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<DIV style="FONT-SIZE: 14pt; FONT-FAMILY: 'Calibri'; COLOR: #000000">
<DIV><FONT size=4>I haven’t had any problem in just telling the client they may
get a due on sale letter from the lender, and wait for the letter, bring it to
me and I will send my <SPAN lang=EN><FONT style="FONT-SIZE: 12pt">12 U.S. Code §
1701j–3(d)(6) letter. It seems to work fine. The law is the law. Why
notify them first.?</FONT></SPAN></FONT></DIV>
<DIV><FONT size=3><SPAN lang=EN></SPAN></FONT> </DIV>
<DIV><FONT size=3><SPAN lang=EN>Josh Grant</SPAN></FONT></DIV>
<DIV
style='FONT-SIZE: small; TEXT-DECORATION: none; FONT-FAMILY: "Calibri"; FONT-WEIGHT: normal; COLOR: #000000; FONT-STYLE: normal; DISPLAY: inline'>
<DIV style="FONT: 10pt tahoma">
<DIV> </DIV>
<DIV style="BACKGROUND: #f5f5f5">
<DIV style="font-color: black"><B>From:</B> <A title=paulnnepa@gmail.com
href="mailto:paulnnepa@gmail.com">Paul Grant</A> </DIV>
<DIV><B>Sent:</B> Thursday, August 11, 2016 4:57 PM</DIV>
<DIV><B>To:</B> <A title=wsbapt@lists.wsbarppt.com
href="mailto:wsbapt@lists.wsbarppt.com">WSBA Probate & Trust Listserv</A>
</DIV>
<DIV><B>Subject:</B> Re: [WSBAPT] Separate Property of deceased
spouse/minor</DIV></DIV></DIV>
<DIV> </DIV></DIV>
<DIV
style='FONT-SIZE: small; TEXT-DECORATION: none; FONT-FAMILY: "Calibri"; FONT-WEIGHT: normal; COLOR: #000000; FONT-STYLE: normal; DISPLAY: inline'>
<DIV dir=ltr>I agree with Maureen's cite of code and would only add that upon
transfer through the probate you need to notify the lender of the
transfer. Cite the appropriate code that the due-on-sale clause is not an
option and I send a certified letter to them. They will respond with
paperwork so inform your client to expect a response but to bring it to you and
not to begin filling it out.
<DIV> </DIV>
<DIV>Lastly, be sure to look at the mortgage contract! It will give you
guidance to notification and any other potential requirements when a mortgagee
dies.</DIV></DIV>
<DIV class=gmail_extra>
<DIV> </DIV>
<DIV>
<DIV class=gmail_signature data-smartmail="gmail_signature"><BR>Paul H. Grant -
JD, LL.M<BR><BR>Planning with Purpose, Inc<BR>Lynnwood, WA
98036<BR>425-939-9948<BR><A href="http://www.planningwithpurposeinc.com"
target=_blank>www.planningwithpurposeinc.com</A><BR><BR>Estate Planning.
Business Planning. Wealth Succession.<BR>
<DIV style="DISPLAY: inline"></DIV>
<DIV style="DISPLAY: inline"></DIV>
<DIV style="DISPLAY: inline"></DIV></DIV></DIV>
<DIV> </DIV>
<DIV class=gmail_quote>On Wed, Aug 10, 2016 at 9:44 AM, Maureen Wickert <SPAN
dir=ltr><<A href="mailto:wickertlaw@comcast.net"
target=_blank>wickertlaw@comcast.net</A>></SPAN> wrote:<BR>
<BLOCKQUOTE class=gmail_quote
style="PADDING-LEFT: 1ex; MARGIN: 0px 0px 0px 0.8ex; BORDER-LEFT: #ccc 1px solid">
<DIV lang=EN-US vlink="purple" link="blue">
<DIV>
<P class=MsoNormal>The deed to the surviving spouse is a conveyance of a
transfer. So <SPAN lang=EN>12 U.S. Code § 1701j–3(d)(6) applies to such
transfer as exempt from the mortgage’s due on sale clause.
