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<DIV style="FONT-SIZE: 14pt; FONT-FAMILY: 'Calibri'; COLOR: #000000">
<DIV><FONT size=4>You are right about our having an open issue regarding the
taxes and insurance because its not a life estate.</FONT></DIV>
<DIV><FONT size=4></FONT> </DIV>
<DIV><FONT size=4>I like Heather’s solution as well. I am wondering,
however, what a title company will require for the kids to establish that
she has moved out for the 60 days and therefore they are able to sell it free of
the special exception of “pursuant to the terms of the Will...”? Because I am
pretty sure the GF will not be signing any recordable document saying she is
gone. Maybe the title company will just accept a Warranty Deed when
the kids later sell it.</FONT></DIV>
<DIV
style='FONT-SIZE: small; TEXT-DECORATION: none; FONT-FAMILY: "Calibri"; FONT-WEIGHT: normal; COLOR: #000000; FONT-STYLE: normal; DISPLAY: inline'>
<DIV style="FONT: 10pt tahoma">
<DIV> </DIV>
<DIV style="BACKGROUND: #f5f5f5">
<DIV style="font-color: black"><B>From:</B> <A title=Eric@sayrelawoffices.com
href="mailto:Eric@sayrelawoffices.com">Eric Nelsen</A> </DIV>
<DIV><B>Sent:</B> Wednesday, October 18, 2017 10:16 AM</DIV>
<DIV><B>To:</B> <A title=wsbapt@lists.wsbarppt.com
href="mailto:wsbapt@lists.wsbarppt.com">WSBA Probate & Trust Listserv</A>
</DIV>
<DIV><B>Subject:</B> Re: [WSBAPT] Life Estate Question</DIV></DIV></DIV>
<DIV> </DIV></DIV>
<DIV
style='FONT-SIZE: small; TEXT-DECORATION: none; FONT-FAMILY: "Calibri"; FONT-WEIGHT: normal; COLOR: #000000; FONT-STYLE: normal; DISPLAY: inline'>
<DIV class=WordSection1>
<P class=MsoNormal><SPAN style="COLOR: #1f497d">Heather's solution is elegant
and avoids addressing whether or not it is a true life
estate.<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d">I do find it's rare to find a
Will that actually, truly, gives a life estate in the full legal sense. There're
always some caveats attached.<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d">Josh's example, for example, "I
give a life estate to GF for her life or until she vacates the residence for 60
continual days" is not a full life estate. I think it would be a life estate
determinable, meaning the freehold of the life estate is subject to a condition
that automatically triggers termination and passing of the property to the
remainder interests.<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d">One thought about Heather's
solution, which I love and have used – it does not necessarily work if the Will
does not do a reasonable job clearly setting out who is responsible for taxes,
insurance, maintenance and repair. If it is true life estate, it's not a problem
because background law imposes those burdens on the life estate holder. But if
the life estate is impaired in some way, or the language of the Will does not
expressly use the term "life estate," there is an ambiguity that must be
resolved. And, if there is a mortgage on the property, it's an open question who
pays for that – which I think brings us back around to the original question
from Scott Kee.<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<DIV>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 12pt; COLOR: #1f497d">Sincerely,<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 12pt; COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 12pt; COLOR: #1f497d">Eric<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 12pt; COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">Eric C.
Nelsen<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">SAYRE LAW
OFFICES, PLLC<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">1417 31st Ave
South<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">Seattle
WA 98144-3909<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">phone
206-625-0092<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">fax
206-625-9040<o:p></o:p></SPAN></P></DIV>
<P class=MsoNormal><SPAN style="COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<DIV>
<DIV
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<P class=MsoNormal><B><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"'>From:</SPAN></B><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"'>
wsbapt-bounces@lists.wsbarppt.com [mailto:wsbapt-bounces@lists.wsbarppt.com]
<B>On Behalf Of </B>Heather deVrieze<BR><B>Sent:</B> Tuesday, October 17, 2017
5:25 PM<BR><B>To:</B> WSBA Probate & Trust Listserv<BR><B>Subject:</B> Re:
[WSBAPT] Life Estate Question<o:p></o:p></SPAN></P></DIV></DIV>
<P class=MsoNormal><o:p></o:p> </P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d">Deed to kids “subject to GF’s
right to reside in property pursuant to terms of Will filed at . . .
