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<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>
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<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>
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<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">phone 206-625-0092<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">fax 206-625-9040<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"><b><span style="font-family:"Calibri","sans-serif";color:red">Please Note that We Have Moved.</span></b><b><span style="font-family:"Calibri","sans-serif";color:#1F497D">
</span></b><span style="font-family:"Calibri","sans-serif";color:#1F497D">We have moved our Seattle office to Mount Baker Ridge (a small commercial community just above the I-90 tunnel).
<b>Our new address is 1417 31st Avenue South, Seattle WA 98144. </b>All other contact information remains the same.<o:p></o:p></span></p>
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<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"> wsbapt-bounces@lists.wsbarppt.com [mailto:wsbapt-bounces@lists.wsbarppt.com]
<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>
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<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 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 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 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>
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<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>
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<p class="MsoNormal">On 1/23/2017 10:04 AM, Paul Neumiller wrote:<o:p></o:p></p>
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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.</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 href="mailto:wsbapt-bounces@lists.wsbarppt.com">wsbapt-bounces@lists.wsbarppt.com</a> [<a 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 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>
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<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>
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<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>
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<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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<p class="MsoNormal"><span style="font-size:9.5pt;font-family:"Garamond","serif"">14205 SE 36th Street, Suite 100</span><o:p></o:p></p>
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