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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Dear Krista:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Here is how I view the title and mortgage interests.
<o:p></o:p></span></p>
<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l0 level1 lfo1"><![if !supportLists]><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><span style="mso-list:Ignore">1)<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">The title is currently in husband’s name evidently. Through the probate the PR will convey that title to the heir, who may in this case be the surviving
spouse or the surviving spouse and her child, depending upon the characterization (i. e. separate or community) of the real estate.
<o:p></o:p></span></p>
<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l0 level1 lfo1"><![if !supportLists]><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><span style="mso-list:Ignore">2)<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">The mortgage interest is an encumbrance on the property. The property is security for the promissory note executed by the husband when he purchased
the property and used a lender’s funds in that purchase. That lender does not hold title but clouds title with a financial interest. So long as the terms of the loan are honored the lender’s encumbrance remains just that, a notification to all who would inquire
that they have this financial interest in the property. When or if the surviving wife sells the lender shall surely take whatever proceeds of the sale are warranted to satisfy the underlying encumbrance.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Pretty wordy, but that is how I get through the analysis.<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>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Yours truly,</span><span style="font-size:10.0pt;color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Kerry A. Richards</span><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D">_____________________</span><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Bradshaw & Richards, P.S.</span></b><b><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p></o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D">11300 Roosevelt Way NE, Suite 300</span><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Seattle, WA 98125</span><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Phone: (206) 622-3444</span><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Fax: (206) 363-8067</span><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Email:
<a href="mailto:KRichards@brad-rich-law.com">KRichards@brad-rich-law.com</a></span><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Web:
<a href="http://www.brad-rich-law.com/">www.brad-rich-law.com</a><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:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D">This email message is intended only for the individual or entity named above and may contain privileged and confidential information. If you are not the intended
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
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<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>Krista MacLaren<br>
<b>Sent:</b> Wednesday, August 10, 2016 9:39 AM<br>
<b>To:</b> Heather deVrieze; Maureen Wickert<br>
<b>Cc:</b> wsba probate & trust<br>
<b>Subject:</b> Re: [WSBAPT] Separate Property of deceased spouse/minor<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">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? <o:p></o:p></p>
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<p class="MsoNormal">Krista<o:p></o:p></p>
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<p class="MsoNormal">On Aug 10, 2016, at 9:04 AM, Heather deVrieze <<a href="mailto:heatherd@westseattlelaw.com">heatherd@westseattlelaw.com</a>> wrote:<o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">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.</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">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.</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Heather</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:16.0pt;font-family:"Vladimir Script";color:#1F497D">Heather S. de Vrieze</span><b><span style="font-size:16.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><br>
</span></b><i><span style="font-size:11.0pt;font-family:"Garamond","serif";color:#1F497D">Attorney-at-Law</span></i><o:p></o:p></p>
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<p class="MsoNormal"><i><span style="font-size:11.0pt;font-family:"Garamond","serif";color:#1F497D"><image002.jpg></span></i><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:Nyala;color:#44524E">3909 California Avenue SW</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:Nyala;color:#44524E">Seattle, WA 98116-3705 </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:Nyala;color:#44524E">(206)938-5500</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><a href="mailto:heatherd@westseattlelaw.com"><span style="font-size:10.0pt;font-family:Nyala;color:#44524E">heatherd@westseattlelaw.com</span></a></span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><a href="http://www.westseattlelaw.com/"><span style="font-size:10.0pt;font-family:Nyala;color:#44524E">www.westseattlelaw.com</span></a></span><o:p></o:p></p>
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<p class="MsoNormal"><b><span style="font-size:9.0pt;font-family:"Arial","sans-serif";color:#002E8A">Click here to connect with de Vrieze | Carney on Facebook:<span class="apple-converted-space"> </span></span></b><b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span></b><a href="https://www.facebook.com/DeVriezeCarney"><b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:purple;text-decoration:none"><image003.png></span></b></a><o:p></o:p></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif"">From:</span></b><span class="apple-converted-space"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif""> </span></span><span style="font-size:11.0pt;font-family:"Calibri","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>]<span class="apple-converted-space"> </span><b>On Behalf Of<span class="apple-converted-space"> </span></b>Krista MacLaren<br>
<b>Sent:</b><span class="apple-converted-space"> </span>Tuesday, August 09, 2016 9:16 PM<br>
<b>To:</b><span class="apple-converted-space"> </span>wsba probate & trust <<a href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a>><br>
<b>Subject:</b><span class="apple-converted-space"> </span>[WSBAPT] Separate Property of deceased spouse/minor</span><o:p></o:p></p>
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<p class="MsoNormal">Listmates,<o:p></o:p></p>
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<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>
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<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>
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<p class="MsoNormal">I appreciate any guidance.<o:p></o:p></p>
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<p class="MsoNormal">Thank you,<o:p></o:p></p>
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<p class="MsoNormal">Krista<o:p></o:p></p>
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<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"><span style="color:purple">kjm.inc@mac.com</span></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>
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