<html><head><meta http-equiv="Content-Type" content="text/html charset=utf-8"></head><body style="word-wrap: break-word; -webkit-nbsp-mode: space; -webkit-line-break: after-white-space;" class="">Thank you both so much, your comments are very helpful. Could you possibly explain whether a deed and the financing need to match? I am confused by whether, so long as the rights of the minor are addressed, it is appropriate to deed the house to the surviving spouse while it is financed in husband's name? <div class=""><br class=""></div><div class="">Krista<br class=""><div><blockquote type="cite" class=""><div class="">On Aug 10, 2016, at 9:04 AM, Heather deVrieze <<a href="mailto:heatherd@westseattlelaw.com" class="">heatherd@westseattlelaw.com</a>> wrote:</div><br class="Apple-interchange-newline"><div class=""><div class="WordSection1" style="page: WordSection1; font-family: Helvetica; font-size: 14px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: normal; orphans: auto; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; widows: auto; word-spacing: 0px; -webkit-text-stroke-width: 0px;"><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);" class="">I agree with Maureen’s comments, but would add that a GAL is likely required, and would give mother the opportunity to take a stronger position regarding community vs. separate property and get her plan for the funds (UTMA may very well be acceptable depending on the amount of money). A family support award cannot be made without the appointment of a GAL for a minor. Look at 11.76.080 (2). A GAL is required for an order granting nonintervention powers when there are minors involved, unless the surviving spouse is the sole beneficiary under the terms of a will and the minor is the child of both the deceased and the surviving spouse.<o:p class=""></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);" class=""><o:p class=""> </o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);" class="">As a practical matter, unless the child was nearly 18, delay probably doesn’t simplify, but complicates the situation. I would look at why the property and mortgage was in deceased name alone, how were payments made, was it commingled such that it should now be characterized as CP? If there is only CP, no distribution to minor, GAL can sign off on characterization of property and you can leave the surviving spouse with a clean slate.<o:p class=""></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);" class=""><o:p class=""> </o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);" class="">Heather<o:p class=""></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);" class=""><o:p class=""> </o:p></span></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);" class=""><o:p class=""> </o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 16pt; font-family: 'Vladimir Script'; color: rgb(31, 73, 125);" class="">Heather S. de Vrieze</span><b class=""><span style="font-size: 16pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);" class=""><br class=""></span></b><i class=""><span style="font-size: 11pt; font-family: Garamond, serif; color: rgb(31, 73, 125);" class="">Attorney-at-Law<o:p class=""></o:p></span></i></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><i class=""><span style="font-size: 11pt; font-family: Garamond, serif; color: rgb(31, 73, 125);" class=""><span id="cid:image002.jpg@01D1F2E6.43AE20A0"><image002.jpg></span></span></i><i class=""><span style="font-family: Garamond, serif; color: rgb(31, 73, 125);" class=""><o:p class=""></o:p></span></i></div><div style="margin: 0in 0in 0.0001pt; 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font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><b class=""><span style="font-size: 9pt; font-family: Arial, sans-serif; color: rgb(0, 46, 138);" class="">Click here to connect with de Vrieze | Carney on Facebook:<span class="Apple-converted-space"> </span></span></b><b class=""><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);" class=""> </span></b><a href="https://www.facebook.com/DeVriezeCarney" style="color: purple; text-decoration: underline;" class=""><b class=""><span style="font-size: 11pt; font-family: Calibri, sans-serif; text-decoration: none;" class=""><span id="cid:image003.png@01D1F2E4.6E1A55E0"><image003.png></span></span></b></a><span style="font-size: 11pt; font-family: Nyala; color: rgb(68, 82, 78);" class=""><o:p class=""></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 8pt; font-family: Calibri, sans-serif; color: rgb(166, 166, 166);" class=""><o:p class=""> </o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 8pt; font-family: Calibri, sans-serif; color: rgb(166, 166, 166);" class="">CONFIDENTIAL & PRIVILEGED. This e-mail message may contain legally privileged and/or confidential information. If you have received this e-mail in error, please notify the sender immediately and delete all copies of this e-mail message and any attachment.