</SPAN><U></U><U></U></P><SPAN>
<P class=MsoNormal><U></U><U></U> </P>
<DIV>
<P class=MsoNormal>Very truly yours,<U></U><U></U></P>
<P class=MsoNormal>Maureen A. Wickert, Attorney at Law<U></U><U></U></P>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri",sans-serif'><IMG
style="WIDTH: 2in; MIN-HEIGHT: 0.5in" alt="Business card for email"
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height=48></SPAN><B><SPAN
style='FONT-SIZE: 16pt; FONT-FAMILY: "Garamond",serif'><U></U><U></U></SPAN></B></P>
<P class=MsoNormal>14900 Interurban Avenue South, Suite 255<U></U><U></U></P>
<P class=MsoNormal> Tukwila, WA
98168<U></U><U></U></P>
<P class=MsoNormal> Phone: <A
href="tel:206-859-5502" target=_blank
value="+12068595502">206-859-5502</A><U></U><U></U></P>
<P class=MsoNormal> Fax: <A
href="tel:206-260-9005" target=_blank
value="+12062609005">206-260-9005</A><U></U><U></U></P>
<P class=MsoNormal> <A
href="http://www.wickertlawoffice.com/"
target=_blank>www.wickertlawoffice.com</A><U></U><U></U></P>
<P class=MsoNormal> <A
href="mailto:wickertlaw@comcast.net"
target=_blank>wickertlaw@comcast.net</A><U></U><U></U></P>
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<DIV>
<DIV
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<P class=MsoNormal><B><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri",sans-serif'>From:</SPAN></B><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri",sans-serif'> Krista MacLaren
[mailto:<A href="mailto:kjm.inc@mac.com" target=_blank>kjm.inc@mac.com</A>]
<BR><B>Sent:</B> August 10, 2016 9:39<BR><B>To:</B> Heather deVrieze <<A
href="mailto:heatherd@westseattlelaw.com"
target=_blank>heatherd@westseattlelaw.com</A>>; Maureen Wickert <<A
href="mailto:wickertlaw@comcast.net"
target=_blank>wickertlaw@comcast.net</A>><BR><B>Cc:</B> Krista J. MacLaren
<<A href="mailto:kjm.inc@mac.com" target=_blank>kjm.inc@mac.com</A>>;
wsba probate & trust <<A href="mailto:wsbapt@lists.wsbarppt.com"
target=_blank>wsbapt@lists.wsbarppt.com</A>><BR><B>Subject:</B> Re:
[WSBAPT] Separate Property of deceased
spouse/minor<U></U><U></U></SPAN></P></DIV></DIV>
<DIV>
<DIV class=h5>
<P class=MsoNormal><U></U><U></U> </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? <U></U><U></U></P>
<DIV>
<P class=MsoNormal><U></U><U></U> </P></DIV>
<DIV>
<P class=MsoNormal>Krista<U></U><U></U></P>
<DIV>
<BLOCKQUOTE style="MARGIN-BOTTOM: 5pt; MARGIN-TOP: 5pt">
<DIV>
<P class=MsoNormal>On Aug 10, 2016, at 9:04 AM, Heather deVrieze <<A
href="mailto:heatherd@westseattlelaw.com"
target=_blank>heatherd@westseattlelaw.com</A>>
wrote:<U></U><U></U></P></DIV>
<P class=MsoNormal><U></U><U></U> </P>
<DIV>
<DIV>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; 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><U></U><U></U></P></DIV>
<DIV>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri",sans-serif; COLOR: #1f497d'></SPAN><U></U><U></U> </P></DIV>
<DIV>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; 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><U></U><U></U></P></DIV>
<DIV>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri",sans-serif; COLOR: #1f497d'></SPAN><U></U><U></U> </P></DIV>
<DIV>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri",sans-serif; COLOR: #1f497d'>Heather</SPAN><U></U><U></U></P></DIV>
<DIV>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri",sans-serif; COLOR: #1f497d'></SPAN><U></U><U></U> </P></DIV>
<DIV>
<DIV>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri",sans-serif; COLOR: #1f497d'></SPAN><U></U><U></U> </P></DIV>
<DIV>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 16pt; FONT-FAMILY: "Vladimir Script"; COLOR: #1f497d'>Heather
S. de Vrieze</SPAN><B><SPAN
style='FONT-SIZE: 16pt; FONT-FAMILY: "Calibri",sans-serif; COLOR: #1f497d'><BR></SPAN></B><I><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Garamond",serif; COLOR: #1f497d'>Attorney-at-Law</SPAN></I><U></U><U></U></P></DIV>
