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<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>
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: </font><br>
<font face="Times New Roman, Times, serif">"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
id="co_link_I2d645aa27d6011e28578f7ccc38dcbee" class="co_link
co_drag ui-draggable"
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">RCW
11.02.090</a> removes the conveyance from the requirements of
the statute relating to execution of wills, <a
id="co_link_I2d645aa37d6011e28578f7ccc38dcbee" class="co_link
co_drag ui-draggable co_draggabled co_drag_0"
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">RCW
11.12.020</a>. Our result satisfies the policy underlying the
legal delivery requirement. This fact, coupled with the philosophy
expressed in <a id="co_link_I2d645aa47d6011e28578f7ccc38dcbee"
class="co_link co_drag ui-draggable co_draggabled co_drag_0"
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">RCW
11.02.090</a>, leads to a just result which implements rather
than frustrates the intent of the decedent."<br>
<br>
</font>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." <br>
<div>
<div class="copyWithRefReference">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="co_relatedInfo_HistoryItem_primary_citation">159
Wash.2d 1009 (2007).</span><br>
<br>
Doug Schafer, in Tacoma.<br>
<br>
</div>
</div>
<div class="moz-cite-prefix">On 1/23/2017 10:04 AM, Paul Neumiller
wrote:<br>
</div>
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<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.<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"><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 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>Eric Reutter<br>
<b>Sent:</b> Monday, January 23, 2017 9:36 AM<br>
<b>To:</b> <a class="moz-txt-link-abbreviated" 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<o:p></o:p></span></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>
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<p class="MsoNormal"><b><span
style="font-family:"Garamond",serif;color:black">Eric
Reutter,
</span></b><span
style="font-family:"Garamond",serif;color:black">Partner</span><span
style="font-family:"Arial
Black",sans-serif;color:#0B5394"> </span><o:p></o:p></p>
</div>
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<p class="MsoNormal"><i><span
style="font-family:"Garamond",serif;color:black">J.D.,
LL.M. Taxation</span></i><o:p></o:p></p>
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