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<font face="Times New Roman, Times, serif">Eric, the deed-in-lieu
case that I mentioned was in superior court. Former condo owner
who had given a deed in lieu to his lender was making claims
against the COA and a 3rd party for trespassing in the condo after
the lender had received the deed in lieu, but the lender for over
six months refused to record it. Former owner got a trespass
judgment aginst the 3rd party, though the 3rd party claimed that
the lender's agents (Altisource) were aware of and acquiessed in
his actions (e.g., replacing damaged door, etc.). On behalf of the
COA, I sought summary dismissal by asserting that the former owner
lacked standing since he'd delivered the deed in lieu to his
lender and the lender's agent had asserted control (padlocked) the
condo. The judge ruled that because the lender had not recorded
the deed, it had not accepted it so title had not been conveyed ,
so the former owner had standing as a plaintiff. Fortunately, the
plaintiff voluntarily dismissed his claim that the COA had a duty
to notify him of the alleged trespass.<br>
<br>
Doug Schafer<br>
</font><br>
<div class="moz-cite-prefix">On 1/23/2017 2:45 PM, Eric Nelsen
wrote:<br>
</div>
<blockquote
cite="mid:8CF6ADB264BB704BB884B2ED9C1931D4018866E41A@SBS2011.SayreLawOffices.local"
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<div class="WordSection1">
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Doug,
do you know the cite on that deed in lieu case re delivery?
That's just plain wrong, unless there other facts on
conditional delivery and/or intervening third party notice
rights that factored in to the decision.<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:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Re
<u>O'Brien</u>, yeah, I know, but personally I don't rely on
that case for anything if I can avoid it. It's such an
outlier both nationally and even in Washington as to
testamentary instruments and rules of delivery.<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:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Eric
Reutter--sorry for hijacking your thread, when you didn't
even ask about delivery!<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>
<div>
<p class="MsoNormal"><span
style="font-family:"Calibri","sans-serif";color:#1F497D">Sincerely,<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span
style="font-family:"Calibri","sans-serif";color:#1F497D">Eric<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span
style="font-family:"Calibri","sans-serif";color:#1F497D">Eric
C. Nelsen<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-family:"Calibri","sans-serif";color:#1F497D">SAYRE
LAW OFFICES, PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-family:"Calibri","sans-serif";color:#1F497D">1417
31st Ave South<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-family:"Calibri","sans-serif";color:#1F497D">Seattle
WA 98144-3909<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-family:"Calibri","sans-serif";color:#1F497D">phone
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<p class="MsoNormal"><b><span
style="font-family:"Calibri","sans-serif";color:red">Please
Note that We Have Moved.</span></b><b><span
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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>
<div>
<div style="border:none;border-top:solid #B5C4DF
1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b><span
style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:windowtext">From:</span></b><span
style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:windowtext">
<a class="moz-txt-link-abbreviated" href="mailto:wsbapt-bounces@lists.wsbarppt.com">wsbapt-bounces@lists.wsbarppt.com</a>
[<a class="moz-txt-link-freetext" href="mailto:wsbapt-bounces@lists.wsbarppt.com">mailto:wsbapt-bounces@lists.wsbarppt.com</a>]
<b>On Behalf Of </b>Doug Schafer<br>
<b>Sent:</b> Monday, January 23, 2017 12:43 PM<br>
<b>To:</b> WSBA Probate & Trust Listserv<br>
<b>Subject:</b> Re: [WSBAPT] Recording a Quit Claim Deed
after Death of Grantor<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">My vague recollection from 1st year
property was that delivery of a deed to the grantee perfected
the conveyance of title. But in a recent case involving a
condo owner that had delivered his properly executed QC Deed
(in lieu of foreclosure) to a lender, lawyers argued and the
trial judge agreed that title had not then transferred to the
lender because it had not recorded that deed (though its
agents took control of the condo). The lender later accepted
and recorded a deed in lieu.<br>
<br>
So, in response to Eric's question to the listserv, even if
the grantee had actual or constructive possession of the deed
but had received it on the condition that it would not be
recorded until after the grantor's death, could it be said
that title was not conveyed until that condition was fulfilled
-- the recording of the deed?<br>
<br>
Additionally, In re the Estate of O'Brien, 109 Wash.2d 913,
918, 749 P.2d 154 (1988) involved a QC deed placed in a safe
deposit box for which the (daughter) grantee had access:
<br>
"We hold (1) that when it is determined that the proved intent
of the grantor was to pass title upon his or her death, the
legal requirement of “delivery” is satisfied, and (2) that
<a moz-do-not-send="true"
href="https://1.next.westlaw.com/Link/Document/FullText?findType=L&pubNum=1000259&cite=WAST11.02.090&originatingDoc=I97776be3f53811d9bf60c1d57ebc853e&refType=LQ&originationContext=document&transitionType=DocumentItem&contextData=%28sc.UserEnteredCitation%29"
id="co_link_I2d645aa27d6011e28578f7ccc38dcbee">
RCW 11.02.090</a> removes the conveyance from the
requirements of the statute relating to execution of wills,
<a moz-do-not-send="true"
href="https://1.next.westlaw.com/Link/Document/FullText?findType=L&pubNum=1000259&cite=WAST11.12.020&originatingDoc=I97776be3f53811d9bf60c1d57ebc853e&refType=LQ&originationContext=document&transitionType=DocumentItem&contextData=%28sc.UserEnteredCitation%29"
id="co_link_I2d645aa37d6011e28578f7ccc38dcbee">
RCW 11.12.020</a>. Our result satisfies the policy
underlying the legal delivery requirement. This fact, coupled
with the philosophy expressed in
<a moz-do-not-send="true"
href="https://1.next.westlaw.com/Link/Document/FullText?findType=L&pubNum=1000259&cite=WAST11.02.090&originatingDoc=I97776be3f53811d9bf60c1d57ebc853e&refType=LQ&originationContext=document&transitionType=DocumentItem&contextData=%28sc.UserEnteredCitation%29"
id="co_link_I2d645aa47d6011e28578f7ccc38dcbee">
RCW 11.02.090</a>, leads to a just result which implements
rather than frustrates the intent of the decedent."<br>
<br>
Division II cited the O'Brien opinion as its basis for the
following statement: "Delivery of the deed, along with the
grantor's intent to deliver, is still necessary for the deed
to be operative."
