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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">When a spouse passes and there is a need to demonstrate that the real property vests in the surviving spouse and there are no other probate assets, I generally
advise surviving spouse to execute a Succession Affidavit which is recorded. The original will is filed with the court. If a title company later refuses to insure based on the Succession Affidavit (which I have not personally experienced), we can open the
probate at that later date. In most cases, we save the client significant fees and costs of probate.
<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">Sharon, have you considered getting title insurance on the transfer to the RLT? I would think that if a title company is willing to insure the transfer, you
will be fine.<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-size:14.0pt;font-family:"Script MT Bold";color:black">Rebecca King<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Book Antiqua","serif";color:black">Attorney<o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-bottom:6.0pt"><b><span style="font-family:"Book Antiqua","serif";color:black">PLEASE NOTE: Our new address is 2150 N. 107<sup>th</sup> Street, Suite 501, Seattle, WA 98133<o:p></o:p></span></b></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:black">Northwest Elder Law Group</span></b><b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:black">2150 N. 107<sup>th</sup> Street, Suite 501<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:black">Seattle, WA 98133<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:black">Main: (206) 937-6102<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:black">Direct: (206) 866-6544<o:p></o:p></span></p>
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<p class="MsoNormal"><i><span style="font-size:11.0pt;font-family:"Book Antiqua","serif";color:black">Providing Services in Elder Law<o:p></o:p></span></i></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""> wsbapt-bounces@lists.wsbarppt.com [mailto:wsbapt-bounces@lists.wsbarppt.com]
<b>On Behalf Of </b>Paul Neumiller<br>
<b>Sent:</b> Friday, October 13, 2017 8:45 AM<br>
<b>To:</b> 'WSBA Probate & Trust Listserv'<br>
<b>Subject:</b> Re: [WSBAPT] lack of probate affidavit question<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<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.<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">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.<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"><a name="Paul_Neumiller"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><img width="250" height="150" id="_x0000_i1025" src="cid:image002.jpg@01D34402.FEA78090"></span></a><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:white"><o:p></o:p></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">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>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">wsbapt@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBAPT] lack of probate affidavit question<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<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.<o:p></o:p></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.<o:p></o:p></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.<o:p></o:p></span></h3>
<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"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Michael A. Winslow<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">1204 Cleveland Ave.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Mount Vernon, WA 98273<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Ph. 360-336-3321<o:p></o:p></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">Mike@winslegal.com</a><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">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>
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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">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>Sharon Rutberg<br>
<b>Sent:</b> Thursday, October 12, 2017 3:31 PM<br>
<b>To:</b> <a href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a><br>
<b>Subject:</b> [WSBAPT] lack of probate affidavit question<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p><span style="font-family:"Calibri","sans-serif";color:black">Hi, listmates --<o:p></o:p></span></p>
<p><span style="font-family:"Calibri","sans-serif";color:black"><o:p> </o:p></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).<o:p></o:p></span></p>
<p><span style="font-family:"Calibri","sans-serif";color:black"><o:p> </o:p></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? <o:p></o:p></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!<o:p></o:p></span></p>
<p><span style="font-family:"Calibri","sans-serif";color:black"><o:p> </o:p></span></p>
<p><span style="font-family:"Calibri","sans-serif";color:black">Best,<o:p></o:p></span></p>
<p><span style="font-family:"Calibri","sans-serif";color:black">Sharon<o:p></o:p></span></p>
<p><span style="font-family:"Calibri","sans-serif";color:black"><o:p> </o:p></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"><o:p></o:p></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"><o:p></o:p></span></p>
<p><span style="font-size:9.0pt;font-family:"Verdana","sans-serif";color:black">1734 NW Market St.</span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
<p><span style="font-size:9.0pt;font-family:"Verdana","sans-serif";color:black">Seattle, WA 98107</span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
<p><span style="font-size:9.0pt;font-family:"Verdana","sans-serif";color:black">206-735-3177, ext. 2</span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
<p><span style="font-family:"Calibri","sans-serif";color:black"><a href="mailto:sharon@salmonbaylaw.com" id="LPNoLP"><span style="font-size:9.0pt;font-family:"Verdana","sans-serif"">sharon@salmonbaylaw.com</span></a></span><span style="font-size:9.0pt;font-family:"Verdana","sans-serif";color:black">
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