<div dir="ltr"><div><div><div>Paul:<br><br></div>This is the same analysis that I have come to. The feedback on this issue for the past several exchanges has resulted in exactly what you are saying here. I come from the old school where you get a title transferred legitimately and through the right process. Shortcuts are dangerous. Chain of title is what probate is all about, that and the creditors. And it is good work for us lawyers so why short-cut it at all.<br><br></div>The Title Tsunami..... I like it. We'll have even more work straightening up the mess.<br><br></div>Jim Doran<br><br></div><div class="gmail_extra"><br clear="all"><div><div class="gmail_signature" data-smartmail="gmail_signature"><div dir="ltr"><div><div><div><div><div>James R. Doran<br></div>Attorney at Law<br></div>100 E. Pine Street - Suite 205<br></div>Bellingham, WA 98225<br>(360)393-9506<br></div><a href="mailto:jim@doranlegal.com" target="_blank">jim@doranlegal.com</a><br></div><a href="http://www.doranlegal.com" target="_blank">www.doranlegal.com</a><br></div></div></div>
<br><div class="gmail_quote">On Fri, Oct 13, 2017 at 8:45 AM, Paul Neumiller <span dir="ltr"><<a href="mailto:pneumiller@hotmail.com" target="_blank">pneumiller@hotmail.com</a>></span> wrote:<br><blockquote class="gmail_quote" style="margin:0 0 0 .8ex;border-left:1px #ccc solid;padding-left:1ex">
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d">This really goes against my understanding. Those WACs only address exemption from the Excise Tax, not the transfer of title. In the absence of a recorded Community
Property Agreement or a recorded Transfer On Death Deed or a probated estate, a Lack of Probate Affidavit is only effective if a title company is willing to accept it in terms of insuring a sale of the property. I sure hope Dwight Bickel or some other title
person chimes in here. While the widow can record the deed (or the Affidavit), the real test will come at a later time when a title company is asked to insure a sale of the property. Now, if that sale is ten years down the road, an insurance company
<i>may</i> feel it’s a safe enough transaction to insure because of the passage of time but I doubt an insurance company will accept the Affidavit if the sale is within two years.<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d">I have advised my clients that it is safest to probate the estate to ensure later title insurance on a sale of the property. It has been my analysis that the
title companies are currently willing to insure the transfer of title using a an Affidavit of Lack of Probate until they, as an industry, get burned by a lawsuit involving an Affidavit, the case will hit the conservative title insurance industry like a tsunami,
and then their “acceptance” of an Affidavit will dissolve. That may force the widow to go back and probate the estate.<u></u><u></u></span></p>
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<p class="MsoNormal"><a name="m_4286734722652208134_Paul_Neumiller"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d"><img id="m_4286734722652208134_x0000_i1025" src="cid:image002.jpg@01D343FD.9BBA2190" width="250" height="150"></span></a><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:white"><u></u><u></u></span></p>
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<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" target="_blank">wsbapt-bounces@lists.wsbarppt.<wbr>com</a> [mailto:<a href="mailto:wsbapt-bounces@lists.wsbarppt.com" target="_blank">wsbapt-bounces@lists.<wbr>wsbarppt.com</a>]
<b>On Behalf Of </b>Mike Winslow<br>
<b>Sent:</b> Thursday, October 12, 2017 5:34 PM<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] lack of probate affidavit question<u></u><u></u></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d">I have heard that the clerks in the tax assessor’s offices tell people they need a deed. This happens is Skagit. Not necessary and not effective to transfer title.
Redundant, waste of money, etc.<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d">The Lack of Probate affidavit is sufficient. Record it per the WAC, then, wife just deeds to Trust. Use a warranty deed, not a quit claim deed, to maintain title
insurance coverage from original acquisition.<u></u><u></u></span></p>
<h3><span style="font-family:"Calibri",sans-serif;color:#1f497d;font-weight:normal">See
</span><span style="font-family:"Times New Roman",serif;color:windowtext;font-weight:normal">WAC 458-61A-202. Look at 6(i) for the process applicable to your matter.<u></u><u></u></span></h3>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d"><u></u> <u></u></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d">Michael A. Winslow<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d">1204 Cleveland Ave.<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d">Mount Vernon, WA 98273<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d">Ph. <a href="tel:(360)%20336-3321" value="+13603363321" target="_blank">360-336-3321</a><u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d">Em.
<a href="mailto:Mike@winslegal.com" target="_blank">Mike@winslegal.com</a><u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d">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.<u></u><u></u></span></p>
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<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">
<a href="mailto:wsbapt-bounces@lists.wsbarppt.com" target="_blank">wsbapt-bounces@lists.wsbarppt.<wbr>com</a> [<a href="mailto:wsbapt-bounces@lists.wsbarppt.com" target="_blank">mailto:wsbapt-bounces@lists.<wbr>wsbarppt.com</a>]
<b>On Behalf Of </b>Sharon Rutberg<br>
<b>Sent:</b> Thursday, October 12, 2017 3:31 PM<br>
<b>To:</b> <a href="mailto:wsbapt@lists.wsbarppt.com" target="_blank">wsbapt@lists.wsbarppt.com</a><br>
<b>Subject:</b> [WSBAPT] lack of probate affidavit question<u></u><u></u></span></p>
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</div>
<p class="MsoNormal"><u></u> <u></u></p>
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<p><span style="font-family:"Calibri",sans-serif;color:black">Hi, listmates --<u></u><u></u></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black"><u></u> <u></u></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black">Client's husband died without a will. The couple owned their home as community property and neither spouse has any children. We do not want to open estate administration for the husband (due to lack
of need and privacy concerns). But we do want to transfer the wife's interest into her revocable living trust (created also for privacy concerns).<u></u><u></u></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black"><u></u> <u></u></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black">Do we need to record a document reflecting the transfer by intestate succession of the house to the wife as sole owner before she can quit claim the property into her RLT? If so, how so we do that?
We have created a <strong><span style="font-family:"Calibri",sans-serif">lack of probate affidavit</span></strong> attesting that surviving spouse is the rightful heir to the property. Can we record that (along with a death certificate and a REET affidavit)
to document the transfer? Do we need a deed instrument in addition? <u></u><u></u></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black"><br>
I've heard varying things from different sources. Any clarification would be appreciated!<u></u><u></u></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black"><u></u> <u></u></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black">Best,<u></u><u></u></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black">Sharon<u></u><u></u></span></p>
<p><span style="font-family:"Calibri",sans-serif;color:black"><u></u> <u></u></span></p>
<p><span style="font-size:9.0pt;font-family:"Verdana",sans-serif;color:black">Sharon C. Rutberg, Attorney at Law</span><span style="font-family:"Calibri",sans-serif;color:black"><u></u><u></u></span></p>
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<p><span style="font-size:9.0pt;font-family:"Verdana",sans-serif;color:black">Salmon Bay Law Group, PLLC</span><span style="font-family:"Calibri",sans-serif;color:black"><u></u><u></u></span></p>
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<p><span style="font-size:9.0pt;font-family:"Verdana",sans-serif;color:black">Washington State Bar #47055<br>
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