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<DIV style="FONT-SIZE: 11pt" dir=ltr><I><B>From:</B></I> <A href="mailto:schafer@pobox.com">Doug Schafer</A></DIV>
<DIV style="FONT-SIZE: 11pt" dir=ltr><I><B>Date:</B></I> 1/23/2017 1:59:48 PM</DIV>
<DIV style="FONT-SIZE: 11pt" dir=ltr><I><B>To:</B></I> <A href="mailto:wsbapt@lists.wsbarppt.com">WSBA Probate & Trust Listserv</A></DIV>
<DIV style="FONT-SIZE: 11pt" dir=ltr><I><B>Subject:</B></I> Re: [WSBAPT] Recording a Quit Claim Deed after Death of Grantor</DIV></DIV>
<DIV> </DIV><FONT face="Times New Roman, Times, serif">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>Note that the case of In re the Estate of O'Brien, 109 Wash.2d 913, 918, 749 P.2d 154 (1988) involved a QC deed "placed in a safety deposit box which was in the joint names of the grantor-decedent and the grantee [grantor's sole child], with equal access by both</FONT><FONT face="Times New Roman, Times,
serif">." Our state supreme court held it to be a valid testamentary transfer because that was the grantor's intention, writing:<BR><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 RCW 11.02.090 removes the conveyance from the requirements of the statute relating to execution of wills, RCW 11.12.020. Our result satisfies the policy underlying the legal delivery requirement. This fact, coupled with the philosophy expressed in RCW 11.02.090, leads to a just result which implements rather than frustrates the intent of the decedent."<BR><BR>The O'Brien opinion was criticized in a student law review note: Susan Tracey Stearns, "Compressing Testamentary Intent into Inter Vivos Delivery: What Makes a Conveyance Effective?—in re Estate of O'Brien, 109 Wash.2d 913, 749 P.2d 154 (1988).", 64 Wash. L. Rev. 479 (1989).<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." Corp. Dissolution of Ocean Shores Park, Inc. v. Rawson-Sweet, 132 Wn. App. 903, 915, 134 P.3d 1188, 1194 (2006), rev. denied 159 Wash.2d 1009 (2007).<BR><BR>Doug Schafer, in Tacoma.<BR><BR><FONT face="Times New Roman, Times, serif"><FONT face="Times New
Roman, Times, serif">PS. This is my third attempt to post this. Both prior attempts show up i<FONT face="Times New
Roman, Times, serif">n the listserv's archives without <FONT face="Times New Roman, Times, serif">content but with <FONT face="Times New Roman, Times, serif">a<FONT face="Times
New Roman, Times, serif">n </FONT></FONT>error message, "An HTML attachment was scrubbed..." followed by a URL at which <FONT face="Times New Roman, Times, serif">my message's H<FONT face="Times New Roman, Times, serif">TML code can <FONT face="Times New Roman, Times, serif">be viewed. <FONT face="Times New Roman, Times, serif">M<FONT face="Times New Roman, Times, serif">ust I send my messages a<FONT face="Times New Roman, Times,
serif">s simple <FONT face="Times New Roman,
Times, serif">unformatted text?</FONT></FONT></FONT></FONT></FONT></FONT></FONT></FONT></FONT></FONT></FONT></FONT><BR><BR>On 1/23/2017 10:04 AM, Paul Neumiller wrote:<BR>><BR>> 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.<BR>><BR>> From: <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>] On Behalf Of Eric Reutter<BR>> Sent: Monday, January 23, 2017 9:36 AM<BR>> To: <A class=moz-txt-link-abbreviated href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</A><BR>> Subject: [WSBAPT] Recording a Quit Claim Deed after Death of Grantor<BR>><BR>> Hello and good morning,<BR>><BR>> 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.<BR>><BR>> This situation now presents the following question: 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)<BR>><BR>> 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).<BR>><BR>> 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.<BR>><BR>> 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.<BR>><BR>> Best regards,<BR>> Eric Reutter, Partner <BR>> J.D., LL.M. Taxation<BR>> 14205 SE 36th Street, Suite 100<BR>> Bellevue, WA 98006<BR>
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