelsen [<a href="mailto:Eric@sayrelawoffices.com">mailto:Eric@sayrelawoffices.com</a>] <br><b>Sent:</b> Friday, January 29, 2016 11:21 AM<br><b>To:</b> WSBA Probate & Trust Listserv<br><b>Subject:</b> Re: [WSBAPT] ethics/risk of delay of probate<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 think that PC is better off with no probate. As an intestate heir he has an immediate right to possession as tenants in common with his brother. <a href="http://app.leg.wa.gov/RCW/default.aspx?cite=11.04.250">RCW 11.04.250</a>. As a tenant in common he has zero duty to try to find his brother. As PR he would have a duty to search.<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'>If there is no mortgage and he keeps the taxes current, then he can pretty much live in the house rent-free as long as he wants. He should definitely keep track of all his expenses related to maintenance, repair, property taxes, homeowner insurance, etc., because he has a right to reimbursement for half of those expenses from his brother. Keep in mind, though, that I think the three-year statute of limitations applies to the equitable right for reimbursement, so that does not accumulate indefinitely. Expenses more than three years old would drop out.<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'>His sticking point is if he ends up having some difficulty because he is not on title. For example, I am not sure how easily he will be able to maintain homeowner insurance. Also, concern about decedent's debts, but most of that goes away two years after date of death.<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'>I've never done an absentee estate under <a href="http://app.leg.wa.gov/RCW/default.aspx?cite=11.80&full=true">Ch. 11.80 RCW</a>, but it might be relevant at some point. If he is his brother's sole heir, at some point he might gain title that way.<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-family:"Calibri",sans-serif;color:#1F497D'>Sincerely,<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>Eric<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>Eric C. Nelsen<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>SAYRE LAW OFFICES, PLLC<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>1320 University St<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>Seattle WA 98101-2837<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>phone 206-625-0092<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>fax 206-625-9040<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'><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'><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'>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>Krista MacLaren<br><b>Sent:</b> Friday, January 29, 2016 6:20 AM<br><b>To:</b> wsba probate & trust<br><b>Subject:</b> [WSBAPT] ethics/risk of delay of probate<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Hi Listmates,<o:p></o:p></p><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>I recently met with a PC who is one of two brothers, only heirs of their recently deceased mother’s estate. The PC lives in mom’s house, and has for his whole life, as far as I can tell - he is 60 years old. He pays taxes and maintenance, no rent. The brother disappeared about 4 years ago, and PC says he has no idea where he may be but presumed alive. PC naturally wants to stay in mom’s house as long as possible, but realizes the house would need to be sold to split the estate with brother. <o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>I would like to advise PC on the risks and benefits of doing nothing until brother shows up, versus opening probate and letting it stall out until brother shows up, versus opening probate and affirmatively searching for brother (which would probably force PC out of house sooner).<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>I was initially inclined to open the probate and conduct at least a cheap online person search for brother, but since PC actually wants to delay, is it better not to get involved at all? To tell him to file the Will only and worry about a probate later? Ethically, is it different if I am advising PC as a beneficiary only, as opposed to a potential PR? Brother is actually named as PR in the Will, PC is alternate, but PC presumed he would serve as PR.<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>Thank you for your thoughts!<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><div><div><p class=MsoNormal><span style='font-family:"Helvetica",sans-serif;color:black'>Krista J. MacLaren<br>Attorney at Law<br>Northgate Executive Center II<br>9725 3rd Ave NE, Suite 600<br>Seattle WA 98115<br>(206) 523-6116<br><a href="mailto:kjm.inc@me.com">kjm.inc@me.com</a><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-family:"Helvetica",sans-serif;color:black'><o:p> </o:p></span></p></div><div><p class=MsoNormal style='margin-bottom:12.0pt'><span style='font-family:"Helvetica",sans-serif;color:black'>Please note, as with most email providers, Mac does not encrypt email messages. Accordingly, the confidentiality of messages sent to this address cannot be assured. This e-mail is intended for viewing only by the individual or entity to whom its content is addressed, and it may contain confidential or<br>privileged information. If you received this email in error, please honor the privacy of the intended recipient: reply to the sender regarding the error and delete the message.<o:p></o:p></span></p></div></div></div><p class=MsoNormal><o:p> </o:p></p></div></body></html>