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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 title presumptively vested in Husband when first wife died, since it was held as CP.<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'>Second surviving spouse could execute a Lack of Probate Affidavit (LOPA) regarding the first wife’s death and status of property between wife #1 and Husband as CP. Attach death cert. per the discussion in the attachment that Nick Pleasants provided in his post (which is an excellent summary of the rules). If the first wife’s will is available, I would attach to LOPA and record that as well. Before proceeding, verify with title that they would insure on this basis.<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'>Alternative, is to open probate of First Wife and execute deed to Husband (even though deceased, the title from deed in husband’s probate should transfer to second wife since that PR’s deed from Husband’s probate should convey after <i style='mso-bidi-font-style:normal'>acquired title</i>).<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'>Given the length of time since death of wife #1, I believe that if title will accept a LOPA, this will suffice. If any heirs were going to contest the prior status these would have come out of the wood work by now.<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'>It’s not mandatory to do a probate, but it could be performed if client and attorney are highly risk adverse.<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'><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>Brent Williams-Ruth<br><b>Sent:</b> Monday, February 12, 2018 6:15 PM<br><b>To:</b> WSBA Probate & Trust Listserv<br><b>Subject:</b> Re: [WSBAPT] First Wife (Deceased) Still on Title<o:p></o:p></span></p><p class=MsoNormal><o:p> </o:p></p><div><div><p class=MsoNormal>Thank you. I appreciate the guide. That is generally what I was thinking. But considering that the surviving spouse is now dead. Long dead. Probate completed. I am stuck in the practicality of this situation. <o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>To add further clarification - there were no children between the first wife and the husband. When she died, it was entirely community property that was left the husband. He moves on with life and meets Wife-2, they marry and have no kids. Husband now dies. Wife-2 hires an attorney to probate the estate. Probate is completed, Wife-2's name added to title. Wife-2 goes to get a loan just recently to help with the cost of being elderly in Seattle. Loan officer (likely title company) advises that Wife-1 is still on the title. <o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>What is the practical probate process? Intestate petition with my client requesting to be PR? <o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>Appreciate the insights and suggestions. I am struck trying to figure out what/how a probate would work when she has no heirs. <o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div></div><div><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal>On Mon, Feb 12, 2018 at 5:55 PM, Nicholas Pleasants <<a href="mailto:nick@pleasantslaw.com" target="_blank">nick@pleasantslaw.com</a>> wrote:<o:p></o:p></p><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>I’ll resend this chart that I use to consider whether doing a simple Lack of Probate Affidavit will work (I got it from the listserv maybe 6 months ago, and find it really helpful, although I can’t vouch for its accuracy – it’s just a guide). There are several questions you need to address – did the first wife have a Will? Were there kids of the first marriage that might potentially challenge heirs of the second marriage? What is the plan going forward for the heirs – sell the house now, or try to keep it in the family? You may also consider talking with a Title Officer to get their perspective. However, I think in the situation with a prior marriage, it would be wise to go through a double-probate (for first wife and then husband) and send notice to everyone who could potentially be an heir of the first wife to avoid any potential future challenges.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>Best,</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>Nick</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'> </span><o:p></o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b><span style='color:#4472C4'>Nicholas Pleasants</span></b><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:black'>James Pleasants, P.C.<br>2300 130th Ave NE, Suite A-101<br>Bellevue, WA 98005-1755<br><a href="tel:(425)%20615-7070" target="_blank">(425) 615-7070</a> tel.<br><a href="tel:(425)%20497-0799" target="_blank">(425) 497-0799</a> fax<br><a href="mailto:nick@pleasantslaw.com" target="_blank">nick@pleasantslaw.com</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:8.0pt;color:black'>The information contained in this e-mail message may be privileged and is confidential information intended only for the use of the recipient, or any employee or agent responsible to deliver it to the intended recipient. Any unauthorized use, distribution or copying of this information is strictly prohibited and may be unlawful.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:8.0pt;color:black'>If you have received this communication in error, please notify the sender immediately and destroy the original message and all attachments from your electronic files.