“<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d">That is something I have done in
the past, keeps clear that the deed is subject to something, terms of the will
are what would be fought over later if there was a problem, and the deed
references where the Will, which is public record, can be
found.<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d">Heather<o:p></o:p></SPAN></P>
<DIV>
<P class=MsoNormal><SPAN style="COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 16pt; FONT-FAMILY: "Vladimir Script"; COLOR: #1f497d'>Heather
S. de Vrieze</SPAN><B><SPAN
style="FONT-SIZE: 16pt; COLOR: #1f497d"><BR></SPAN></B><I><SPAN
style='FONT-FAMILY: "Garamond","serif"; COLOR: #1f497d'>Attorney-at-Law<o:p></o:p></SPAN></I></P>
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height=105></SPAN></I><I><SPAN
style='FONT-SIZE: 12pt; FONT-FAMILY: "Garamond","serif"; COLOR: #1f497d'><o:p></o:p></SPAN></I></P>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 10pt; FONT-FAMILY: nyala; COLOR: #44524e">3909 California
Avenue SW<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 10pt; FONT-FAMILY: nyala; COLOR: #44524e">Seattle, WA
98116-3705
<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 10pt; FONT-FAMILY: nyala; COLOR: #44524e">(206)938-5500
<o:p></o:p></SPAN></P>
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<o:p></o:p></SPAN></P>
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<DIV>
<DIV
style="BORDER-TOP: #e1e1e1 1pt solid; BORDER-RIGHT: medium none; BORDER-BOTTOM: medium none; PADDING-BOTTOM: 0in; PADDING-TOP: 3pt; PADDING-LEFT: 0in; BORDER-LEFT: medium none; PADDING-RIGHT: 0in">
<P class=MsoNormal><B>From:</B> <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>Josh Grant<BR><B>Sent:</B> Tuesday, October 17, 2017 3:54
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] Life Estate Question<o:p></o:p></P></DIV></DIV>
<P class=MsoNormal><o:p></o:p> </P>
<DIV>
<DIV>
<DIV>
<P class=MsoNormal><SPAN style="FONT-SIZE: 13.5pt; COLOR: black">I have a
similar case. Testator said “I give a life estate to GF for her life or until
she vacates the residence for 60 continual days”. I hate to have the PR of
the Estate give a deed to her granting her a life estate, because GF could leave
and we would not be able to get clear title until we were able to get a death
certificate, and the kids who take back possession want to fix it and sell
it. What kind of deed would be propose to the Judge? Deed to kids
and no mention of the right to reside? And acknowledge in an unrecorded
document the right to reside?</SPAN><SPAN
style="FONT-SIZE: 14pt; COLOR: black"><o:p></o:p></SPAN></P></DIV>
<DIV>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 14pt; COLOR: black"> <o:p></o:p></SPAN></P></DIV>
<DIV>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 13.5pt; COLOR: black">Thanks</SPAN><SPAN
style="FONT-SIZE: 14pt; COLOR: black"><o:p></o:p></SPAN></P></DIV>
<DIV>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 14pt; COLOR: black"> <o:p></o:p></SPAN></P></DIV>
<DIV>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 13.5pt; COLOR: black">Josh</SPAN><SPAN
style="FONT-SIZE: 14pt; COLOR: black"><o:p></o:p></SPAN></P></DIV>
<DIV>
<DIV>
<DIV>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"; COLOR: black'> <o:p></o:p></SPAN></P></DIV>
<DIV>
<DIV>
<P class=MsoNormal style="BACKGROUND: whitesmoke"><B><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"; COLOR: black'>From:</SPAN></B><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"; COLOR: black'> <A
title=ScottKee@buddbaylaw.com href="mailto:ScottKee@buddbaylaw.com">Scott
Kee</A> <o:p></o:p></SPAN></P></DIV>
<DIV>
<P class=MsoNormal style="BACKGROUND: whitesmoke"><B><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"; COLOR: black'>Sent:</SPAN></B><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"; COLOR: black'>