<o:p></o:p></p>
<div>
<div>
<p class="MsoNormal" style="margin-bottom:12.0pt">Corp.
Dissolution of Ocean Shores Park, Inc. v. Rawson-Sweet,
132 Wn. App. 903, 915, 134 P.3d 1188, 1194 (2006), rev.
denied
<span class="corelatedinfohistoryitemprimarycitation">159
Wash.2d 1009 (2007).</span><br>
<br>
Doug Schafer, in Tacoma.<o:p></o:p></p>
</div>
</div>
<div>
<p class="MsoNormal">On 1/23/2017 10:04 AM, Paul Neumiller
wrote:<o:p></o:p></p>
</div>
<blockquote style="margin-top:5.0pt;margin-bottom:5.0pt">
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">I
haven’t researched this issue (probably since first year
law) but don’t you have to have “delivery” of the deed to
be effective? What is your fact pattern? Did the PR just
find the QD in the decedent’s drawer (indicating no
delivery) or was the QD delivered to the grantee but just
not recorded? It may make a difference whether the
interest passes via the QD or passes in the residual
clause of decedent’s Will.</span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></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"">
<a moz-do-not-send="true"
href="mailto:wsbapt-bounces@lists.wsbarppt.com">wsbapt-bounces@lists.wsbarppt.com</a>
[<a moz-do-not-send="true"
href="mailto:wsbapt-bounces@lists.wsbarppt.com">mailto:wsbapt-bounces@lists.wsbarppt.com</a>]
<b>On Behalf Of </b>Eric Reutter<br>
<b>Sent:</b> Monday, January 23, 2017 9:36 AM<br>
<b>To:</b> <a moz-do-not-send="true"
href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a><br>
<b>Subject:</b> [WSBAPT] Recording a Quit Claim Deed after
Death of Grantor</span><o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<div>
<p class="MsoNormal"
style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Hello
and good morning,<o:p></o:p></p>
<p class="MsoNormal"
style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
<p class="MsoNormal"
style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">I
have a simple fact pattern that presents and interesting
procedural question. I am involved in a probate situation
where, before passing away, the decedent had properly
executed a quit claim deed for the decedent’s interest in
a home. The decedent, however, did not record the deed or
corresponding REETA/Supplemental REETA before the
decedent’s death.<o:p></o:p></p>
<p class="MsoNormal"
style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
<p class="MsoNormal"
style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">This
situation now presents the following question:
<b><i>What is the procedure for recording a quit claim
deed after the grantor had passed away? (Specifically
in regards to the REETA and Supplemental REETA)</i></b><o:p></o:p></p>
<p class="MsoNormal"
style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
<p class="MsoNormal"
style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">My
first thought was simply to have the personal
representative sign the REETA and Supplemental REETA on
behalf of the decedent. The representative at the King
County Recorder’s Office, however, told me that they
wanted guidance from the DOR before they would be
comfortable with the PR signing off on the Supplemental
REETA (they seemed to have no problem recording the deed
itself, or with the PR signing off on the REETA, but
seemed to be uncomfortable with the PR signing off on the
Supplemental REETA).<o:p></o:p></p>
<p class="MsoNormal"
style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
<p class="MsoNormal"
style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">When
I spoke with the DOR on the phone, the DOR representative
suggested that I use the inheritance WAC (458-61A-202) on
the REETA so as to avoid the need entirely for the
Supplemental REETA. I told the representative that I did
not fully understand that solution, as the quit claim deed
represents an inter-vivos transfer, and that it seemed
inappropriate to me to cite the inheritance WAC for such a
transfer. The DOR agent was unable to give me written
confirmation of this procedure.<o:p></o:p></p>
<p class="MsoNormal"
style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
<p class="MsoNormal"
style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">I
would greatly appreciate any guidance on this issue. I
have a few more ideas for how to proceed, but I am curious
to see if other practitioners have seen this issue before
and, if so, how they recorded the quit claim deed.<o:p></o:p></p>
<p class="MsoNormal"
style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Best
regards,<o:p></o:p></p>
<p class="MsoNormal"
style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
<div>
<div>
<div>
<div>
<div>
<div>
<div>
<p class="MsoNormal"><b><span
style="font-family:"Garamond","serif"">Eric
Reutter,
</span></b><span
style="font-family:"Garamond","serif"">Partner</span> <o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><i><span
style="font-family:"Garamond","serif"">J.D.,
LL.M. Taxation</span></i><o:p></o:p></p>
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