</span><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'> </span><o:p></o:p></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;mso-outline-level:1'><b>From:</b> James Bates [mailto:<a href="mailto:james.bates@lucelawfirm.com" target="_blank">james.bates@lucelawfirm.com</a>] <br><b>Sent:</b> Monday, February 12, 2018 5:39 PM<br><b>To:</b> <a href="mailto:wsbapt@lists.wsbarppt.com" target="_blank">wsbapt@lists.wsbarppt.com</a><br><b>Subject:</b> Re: [WSBAPT] First Wife (Deceased) Still on Title<o:p></o:p></p></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Did they execute a Community Property Agreement? If not, in my opinion, a probate is necessary. However, many use Lack of Probate Affidavits upon sale of the property with no consequence. <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b><span style='font-size:9.0pt;font-family:"Arial","sans-serif"'>James Bates, Attorney</span></b><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b><span style='font-size:9.0pt;font-family:"Arial","sans-serif"'>Luce & Associates, P.S.</span></b><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:9.0pt;font-family:"Arial","sans-serif"'>4505 Pacific Hwy. 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Clients of Luce & Associates, P.S. are asked to use their best judgment in determining whether the topic of an e-mail response is such that it would be better saved for a more secure means of communication.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-autospace:none'><span style='font-size:8.0pt;font-family:"Arial","sans-serif"'>3. The sender believes that this e-mail and any attachments are free of any virus. However, by reading this message and opening any attachments, the recipient accepts full responsibility for taking remedial action regarding any viruses or other defects.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-autospace:none'><span style='font-size:8.0pt;font-family:"Arial","sans-serif"'>4. All Luce & Associates’ attorneys are licensed to practice law in Washington and do not intend to give legal advice to anyone with legal matters not involving Washington law or federal law or to those who are not clients of this firm. </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><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;mso-outline-level:1'><b>From:</b> <a href="mailto:wsbapt-bounces@lists.wsbarppt.com" target="_blank">wsbapt-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbapt-bounces@lists.wsbarppt.com" target="_blank">mailto:wsbapt-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>Brent Williams-Ruth<br><b>Sent:</b> Monday, February 12, 2018 5:18 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> [WSBAPT] First Wife (Deceased) Still on Title<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Good Afternoon Friends of the List!<o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>New client calls, we have lovely chat regarding getting her set up for her estate plan. As we are talking she tells me that her deceased husband's first wife (who died in the 1980's - exact date not known off the top of her head) is still on the title of her home. Apparently after she died, he never probated her estate and when he died, they didn't know this so the title has both her and the first wife on title. <o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>I guess I have just one real simple question: <o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>1) Is there a quick and easy way that I can assist her without having to open full and complete probate?<o:p></o:p></p></div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>-- <o:p></o:p></p><div><div><div><div><div><div><div><div><div><p><b>Brent Williams-Ruth</b> <br><i>Founding Member</i><o:p></o:p></p><p><b>BWR Consulting, PLLC</b><o:p></o:p></p><p>Phone:<span style='color:#004080'> </span><a href="tel:(425)%20830-5134" target="_blank">(425) 830-5134</a><o:p></o:p></p><p><a href="mailto:brent@bwrconsults.com" target="_blank">e-mail</a> / <a href="http://www.bwrconsults.com" target="_blank">website</a> /<span style='font-size:9.5pt'> </span><a href="http://www.facebook.com/bwrconsults" target="_blank"><span style='font-size:9.5pt'>facebook</span></a><span style='font-size:9.5pt'> </span><o:p></o:p></p></div></div></div></div></div></div></div></div></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>_______________________________________________ WSBAPT mailing list <a href="mailto:WSBAPT@lists.wsbarppt.com" target="_blank">WSBAPT@lists.wsbarppt.com</a> <a href="http://mailman.fsr.com/mailman/listinfo/wsbapt" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbapt</a><o:p></o:p></p></div></div><p class=MsoNormal><br>_______________________________________________<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></div><p class=MsoNormal><br><br clear=all style='mso-special-character:line-break'><o:p></o:p></p><div><p class=MsoNormal><o:p> </o:p></p></div><p class=MsoNormal>-- <o:p></o:p></p><div><div><div><div><div><div><div><div><div><p><b>Brent Williams-Ruth</b> <br><i>Founding Member</i><o:p></o:p></p><p><b>BWR Consulting, PLLC</b><o:p></o:p></p><p>Phone:<span style='color:#004080'> </span>(425) 830-5134<o:p></o:p></p><p><a href="mailto:brent@bwrconsults.com" target="_blank">e-mail</a> / <a href="http://www.bwrconsults.com" target="_blank">website</a> /<span style='font-size:9.5pt'> </span><a href="http://www.facebook.com/bwrconsults" target="_blank"><span style='font-size:9.5pt'>facebook</span></a><span style='font-size:9.5pt'> </span><o:p></o:p></p></div></div></div></div></div></div></div></div></div></div></div></body></html>