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<p class="MsoNormal"><span style="color:#595959">Jeff,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#595959">What is the client trying to accomplish by making the transfer to joint tenancy at this point? As others have pointed out, there may be simpler ways to accomplish his goals, such as a retained life estate or
charitable trust.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#595959">Thanks,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#595959">John<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#595959"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Tw Cen MT",sans-serif;mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#595959;mso-no-proof:yes">John Creahan</span><span style="font-family:"Tw Cen MT",sans-serif;mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#595959;mso-no-proof:yes"><br>
<a href="mailto:john@cairn-law.com"><span style="color:#595959">john@cairn-law.com</span></a><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-family:"Tw Cen MT",sans-serif;mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#595959;mso-no-proof:yes">1325 4<sup>th</sup> Ave., Suite 940<br>
Seattle, WA 98101<br>
206-621-5848<br>
<a href="http://www.cairn-law.com/"><span style="color:#595959">www.cairn-law.com</span></a></span><span style="font-family:"Tw Cen MT",sans-serif;mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#4F6228;mso-no-proof:yes"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:#595959"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;mso-fareast-font-family:"Times New Roman"">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;mso-fareast-font-family:"Times New Roman""> wsbapt-bounces@lists.wsbarppt.com
[mailto:wsbapt-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>jeffrey winter<br>
<b>Sent:</b> Monday, October 24, 2016 10:17 AM<br>
<b>To:</b> WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBAPT] Does a Transfer to JTWROS trigger due on sale?<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p><span style="font-family:"Calibri",sans-serif;color:black">Mary,<o:p></o:p></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black"><o:p> </o:p></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black">Thank you! I had almost forgotten about the excise tax aspect of this...the property is currently in a Revocable Living Trust, and the church is his sole beneficiary, but I don't think it would
qualify under Garn St. Germaine as a relative...<o:p></o:p></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black"><o:p> </o:p></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black">Jeff Winter<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-family:"Calibri",sans-serif;mso-fareast-font-family:"Times New Roman";color:black"><o:p> </o:p></span></p>
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<p class="MsoNormal" style="mso-outline-level:1"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;mso-fareast-font-family:"Times New Roman";color:black">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;mso-fareast-font-family:"Times New Roman";color:black">
<a href="mailto:wsbapt-bounces@lists.wsbarppt.com"><span class="SpellE">wsbapt-bounces@lists.wsbarppt.com</span></a> <<span class="SpellE"><a href="mailto:wsbapt-bounces@lists.wsbarppt.com">wsbapt-bounces@lists.wsbarppt.com</a></span>> on behalf of MK Henderson
<<span class="SpellE"><a href="mailto:law.mkh@gmail.com">law.mkh@gmail.com</a></span>><br>
<b>Sent:</b> Saturday, October 22, 2016 5:05 PM<br>
<b>To:</b> WSBA Probate & Trust Listserv<br>
<b>Subject:</b> Re: [WSBAPT] Does a Transfer to JTWROS trigger due on sale?</span><span style="font-family:"Calibri",sans-serif;mso-fareast-font-family:"Times New Roman";color:black">
<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;mso-fareast-font-family:"Times New Roman";color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;mso-fareast-font-family:"Times New Roman";color:black">Would a transfer on death deed work? I think a joint deed transfer with an underlying balance may create a reet. A todd doesnt require
a reet. I beleive Garn allows for inherited property. You could also transfer the property to a trust.<br>
<br>
On Saturday, October 22, 2016, jeffrey winter <<a href="mailto:jdwinter@hotmail.com">jdwinter@hotmail.com</a>> wrote:<o:p></o:p></span></p>
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<p><span style="font-family:"Calibri",sans-serif;color:black">For those of you working on Saturday...<o:p></o:p></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black"><o:p> </o:p></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black">I have a client that would like to quit claim his house to his church (non profit corp) and himself as joint tenants with right of survivorship. The house has an existing deed of trust, and the
church holds a subordinated second deed of trust for some improvements the church has made to the house (the client has donated the use of the house for holding church services).<o:p></o:p></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black"><o:p> </o:p></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black">I understand that Garn St. Germaine protects transfers upon the death of a joint tenant from triggering due on sale clauses, but my concern is the front end of the transaction -- where the client
creates the joint interest in the first place.<o:p></o:p></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black"><o:p> </o:p></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black">In reviewing the language prohibiting transfers of interest by the borrower on the underlying deed of trust, it appears to prohibit any transfer "the intent of which is the transfer of title by Borrower
at a future date to a purchaser." I'm not sure that would apply in this instance, although the church has been making payments on the house for some time, and would continue to do so in the event of the death of my client.<o:p></o:p></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black"><o:p> </o:p></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black">Any thoughts?<o:p></o:p></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black"><o:p> </o:p></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black">Thank you in advance....<o:p></o:p></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black"><o:p> </o:p></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black">Jeff Winter<o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;margin-bottom:12.0pt"><b><span style="font-family:"Garamond",serif;mso-bidi-font-family:Calibri;color:#0070C0">Jeffrey D. Winter</span></b><span style="font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-family:"Garamond",serif;mso-bidi-font-family:Calibri;color:#0070C0">Law Office of Jeffrey D. Winter, P.S.<br>
</span></b><span style="font-family:"Garamond",serif;mso-bidi-font-family:Calibri;color:#0070C0">604 North Main Street</span><span style="font-size:10.0pt;font-family:"Garamond",serif;mso-bidi-font-family:Calibri;color:#0070C0"><br>
</span><span style="font-family:"Garamond",serif;mso-bidi-font-family:Calibri;color:#0070C0">Ellensburg, WA 98926</span><span style="font-size:10.0pt;font-family:"Garamond",serif;mso-bidi-font-family:Calibri;color:#0070C0"><br>
</span><span style="font-family:"Garamond",serif;mso-bidi-font-family:Calibri;color:#0070C0">(509) 925-9600 tel.</span><span style="font-size:10.0pt;font-family:"Garamond",serif;mso-bidi-font-family:Calibri;color:#0070C0"><br>
</span><span style="font-family:"Garamond",serif;mso-bidi-font-family:Calibri;color:#0070C0">(509) 925-9606 fax</span><span style="font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;mso-fareast-font-family:"Times New Roman";color:black">Mary K. Henderson
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;mso-fareast-font-family:"Times New Roman";color:black">Henderson Law Office PLLC<br>
1123 Maple Ave SW, Suite 225<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;mso-fareast-font-family:"Times New Roman";color:black">Renton, WA 98057<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;mso-fareast-font-family:"Times New Roman";color:black">206-650-2472<o:p></o:p></span></p>
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