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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple style='tab-interval:.5in'><div class=WordSection1><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'>The short answer to your question is that the wife can execute the QCD without issue. She is acting pursuant to court order, and the transfer is exempt from excise tax as a spousal transfer anyway, although a<span style='mso-spacerun:yes'> </span>REETA will be required. You might be tempted to cite the spousal transfer exemption. But if you have a nitpicky treasurer’s staff like we do, watch out.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'>Most likely the wife was required to sign the DOT b/c of her potential marital rights, even though she was <u>not listed on title</u>. I would bet a title report would show she is not on title, so any deed would be merely a <i style='mso-bidi-font-style:normal'>title clearing</i> deed. If she had been on title at time of the loan, typically the lender would have required wife to sign the Promissory Note, making the loan to the marital community. Point being, the wife may not be on title, so the correct excise exemption would actually be either “title clearing deed” or “transfer pursuant to court order”.<span style='mso-spacerun:yes'> </span>Our treasurer’s staff would actually reject the REETA or make us change the WAC reference on the REETA under this scenario if claiming the spousal transfer exemption. I have heard similar stories about treasurer’s staff in King County. Word to the wise….<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'>Transfers between spouses typically cannot trigger due on sale clause under Garn St. Germaine, in any event.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'>QCD <span style='mso-spacerun:yes'> </span>is a transfer of title without warranty of title so the foreclosure is a non-issue.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'>Michael A. Winslow<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'>1204 Cleveland Ave.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'>Mount Vernon, WA 98273<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'>Ph. 360-336-3321<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'>Em. Mike@winslegal.com<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'>This message is from an attorney, so it’s confidential. If you are not the intended recipient, it’s too late to stop reading this message, but you may not use it for any improper purpose. Huge Disclaimer available upon request.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";mso-fareast-font-family:"Times New Roman"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";mso-fareast-font-family:"Times New Roman"'> wsbapt-bounces@lists.wsbarppt.com [mailto:wsbapt-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>Eric Reutter<br><b>Sent:</b> Thursday, March 30, 2017 6:03 PM<br><b>To:</b> wsbapt@lists.wsbarppt.com<br><b>Subject:</b> [WSBAPT] Does a Deed of Trust or Foreclosure affect the use of a Quit Claim Deed?<o:p></o:p></span></p><p class=MsoNormal><o:p> </o:p></p><div><div><p class=MsoNormal>Hi all,<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>Potential client owns half-interest in a property that she would like to transfer via quit claim deed to the other half-owner of the property, the ex-spouse (pursuant to the terms of a divorce decree). <o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>This seems simple enough, but there may be an added layer of complexity here.<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>There is a mortgage on the property. Potential client, however, is not subject to the mortgage loan, as the loan was always in the ex-spouse's name. Potential client, however, did sign off on the Deed of Trust issued to the bank when the mortgage was taken out on the property. To make matters more interesting, the home is now being foreclosed upon, and potential client wants to get her name off title and transfer the home interest before the foreclosure (something she was going to do regardless pursuant to the divorce decree).<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>This interesting fact pattern leads to following question: <o:p></o:p></p></div><div><p class=MsoNormal><b><i>Can a grantor whose name is not on the mortgage use a quit claim deed to transfer her interest in the property, regardless of the fact that she executed a Deed of Trust and regardless of the fact that the home is being foreclosed upon?</i></b><o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>My initial thought is that the potential client can go ahead and transfer via the quit claim deed, since she does not have to worry about the "due on sale" clause that normally affects properties with mortgages (her name is not on the loan documents), she is not warranting that the property interest is not subject to foreclosure (it is a quit claim deed and the person receiving the interest is the one who is delinquent on the loan), and since she is required by the divorce decree to transfer the home interest.<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>The foreclosure proceedings add a layer of complexity that I want to be sure I understand, and it has been a while since I dealt with issues of equitable title vs. legal title, so I wanted to bring this issue to the listserv.<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>Any input or thoughts are greatly appreciated!<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><div><div><div><div><div><div><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><div><p class=MsoNormal><i><span style='font-family:"Garamond","serif";color:black'>J.D., LL.M. Taxation</span></i><o:p></o:p></p></div><div><div><p class=MsoNormal><span style='font-size:9.5pt;font-family:"Garamond","serif";color:black'>14205 SE 36th Street, Suite 100</span><span style='font-size:9.5pt'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:9.5pt;font-family:"Garamond","serif";color:black'>Bellevue, WA 98006</span><span style='font-size:9.5pt'><o:p></o:p></span></p></div><div><p class=MsoNormal><b><span style='font-size:9.5pt;font-family:"Garamond","serif";color:black'>(425) 298-7110</span></b><span style='font-size:9.5pt;font-family:"Garamond","serif";color:black'> </span><span style='font-size:11.0pt;font-family:"Garamond","serif";color:black'>| </span><b><span style='font-size:9.5pt;font-family:"Garamond","serif";color:black'><a href="http://appelgatereutter.com/" target="_blank">appelgatereutter.com</a></span></b><b><span style='font-size:11.0pt;font-family:"Garamond","serif";color:black'> </span></b><span style='font-size:9.5pt'><o:p></o:p></span></p></div></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><span style='font-family:"Garamond","serif";color:#073763'><img border=0 width=200 height=54 id="_x0000_i1025" src="https://docs.google.com/drawings/d/1_ki68D-hyjqSa4GiscGPV7pYrrbXnk4Y-J2oVpiqZnU/pub?w=1142&h=323"> </span><o:p></o:p></p></div><div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><span style='font-size:7.5pt;font-family:"Garamond","serif"'>Confidentiality: This e-mail may contain information that is privileged, confidential or otherwise protected from disclosure. If you are not the intended recipient or otherwise have received this message in error, you are not authorized to read, print, retain, copy or disseminate this message or any part of it. In such case, you should destroy this message and any attachments and kindly notify the sender by reply email. </span><o:p></o:p></p></div><div><p class=MsoNormal><span style='font-size:7.5pt;font-family:"Garamond","serif"'><o:p> </o:p></span></p></div><p class=MsoNormal><span style='font-size:7.5pt;font-family:"Garamond","serif"'>Circular 230 Notice: This communication may not be used by you or any other person or entity for the purpose of avoiding any federal tax penalties.</span><o:p></o:p></p></div></div></div></div></div></div></div></div></div></div></body></html>