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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>
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.</font><br>
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<div class="moz-cite-prefix">On 1/23/2017 10:04 AM, Paul Neumiller
wrote:<br>
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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>
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<div>
<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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