</span><span style="font-size: 16pt; font-family: Cambria, serif; color: blue;" class=""><o:p class=""></o:p></span></div></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);" class=""><o:p class=""> </o:p></span></div><div class=""><div style="border-style: solid none none; border-top-color: rgb(225, 225, 225); border-top-width: 1pt; padding: 3pt 0in 0in;" class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><b class=""><span style="font-size: 11pt; font-family: Calibri, sans-serif;" class="">From:</span></b><span style="font-size: 11pt; font-family: Calibri, sans-serif;" class=""><span class="Apple-converted-space"> </span><a href="mailto:wsbapt-bounces@lists.wsbarppt.com" class="">wsbapt-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbapt-bounces@lists.wsbarppt.com" class="">mailto:wsbapt-bounces@lists.wsbarppt.com</a>]<span class="Apple-converted-space"> </span><b class="">On Behalf Of<span class="Apple-converted-space"> </span></b>Krista MacLaren<br class=""><b class="">Sent:</b><span class="Apple-converted-space"> </span>Tuesday, August 09, 2016 9:16 PM<br class=""><b class="">To:</b><span class="Apple-converted-space"> </span>wsba probate & trust <<a href="mailto:wsbapt@lists.wsbarppt.com" class="">wsbapt@lists.wsbarppt.com</a>><br class=""><b class="">Subject:</b><span class="Apple-converted-space"> </span>[WSBAPT] Separate Property of deceased spouse/minor<o:p class=""></o:p></span></div></div></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><o:p class=""> </o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class="">Listmates,<o:p class=""></o:p></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><o:p class=""> </o:p></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class="">Decedent H died without a will. W and 5 y.o. child survive. No prior marriages or other children for either spouse. The house they live(d) in was decedent’s separate property, and there is a mortgage on it in H’s name. I am wondering several things: 1) Does GAL have to be appointed for minor child when child’s mother will serve as PR? 2) If W wants to remain in the house, what is her best course of action? She works, but I don’t know if she would independently qualify for mortgage. Should she first see if she could obtain a loan to finance the house herself, and if she can't, just try to keep making payments without notifying loan company? And what would be appropriate as to the deed from the estate? Can she deed house to herself a) when the loan is not in her name, and b) when minor child is entitled to a share of decedent’s estate (there may be other assets to pay share to minor child). 3) Can share for minor child be placed in an UTMA or must a guardianship be set up? 4) Would family support claim change any of this?<o:p class=""></o:p></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><o:p class=""> </o:p></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class="">Since other assets are POD accounts, it may not be necessary to have a probate at all if she is just continuing to pay mortgage without transferring ownership, but that doesn’t seem very secure for her.<o:p class=""></o:p></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><o:p class=""> </o:p></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class="">I appreciate any guidance.<o:p class=""></o:p></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><o:p class=""> </o:p></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class="">Thank you,<o:p class=""></o:p></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><o:p class=""> </o:p></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class="">Krista<o:p class=""></o:p></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><o:p class=""> </o:p></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-family: Calibri, sans-serif;" class="">Krista J. MacLaren<br class="">Attorney at Law<br class="">Northgate Executive Center II<br class="">9725 3rd Ave NE, Suite 600<br class="">Seattle, WA 98115<br class="">(206)523-6116<br class=""><a href="mailto:kjm.inc@mac.com" style="color: purple; text-decoration: underline;" class="">kjm.inc@mac.com</a><br class=""><br class="">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 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. </span><o:p class=""></o:p></div></div></div><span style="font-family: Helvetica; font-size: 14px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: normal; orphans: auto; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; widows: auto; word-spacing: 0px; -webkit-text-stroke-width: 0px; float: none; display: inline !important;" class="">_______________________________________________</span><br style="font-family: Helvetica; font-size: 14px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: normal; orphans: auto; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; widows: auto; word-spacing: 0px; -webkit-text-stroke-width: 0px;" class=""><span style="font-family: Helvetica; font-size: 14px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: normal; orphans: auto; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; widows: auto; word-spacing: 0px; -webkit-text-stroke-width: 0px; float: none; display: inline !important;" class="">WSBAPT mailing list</span><br style="font-family: Helvetica; font-size: 14px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: normal; orphans: auto; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; widows: auto; word-spacing: 0px; -webkit-text-stroke-width: 0px;" class=""><span style="font-family: Helvetica; font-size: 14px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: normal; orphans: auto; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; widows: auto; word-spacing: 0px; -webkit-text-stroke-width: 0px; float: none; display: inline !important;" class=""><a href="mailto:WSBAPT@lists.wsbarppt.com" class="">WSBAPT@lists.wsbarppt.com</a></span><br style="font-family: Helvetica; font-size: 14px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: normal; orphans: auto; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; widows: auto; word-spacing: 0px; -webkit-text-stroke-width: 0px;" class=""><span style="font-family: Helvetica; font-size: 14px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: normal; orphans: auto; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; widows: auto; word-spacing: 0px; -webkit-text-stroke-width: 0px; float: none; display: inline !important;" class=""><a href="http://mailman.fsr.com/mailman/listinfo/wsbapt" class="">http://mailman.fsr.com/mailman/listinfo/wsbapt</a></span></div></blockquote></div><br class=""></div></body></html>