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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Others may weigh in but I see some issues or questions.
<o:p></o:p></span></p>
<ol style="margin-top:0in" start="1" type="1">
<li class="MsoListParagraph" style="margin-left:0in;mso-list:l1 level1 lfo2"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">How is the property titled ?<o:p></o:p></span></li><li class="MsoListParagraph" style="margin-left:0in;mso-list:l1 level1 lfo2"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Who is obligated on the “note” (H, W or both) ?<o:p></o:p></span></li><li class="MsoListParagraph" style="margin-left:0in;mso-list:l1 level1 lfo2"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">The payment of the mortgage from community funds may well raise at least an equitable lien on behalf of the marital
community on the property even if the property is characterized as “separate” because of the date of acquisition.<o:p></o:p></span></li><li class="MsoListParagraph" style="margin-left:0in;mso-list:l1 level1 lfo2"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">A title company is not likely to clear the title at the time of sale without the matter going through probate.<o:p></o:p></span></li><li class="MsoListParagraph" style="margin-left:0in;mso-list:l1 level1 lfo2"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Most importantly, who do you represent ? Wife or son ? I do not believe you can represent the interests of both.<o:p></o:p></span></li></ol>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Happy New Year to you and my other colleagues reading this.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">G3<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">G. Geoffrey Gibbs | Anderson Hunter Law Firm</span></b>
<br>
<span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">2707 Colby Avenue | Everett, WA 98201</span>
<br>
<span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">Phone: (425) 252-5161 | Fax: (425) 258-3345</span>
<br>
<span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black"><a href="mailto:ggibbs@andersonhunterlaw.com"><span style="color:#0563C1">ggibbs@andersonhunterlaw.com</span></a> /
<a href="http://www.andersonhunterlaw.com/">www.andersonhunterlaw.com</a></span> <o:p>
</o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#1F497D"><img border="0" width="114" height="36" style="width:1.1875in;height:.375in" id="Picture_x0020_1" src="cid:image002.jpg@01D262A6.A786FAE0" alt="Description: Description: AH Color Large-no-tag"></span><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black"><o:p></o:p></span></b></p>
<p class="MsoNormal"><b><i><span style="font-size:9.0pt;font-family:"Arial",sans-serif;color:#1F497D">This email message may contain confidential and privileged information. Any unauthorized use is prohibited. If you are not the intended recipient, please
contact the sender by reply email and destroy all copies of the original message.</span></i></b><b><i><span style="font-size:9.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p></o:p></span></i></b></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<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>Christopher Small<br>
<b>Sent:</b> Friday, December 30, 2016 2:02 PM<br>
<b>To:</b> WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br>
<b>Subject:</b> [WSBAPT] Separate Real Property Commingled?<o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Looking for some thoughts on this situation:<o:p></o:p></p>
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<ul type="disc">
<li class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;margin-left:0in;mso-list:l0 level1 lfo1">
A dies married to B for a little over a year, intestate. A has a son.<o:p></o:p></li><li class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;margin-left:0in;mso-list:l0 level1 lfo1">
Before marrying B, A bought some real estate.<o:p></o:p></li><li class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;margin-left:0in;mso-list:l0 level1 lfo1">
A and B live on said real estate during their marriage.<o:p></o:p></li><li class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;margin-left:0in;mso-list:l0 level1 lfo1">
Real estate has a note on it. <o:p></o:p></li><li class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;margin-left:0in;mso-list:l0 level1 lfo1">
Note is paid using commingled funds during the year of marriage.<o:p></o:p></li><li class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;margin-left:0in;mso-list:l0 level1 lfo1">
Little else in the estate other than the real estate.<o:p></o:p></li></ul>
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<p class="MsoNormal">First, I believe the mortgage payments don't change the character of the property from separate to community in any respect.<o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><o:p> </o:p></p>
</div>
<div>
<p class="MsoNormal">Second, I believe, if spouse and son can agree to sell the property and they can find a title company to agree, they could dispose of the home via Lack of Probate Affidavit.<o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><o:p> </o:p></p>
</div>
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<p class="MsoNormal">My first question is, do you agree or disagree?<o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><o:p> </o:p></p>
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<div>
<p class="MsoNormal">My second question is, do you see any glaring problems?<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">My third, and final question is, assume a wrinkle, that there are debts that can be paid with the proceeds of the sale of the home but nothing else (i.e. there is no other cash available); does this eliminate the ability to execute a Lack
of Probate Affidavit? (I would think it does not as creditor's would be able to pursue the heirs no matter the character of the property distributed).<o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Thank you, and Happy New Year!<o:p></o:p></p>
</div>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Cheers,<o:p></o:p></p>
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<p class="MsoNormal"><br clear="all">
<o:p></o:p></p>
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<p class="MsoNormal">Christopher Small<o:p></o:p></p>
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<div>
<p class="MsoNormal"><a href="http://cmslawfirm.com" target="_blank">CMS Law Firm LLC</a><o:p></o:p></p>
</div>
<div>
<p class="MsoNormal">150 Lake St., Suite 227<o:p></o:p></p>
</div>
<div>
<p class="MsoNormal">Kirkland, WA 98033<o:p></o:p></p>
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<p class="MsoNormal">206.659.1512<o:p></o:p></p>
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