<DIV>
<P class=MsoNormal><I><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Garamond",serif; COLOR: #1f497d'><image002.jpg></SPAN></I><U></U><U></U></P></DIV>
<DIV>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 10pt; FONT-FAMILY: nyala; COLOR: #44524e">3909 California
Avenue SW</SPAN><U></U><U></U></P></DIV>
<DIV>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 10pt; FONT-FAMILY: nyala; COLOR: #44524e">Seattle, WA
98116-3705
<WBR> </SPAN><U></U><U></U></P></DIV>
<DIV>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 10pt; FONT-FAMILY: nyala; COLOR: #44524e"><A
href="tel:%28206%29938-5500" target=_blank
value="+12069385500">(206)938-5500</A></SPAN><U></U><U></U></P></DIV>
<DIV>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri",sans-serif; COLOR: #1f497d'><A
href="mailto:heatherd@westseattlelaw.com" target=_blank><SPAN
style="FONT-SIZE: 10pt; FONT-FAMILY: nyala; COLOR: #44524e">heatherd@westseattlelaw.com</SPAN></A></SPAN><U></U><U></U></P></DIV>
<DIV>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri",sans-serif; COLOR: #1f497d'><A
href="http://www.westseattlelaw.com/" target=_blank><SPAN
style="FONT-SIZE: 10pt; FONT-FAMILY: nyala; COLOR: #44524e">www.westseattlelaw.com</SPAN></A></SPAN><U></U><U></U></P></DIV>
<DIV>
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<DIV>
<P class=MsoNormal><B><SPAN
style='FONT-SIZE: 9pt; FONT-FAMILY: "Arial",sans-serif; COLOR: #002e8a'>Click
here to connect with de Vrieze | Carney on
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<DIV>
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<DIV>
<DIV
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<DIV>
<P class=MsoNormal><B><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri",sans-serif'>From:</SPAN></B><SPAN><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri",sans-serif'> </SPAN></SPAN><SPAN
style='FONT-SIZE: 11pt; FONT-FAMILY: "Calibri",sans-serif'><A
href="mailto:wsbapt-bounces@lists.wsbarppt.com"
target=_blank>wsbapt-bounces@lists.<WBR>wsbarppt.com</A> [<A
href="mailto:wsbapt-bounces@lists.wsbarppt.com"
target=_blank>mailto:wsbapt-bounces@lists.<WBR>wsbarppt.com</A>]<SPAN> </SPAN><B>On
Behalf Of<SPAN> </SPAN></B>Krista
MacLaren<BR><B>Sent:</B><SPAN> </SPAN>Tuesday, August 09, 2016 9:16
PM<BR><B>To:</B><SPAN> </SPAN>wsba probate & trust <<A
href="mailto:wsbapt@lists.wsbarppt.com"
target=_blank>wsbapt@lists.wsbarppt.com</A>><BR><B>Subject:</B><SPAN> </SPAN>[WSBAPT]
Separate Property of deceased
spouse/minor</SPAN><U></U><U></U></P></DIV></DIV></DIV>
<DIV>
<P class=MsoNormal><U></U><U></U> </P></DIV>
<DIV>
<P class=MsoNormal>Listmates,<U></U><U></U></P></DIV>
<DIV>
<DIV>
<P class=MsoNormal><U></U><U></U> </P></DIV></DIV>
<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?<U></U><U></U></P></DIV></DIV>
<DIV>
<DIV>
<P class=MsoNormal><U></U><U></U> </P></DIV></DIV>
<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.<U></U><U></U></P></DIV></DIV>
<DIV>
<DIV>
<P class=MsoNormal><U></U><U></U> </P></DIV></DIV>
<DIV>
<DIV>
<P class=MsoNormal>I appreciate any guidance.<U></U><U></U></P></DIV></DIV>
<DIV>
<DIV>
<P class=MsoNormal><U></U><U></U> </P></DIV></DIV>
<DIV>
<DIV>
<P class=MsoNormal>Thank you,<U></U><U></U></P></DIV></DIV>
<DIV>
<DIV>
<P class=MsoNormal><U></U><U></U> </P></DIV></DIV>
<DIV>
<DIV>
<P class=MsoNormal>Krista<U></U><U></U></P></DIV></DIV>
<DIV>
<DIV>
<P class=MsoNormal><U></U><U></U> </P></DIV></DIV>
<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><A href="tel:%28206%29523-6116"
target=_blank value="+12065236116">(206)523-6116</A><BR><A
href="mailto:kjm.inc@mac.com" target=_blank><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.
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the error and delete the message. </SPAN><U></U><U></U></P></DIV></DIV>
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