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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">When a client comes in whose spouse has died and the only asset is the family home and there is no CP agreement I give them both options and when I explain
the cost of each and the risks 9 out 10 clients opt for the affidavit of no probate by surviving spouse.<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:10.0pt;font-family:"Tahoma","sans-serif"">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif""> wsbapt-bounces@lists.wsbarppt.com [mailto:wsbapt-bounces@lists.wsbarppt.com]
<b>On Behalf Of </b>Jim Doran<br>
<b>Sent:</b> Thursday, July 20, 2017 10:54 AM<br>
<b>To:</b> WSBA Probate & Trust Listserv<br>
<b>Subject:</b> Re: [WSBAPT] Lender not accepting Lack of Probate Aff<o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt">John:<o:p></o:p></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt">I appreciate the perspective that you offer.<o:p></o:p></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt">Jim<o:p></o:p></p>
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<p class="MsoNormal">James R. Doran<o:p></o:p></p>
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<p class="MsoNormal">Attorney at Law<o:p></o:p></p>
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<p class="MsoNormal">100 E. Pine Street - Suite 205<o:p></o:p></p>
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<p class="MsoNormal">Bellingham, WA 98225<br>
(360)393-9506<o:p></o:p></p>
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<p class="MsoNormal"><a href="mailto:jim@doranlegal.com" target="_blank">jim@doranlegal.com</a><o:p></o:p></p>
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<p class="MsoNormal"><a href="http://www.doranlegal.com" target="_blank">www.doranlegal.com</a><o:p></o:p></p>
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<p class="MsoNormal">On Thu, Jul 20, 2017 at 10:40 AM, John McCrady <<a href="mailto:j.mccrady@pstitle.com" target="_blank">j.mccrady@pstitle.com</a>> wrote:<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">I am not sure that most title companies “like” the lack of probate affidavit. We do “accept” the
lack of probate affidavit; probably because:</span><o:p></o:p></p>
<p class="m-2613685310036926884msolistparagraph"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">1)</span><span style="font-size:7.0pt;color:#1F497D">
</span><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Many people don’t have the money, or want to spend the money, to go through a probate proceeding, and/or</span><o:p></o:p></p>
<p class="m-2613685310036926884msolistparagraph"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">2)</span><span style="font-size:7.0pt;color:#1F497D">
</span><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">If I don’t agree to insure through the lack of probate affidavit “Brand X Title Company” will.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">We do believe that our risk of loss on these is low since we try to wring out the facts pretty well
before we insure. I do however advise the customers that they are probably better served by the probate procedure, for the reasons you set out below.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">You summed it up nicely: “The best practice is the PR Deed.”</span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">John McCrady</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Puget Sound Title Company</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">5350 Orchard Street West</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">University Place WA 98467</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><a href="tel:(253)%20476-5721" target="_blank">253-476-5721</a></span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><a href="mailto:j.mccrady@pstitle.com" target="_blank">j.mccrady@pstitle.com</a></span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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" target="_blank">wsbapt-bounces@lists.wsbarppt.com</a> [mailto:<a href="mailto:wsbapt-bounces@lists.wsbarppt.com" target="_blank">wsbapt-bounces@lists.wsbarppt.com</a>]
<b>On Behalf Of </b>Jim Doran<br>
<b>Sent:</b> Thursday, July 20, 2017 10:15 AM<br>
<b>To:</b> WSBA Probate & Trust Listserv <<a href="mailto:wsbapt@lists.wsbarppt.com" target="_blank">wsbapt@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBAPT] Lender not accepting Lack of Probate Aff</span><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" style="mso-margin-top-alt:auto;margin-bottom:12.0pt">This lender not accepting "Lack of probate Affidavit" has come up a few times. I have often wondered about the effectiveness of such an Affidavit. I may be "old school" on this but
isn't the chain of title much more solid with a Personal Representative Deed though probate? And, if timing matters, there is no requirement for the Notice to Creditors and the four month waiting period.
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<p class="MsoNormal" style="mso-margin-top-alt:auto;margin-bottom:12.0pt">In my "old school" opinion, I think title companies like the Lack of Probate Affidavit so they are willing to guarantee on that. But the best practice is the PR Deed.
