<html xmlns:v="urn:schemas-microsoft-com:vml" xmlns:o="urn:schemas-microsoft-com:office:office" xmlns:w="urn:schemas-microsoft-com:office:word" xmlns:m="http://schemas.microsoft.com/office/2004/12/omml" xmlns="http://www.w3.org/TR/REC-html40"><head><meta http-equiv=Content-Type content="text/html; charset=utf-8"><meta name=Generator content="Microsoft Word 15 (filtered medium)"><!--[if !mso]><style>v\:* {behavior:url(#default#VML);}
o\:* {behavior:url(#default#VML);}
w\:* {behavior:url(#default#VML);}
.shape {behavior:url(#default#VML);}
</style><![endif]--><style><!--
/* Font Definitions */
@font-face
{font-family:"Cambria Math";
panose-1:2 4 5 3 5 4 6 3 2 4;}
@font-face
{font-family:Calibri;
panose-1:2 15 5 2 2 2 4 3 2 4;}
@font-face
{font-family:Garamond;
panose-1:2 2 4 4 3 3 1 1 8 3;}
/* Style Definitions */
p.MsoNormal, li.MsoNormal, div.MsoNormal
{margin:0in;
margin-bottom:.0001pt;
font-size:12.0pt;
font-family:"Times New Roman",serif;}
a:link, span.MsoHyperlink
{mso-style-priority:99;
color:blue;
text-decoration:underline;}
a:visited, span.MsoHyperlinkFollowed
{mso-style-priority:99;
color:purple;
text-decoration:underline;}
p.msonormal0, li.msonormal0, div.msonormal0
{mso-style-name:msonormal;
mso-margin-top-alt:auto;
margin-right:0in;
mso-margin-bottom-alt:auto;
margin-left:0in;
font-size:12.0pt;
font-family:"Times New Roman",serif;}
span.EmailStyle18
{mso-style-type:personal;
font-family:"Times New Roman",serif;
color:windowtext;}
span.EmailStyle19
{mso-style-type:personal-compose;
font-family:"Times New Roman",serif;
color:windowtext;}
.MsoChpDefault
{mso-style-type:export-only;
font-size:10.0pt;}
@page WordSection1
{size:8.5in 11.0in;
margin:1.0in 1.0in 1.0in 1.0in;}
div.WordSection1
{page:WordSection1;}
--></style></head><body lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><a name="_MailEndCompose">Krista,<o:p></o:p></a></p><p class=MsoNormal><span style='mso-bookmark:_MailEndCompose'><o:p> </o:p></span></p><p class=MsoNormal><span style='mso-bookmark:_MailEndCompose'>You may want to take a deeper review and recheck case law concerning the character of separate property of a spouse such as: how long were H&W married, how did they manage their finances, what contributions W made to the family home, did H&W actions commingled enough community property with his separate property to change a property’s original character?<o:p></o:p></span></p><p class=MsoNormal><span style='mso-bookmark:_MailEndCompose'><o:p> </o:p></span></p><p class=MsoNormal><span style='mso-bookmark:_MailEndCompose'>You also want to look at </span><a href="https://en.wikipedia.org/wiki/Garn%E2%80%93St._Germain_Depository_Institutions_Act"><span style='mso-bookmark:_MailEndCompose'><span style='color:windowtext;text-decoration:none'>Garn–St. Germain Depository Institutions Act</span></span></a><span style='mso-bookmark:_MailEndCompose'> where the H’s mortgagee cannot accelerate his note if his spouse inherits the underlying property. So long as she continues to make payments, the mortgage stays in place and she does not have to refinance. Although, the bank being what they are may push for a refinance. <o:p></o:p></span></p><p class=MsoNormal><span style='mso-bookmark:_MailEndCompose'><span lang=EN style='font-size:13.5pt;font-family:"Arial",sans-serif;color:#222222'><o:p> </o:p></span></span></p><p class=MsoNormal><span style='mso-bookmark:_MailEndCompose'></span><a href="https://www.law.cornell.edu/uscode/text/12/1701j-3"><span style='mso-bookmark:_MailEndCompose'>https://www.law.cornell.edu/uscode/text/12/1701j-3</span><span style='mso-bookmark:_MailEndCompose'></span></a><span style='mso-bookmark:_MailEndCompose'> <o:p></o:p></span></p><p class=MsoNormal><span style='mso-bookmark:_MailEndCompose'><o:p> </o:p></span></p><div><p class=MsoNormal><span style='mso-bookmark:_MailEndCompose'>Very truly yours,<o:p></o:p></span></p><p class=MsoNormal><span style='mso-bookmark:_MailEndCompose'>Maureen A. Wickert, Attorney at Law<o:p></o:p></span></p><p class=MsoNormal><span style='mso-bookmark:_MailEndCompose'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><img border=0 width=192 height=48 style='width:2.0in;height:.5in' id="Picture_x0020_1" src="cid:image002.jpg@01D1F2DA.BAD2E230" alt="Business card for email"></span></span><span style='mso-bookmark:_MailEndCompose'><b><span style='font-size:16.0pt;font-family:"Garamond",serif'><o:p></o:p></span></b></span></p><p class=MsoNormal><span style='mso-bookmark:_MailEndCompose'>14900 Interurban Avenue South, Suite 255<o:p></o:p></span></p><p class=MsoNormal><span style='mso-bookmark:_MailEndCompose'> Tukwila, WA 98168<o:p></o:p></span></p><p class=MsoNormal><span style='mso-bookmark:_MailEndCompose'> Phone: 206-859-5502<o:p></o:p></span></p><p class=MsoNormal><span style='mso-bookmark:_MailEndCompose'> Fax: 206-260-9005<o:p></o:p></span></p><p class=MsoNormal><span style='mso-bookmark:_MailEndCompose'> </span><a href="http://www.wickertlawoffice.com/"><span style='mso-bookmark:_MailEndCompose'>www.wickertlawoffice.com</span><span style='mso-bookmark:_MailEndCompose'></span></a><span style='mso-bookmark:_MailEndCompose'><o:p></o:p></span></p><p class=MsoNormal><span style='mso-bookmark:_MailEndCompose'> </span><a href="mailto:wickertlaw@comcast.net"><span style='mso-bookmark:_MailEndCompose'>wickertlaw@comcast.net</span><span style='mso-bookmark:_MailEndCompose'></span></a><span style='mso-bookmark:_MailEndCompose'><o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='mso-bookmark:_MailEndCompose'><b><i><span style='font-size:10.0pt;color:#000099'>This electronic message contains information which may be confidential and/or legally privileged. The information is intended for the use of the individual or entity named above. If you are not the intended recipient, be aware that any disclosure, copying, distribution or use of the contents of this transmission is prohibited. If you have received this electronic transmission in error, please notify me by telephone or by email immediately.</span></i></b></span><span style='mso-bookmark:_MailEndCompose'><span style='font-size:10.0pt'><o:p></o:p></span></span></p></div><p class=MsoNormal><span style='mso-bookmark:_MailEndCompose'><o:p> </o:p></span></p><span style='mso-bookmark:_MailEndCompose'></span><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>Krista MacLaren<br><b>Sent:</b> August 9, 2016 21:16<br><b>To:</b> wsba probate & trust <wsbapt@lists.wsbarppt.com><br><b>Subject:</b> [WSBAPT] Separate Property of deceased spouse/minor<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Listmates,<o:p></o:p></p><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>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></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>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></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>I appreciate any guidance.<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>Thank you,<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>Krista<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><span style='font-family:"Calibri",sans-serif'>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@mac.com">kjm.inc@mac.com</a><br><br>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></o:p></p></div></div></body></html>