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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'>Hello:<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 completely agree with Melinda’s Number 1, Number 2, and Number 4, below. I think that an appraisal by a Licensed Real Estate Appraiser is absolutely vital, to set the proposed sale price. And, I think other heirs should have the opportunity to, perhaps, put in a bid on what they would be willing to pay for the real estate, perhaps even more than the PR wants to pay. <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'>Much depends upon whether the proposed sale is to the PR or to the neighbor (in which case, there is less reason for heirs to think that the PR is favoring him/herself.)<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 also think that a clear explanation to the heirs of the entire situation is very important (as well as an explanation as to how an heir could use his/her share of the estate as a means of financing what would ordinarily be considered a down payment by a bank, making a possible purchase easier for any of the heirs, even those without a big nest egg to be able to throw towards a down payment.). <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'>Be careful that wanting to “protect the PR” should be wanting to protect the PR in his/her role as PR, NOT as the person wanting to buy the real property. Too often, we attorneys do not pay sufficient attention to the fact that making the PR happy (on a personal level) might very well involve short-changing heirs. In addition, the two hats worn by the PR (PR with fiduciary responsibilities and Real Estate Buyer trying to make his/her life better or happier by being able to purchase the property) might mandate that an independent attorney needs to undertake representation of the individual as a potential Buyer. AND, it could actually be the case that PR should NOT be able to purchase the property because of the inherent conflict between his/her two roles. <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'>How many times do we see PR’s who are occupying the Decedent’s residence, prior to sale (and perhaps delaying the sale) expecting not to have to pay any rent for using the residence? The same kind of mind-set can set in related to the PR’s feeling that he/she has the “right” to be able to finagle a good deal, simply because he/she is the PR. Remember the number one ingredient of many of the probates we handle, good friends: GREED, which comes out in spades when MOM/DAD are no longer present to temper their sons’ and daughters’ tendencies towards acute selfishness. Many times, the sons and daughters are, once again, transitioned back into childhood, in this regard.<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'>Good luck.<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'>Best Regards,<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'>Doug Bratt<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:13.5pt;font-family:"Lucida Calligraphy";color:#1F497D'>Douglas J. Bratt</span><span style='color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Lucida Calligraphy";color:#1F497D'>Lawyer</span><span style='color:#1F497D'><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'><img width=220 height=224 id="Picture_x0020_1" src="cid:image002.jpg@01D1B526.593B7AB0" alt="Envelope scaled Foster"><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'>Office: (360) 213-2040 <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'> Fax: (360) 213-2030<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'> <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'>CONFIDENTIALITY NOTICE: This email message may contain confidential or privileged information. If you have received this message by mistake, please do not review, disclose, copy, or distribute the email. Instead, please notify us immediately by replying to this message or telephoning us. Thank you.<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'>NOTE:</span><span style='font-size:10.0pt;color:#1F497D'> </span><span style='color:#1F497D'>I do not use encrypted email. Messages sent to or from my office via email are not secure and may not be protected by attorney-client privilege. This email address is not monitored at all times. If your matter is urgent, please phone my office during regular business hours.<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'>TAX ADVICE NOTICE: IRS Circular 230 requires us to advise you that, if this communication or any attachment contains any tax advice, the advice is not intended to be used, and cannot be used, for the purpose of avoiding federal tax penalties. A taxpayer may rely on professional advice to avoid federal tax penalties only if the advice is reflected in a comprehensive tax opinion that conforms to stringent requirements. Please contact us if you have any questions about Circular 230 or would like to discuss our preparation of an opinion that conforms to these IRS rules.<o:p></o:p></span></p><p class=MsoNormal><span style='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><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"'> wsbapt-bounces@lists.wsbarppt.com [mailto:wsbapt-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>Melinda Grout<br><b>Sent:</b> Monday, May 23, 2016 5:59 PM<br><b>To:</b> WSBA Probate & Trust Listserv<br><b>Subject:</b> Re: [WSBAPT] Probate: Sale of House<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>David,<o:p></o:p></p><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>I always have the client:<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>1- get certified appraisal<o:p></o:p></p></div><div><p class=MsoNormal>2- put it on the open market for minimum 30 days<o:p></o:p></p></div><div><p class=MsoNormal>3- communicate this to heirs, together with clear working of the numbers and how the agreed price is same as best case arms length sale with commission, closing costs, etc. <o:p></o:p></p></div><div><p class=MsoNormal>4- use 3rd party escrow<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>I’d love to hear how others protect PR…<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><div><div><div><div><div><div><p class=MsoNormal><span style='color:black'>Regards,<br><br>Melinda Grout<br>Law Office of Melinda K Grout, PS<br>17325 W. Main Street / P.O. Box 1360<br>Monroe, WA 98272<br>360-794-4322 / Fax: 425-744-6745<o:p></o:p></span></p></div><div><p class=MsoNormal><span style='color:black'><o:p> </o:p></span></p></div><div><p class=MsoNormal style='margin-bottom:12.0pt'><span style='color:black'>Emphasizing Estate Planning, Probate, and Elder Law<br><a href="http://mkgroutlaw.com">mkgroutlaw.com</a><br><br>NOTE: <br>1. This office does not accept service of pleadings or process service by e-mail or fax except with the express prior permission of the intended recipient.<br>2. This email address is not monitored at all times. If your matter is urgent, please phone my office.<br>3. Messages sent to or from my office via email are not encrypted and not secure.<br>4. This email may contain confidential material protected by attorney/client privilege, and is intended for use solely by the above referenced recipient. Any review, copying, printing, disclosure, distribution, or other use is strictly prohibited and may be unlawful. If you are not the named recipient, or may have received this email in error, please reply to sender and delete the copy you received. <br>5. This message does not provide any legal advice, or imply an attorney-client relationship, and does not contain the signature of the sender or any other party. You are not a client of this law firm unless you have paid a retainer and signed an attorney/client agreement for representation on a particular matter.<br><br><o:p></o:p></span></p></div></div></div></div></div></div></div><p class=MsoNormal><o:p> </o:p></p></div></body></html>