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Jim Doran<br>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">James R. Doran<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Attorney at Law<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">100 E. Pine Street - Suite 205<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Bellingham, WA 98225<br>
<a href="tel:(360)%20393-9506" target="_blank">(360)393-9506</a><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><a href="mailto:jim@doranlegal.com" target="_blank">jim@doranlegal.com</a><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><a href="http://www.doranlegal.com" target="_blank">www.doranlegal.com</a><o:p></o:p></p>
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<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" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">On Tue, Jul 18, 2017 at 11:21 AM, Eric Nelsen <<a href="mailto:Eric@sayrelawoffices.com" target="_blank">Eric@sayrelawoffices.com</a>> wrote:<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">I'm not sure transferring ownership will solve the problem. Garn St. Germain Act prevents lender
from foreclosing on someone who inherits a property, so I don't know what the lender is balking at. If heir just keeps sending in payments, there shouldn't be an issue. Or does the heir need to talk to the lender for some other reason?</span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Calibri","sans-serif";color:#1F497D">Sincerely,</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Calibri","sans-serif";color:#1F497D">Eric</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Calibri","sans-serif";color:#1F497D">Eric C. Nelsen</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Calibri","sans-serif";color:#1F497D">SAYRE LAW OFFICES, PLLC</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Calibri","sans-serif";color:#1F497D">1417 31st Ave South</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Calibri","sans-serif";color:#1F497D">Seattle WA 98144-3909</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Calibri","sans-serif";color:#1F497D">phone
<a href="tel:(206)%20625-0092" target="_blank">206-625-0092</a></span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Calibri","sans-serif";color:#1F497D">fax
<a href="tel:(206)%20625-9040" target="_blank">206-625-9040</a></span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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.</span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">
<a href="mailto:wsbapt-bounces@lists.wsbarppt.com" target="_blank">wsbapt-bounces@lists.wsbarppt.com</a> [mailto:<a href="mailto:wsbapt-bounces@lists.wsbarppt.com" target="_blank">wsbapt-bounces@lists.wsbarppt.com</a>]
<b>On Behalf Of </b>Michael Atkins<br>
<b>Sent:</b> Tuesday, July 18, 2017 9:24 AM<br>
<b>To:</b> PROBATE -REAL PROP SECTION<br>
<b>Subject:</b> [WSBAPT] Lender not accepting Lack of Probate Aff</span><o:p></o:p></p>
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<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" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span class="m-2613685310036926884m7092369887075513135mceitemhidden"><span style="font-size:14.0pt;color:blue">All:</span></span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span class="m-2613685310036926884m7092369887075513135mceitemhidden"><span style="font-size:14.0pt;color:blue">2004, Small estate so Atty used Lack of Probate
</span></span><span class="m-2613685310036926884m7092369887075513135mceitemhiddenspellword"><span style="font-size:14.0pt;color:blue">Aff</span></span><span class="m-2613685310036926884m7092369887075513135mceitemhidden"><span style="font-size:14.0pt;color:blue">
. New lender is not accepting heir as owner. Does he need to open probate and QC to self?</span></span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span class="m-2613685310036926884m7092369887075513135mceitemhidden"><span style="font-size:14.0pt;color:blue">Thanks</span></span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span class="m-2613685310036926884m7092369887075513135mceitemhidden"><span style="font-size:14.0pt;color:blue">Mike</span></span><o:p></o:p></p>
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_______________________________________________<br>
WSBAPT mailing list<br>
<a href="mailto:WSBAPT@lists.wsbarppt.com" target="_blank">WSBAPT@lists.wsbarppt.com</a><br>
<a href="http://mailman.fsr.com/mailman/listinfo/wsbapt" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbapt</a><o:p></o:p></p>
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_______________________________________________<br>
WSBAPT mailing list<br>
<a href="mailto:WSBAPT@lists.wsbarppt.com">WSBAPT@lists.wsbarppt.com</a><br>
<a href="http://mailman.fsr.com/mailman/listinfo/wsbapt" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbapt</a><o:p></o:p></p>
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