Tuesday, October 17, 2017 12:14 PM<o:p></o:p></SPAN></P></DIV>
<DIV>
<P class=MsoNormal style="BACKGROUND: whitesmoke"><B><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"; COLOR: black'>To:</SPAN></B><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"; COLOR: black'> <A
title=wsbapt@lists.wsbarppt.com
href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</A>
<o:p></o:p></SPAN></P></DIV>
<DIV>
<P class=MsoNormal style="BACKGROUND: whitesmoke"><B><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"; COLOR: black'>Subject:</SPAN></B><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"; COLOR: black'>
[WSBAPT] Life Estate Question<o:p></o:p></SPAN></P></DIV></DIV></DIV>
<DIV>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 12pt; COLOR: black"> <o:p></o:p></SPAN></P></DIV></DIV>
<DIV>
<P class=MsoNormal><SPAN style="COLOR: black">In his will, the decedent left
property to his kids, but reserved a life estate his girlfriend. The
specific language is . . .”Girlfriend is entitled to reside in the real property
located at . . . . <B>provided she pays the taxes and insurance on the
property. </B>The residue of the estate goes to kids.
<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: black"> <o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: black">There is an underlying mortgage on
the property and the decedent made no provision for, and did not mention, the
mortgage. In addition, maintenance has become an issue.
<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: black"> <o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: black">Girlfriend is taking the position
that she is not responsible for the mortgage or maintenance as the decedent did
not expressly indicate as much(see In Re Estate of Campbell) and she is not the
ultimate beneficiary. <o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: black"> <o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: black">Kids are taking the position that
Girlfriend is the devisee(see RCW 11.12.70) and therefore she is responsible for
mortgage and maintenance. <o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: black"> <o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: black">Thoughts?
<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: black"> <o:p></o:p></SPAN></P>
<P class=MsoNormal style="BACKGROUND: white"><I><SPAN
style='FONT-SIZE: 12pt; FONT-FAMILY: "Tahoma","sans-serif"; COLOR: blue'>C.
Scott Kee</SPAN></I><SPAN
style='FONT-SIZE: 12pt; FONT-FAMILY: "Times New Roman","serif"; COLOR: black'><o:p></o:p></SPAN></P>
<P class=MsoNormal style="BACKGROUND: white"><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"; COLOR: blue'>Rodgers
Kee & Card, P.S.</SPAN><SPAN
style='FONT-SIZE: 12pt; FONT-FAMILY: "Times New Roman","serif"; COLOR: black'><o:p></o:p></SPAN></P>
<P class=MsoNormal style="BACKGROUND: white"><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"; COLOR: blue'>324
West Bay Drive, Suite 201</SPAN><SPAN
style='FONT-SIZE: 12pt; FONT-FAMILY: "Times New Roman","serif"; COLOR: black'><o:p></o:p></SPAN></P>
<P class=MsoNormal style="BACKGROUND: white"><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"; COLOR: blue'>Olympia,
WA 98502</SPAN><SPAN
style='FONT-SIZE: 12pt; FONT-FAMILY: "Times New Roman","serif"; COLOR: black'><o:p></o:p></SPAN></P>
<P class=MsoNormal style="BACKGROUND: white"><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"; COLOR: blue'>(360)
352-8311</SPAN><SPAN
style='FONT-SIZE: 12pt; FONT-FAMILY: "Times New Roman","serif"; COLOR: black'><o:p></o:p></SPAN></P>
<P class=MsoNormal style="BACKGROUND: white"><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"; COLOR: blue'><A
href="mailto:scottkee@buddbaylaw.com"
target=_blank>scottkee@buddbaylaw.com</A></SPAN><SPAN
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