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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link="#0563C1" vlink="#954F72" style='tab-interval:.5in'><div class=WordSection1><p class=MsoNormal><span style='mso-ascii-font-family:Calibri;mso-hansi-font-family:Calibri;mso-bidi-font-family:"Times New Roman";color:#1F497D'>I would just add to Nestor’s comment that the death cert. of brother should be recorded in the county where property located, if not yet recorded. Agree with his comments. Not buying that ‘every title company does this’.<o:p></o:p></span></p><p class=MsoNormal><span style='mso-ascii-font-family:Calibri;mso-hansi-font-family:Calibri;mso-bidi-font-family:"Times New Roman";color:#1F497D'>Also chasing heirs of brother may be burdensome, and signatures may not be available/obtainable.<span style='mso-spacerun:yes'> </span>A quiet title action would be the ticket, although this will delay disposition of the property. <o:p></o:p></span></p><p class=MsoNormal><span style='mso-ascii-font-family:Calibri;mso-hansi-font-family:Calibri;mso-bidi-font-family:"Times New Roman";color:#1F497D'>I suggest you call or email Dwight Bickel, underwriting counsel at <span class=SpellE>Ticor</span>/Fidelity, or John <span class=SpellE>McCrady</span>, of this list. Dwight has helped me navigate underwriting some weird stuff, when the title officers were balking at providing coverage. Of course, John has been very helpful to our list members.<o:p></o:p></span></p><p class=MsoNormal><span style='mso-ascii-font-family:Calibri;mso-hansi-font-family:Calibri;mso-bidi-font-family:"Times New Roman";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='mso-bidi-font-size:10.5pt;mso-bidi-font-family:Consolas'><o:p> </o:p></span></p><p class=MsoNormal><span style='mso-bidi-font-size:10.5pt;mso-bidi-font-family:Consolas'>John <span class=SpellE>McCrady</span><o:p></o:p></span></p><p class=MsoNormal><span style='mso-bidi-font-size:10.5pt;mso-bidi-font-family:Consolas'>Counsel<o:p></o:p></span></p><p class=MsoNormal><span style='mso-bidi-font-size:10.5pt;mso-bidi-font-family:Consolas'>Puget Sound Title Company<o:p></o:p></span></p><p class=MsoNormal><span style='mso-bidi-font-size:10.5pt;mso-bidi-font-family:Consolas'>5350 Orchard Street West<o:p></o:p></span></p><p class=MsoNormal><span style='mso-bidi-font-size:10.5pt;mso-bidi-font-family:Consolas'>University Place WA 98467<o:p></o:p></span></p><p class=MsoNormal><span style='mso-bidi-font-size:10.5pt;mso-bidi-font-family:Consolas'>253-476-5721<o:p></o:p></span></p><p class=MsoNormal><span style='mso-bidi-font-size:10.5pt;mso-bidi-font-family:Consolas'><a href="mailto:j.mccrady@pstitle.com"><span style='color:blue'>j.mccrady@pstitle.com</span></a><o:p></o:p></span></p><p class=MsoNormal><span style='mso-bidi-font-size:10.5pt;mso-bidi-font-family:Consolas'><o:p> </o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;mso-outline-level:3'><b><span style='font-size:13.5pt;font-family:"Times New Roman","serif";mso-fareast-font-family:"Times New Roman"'>Dwight Bickel<o:p></o:p></span></b></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:12.0pt;font-family:"Times New Roman","serif";mso-fareast-font-family:"Times New Roman"'>206-370-3189<br>Dwight.Bickel@TicorTitle.Com<o:p></o:p></span></p><p class=MsoNormal><span style='mso-ascii-font-family:Calibri;mso-hansi-font-family:Calibri;mso-bidi-font-family:"Times New Roman";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='mso-ascii-font-family:Calibri;mso-hansi-font-family:Calibri;mso-bidi-font-family:"Times New Roman";color:#1F497D'><o:p> </o:p></span></p><div><p class=MsoNormal><span style='mso-ascii-font-family:Calibri;mso-fareast-font-family:"Times New Roman";mso-hansi-font-family:Calibri;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='mso-ascii-font-family:Calibri;mso-fareast-font-family:"Times New Roman";mso-hansi-font-family:Calibri;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='mso-ascii-font-family:Calibri;mso-fareast-font-family:"Times New Roman";mso-hansi-font-family:Calibri;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='mso-ascii-font-family:Calibri;mso-fareast-font-family:"Times New Roman";mso-hansi-font-family:Calibri;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='mso-ascii-font-family:Calibri;mso-fareast-font-family:"Times New Roman";mso-hansi-font-family:Calibri;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='mso-ascii-font-family:Calibri;mso-fareast-font-family:"Times New Roman";mso-hansi-font-family:Calibri;mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'><o:p> </o:p></span></p><p class=MsoNormal><span style='mso-ascii-font-family:Calibri;mso-fareast-font-family:"Times New Roman";mso-hansi-font-family:Calibri;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></div><p class=MsoNormal><span style='mso-ascii-font-family:Calibri;mso-hansi-font-family:Calibri;mso-bidi-font-family:"Times New Roman";color:#1F497D'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><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>nestor@pplsweb.com<br><b>Sent:</b> Thursday, April 12, 2018 5:47 PM<br><b>To:</b> 'WSBA Real Property Listserv'; wsbapt@lists.wsbarppt.com<br><b>Subject:</b> Re: [WSBAPT] Title issue<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Unless there is a defect in the deed, deceased brothers heirs have no interest in the property. I would speak another title company/underwriter in spite of their claim that “everyone does this”.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Even if they are concerned about a claim, the brother has been dead over 20 years. If his heirs had an issue with title in the name of sister they would have objected years ago.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal><span style='color:black'>Nestor Gorfinkel, Attorney at Law<o:p></o:p></span></p><p class=MsoNormal><span style='color:black'>Licensed in Washington & Florida<o:p></o:p></span></p><p class=MsoNormal><span style='color:black'>Florida Civil-Law (International) Notary<o:p></o:p></span></p><p class=MsoNormal><span style='color:black'><o:p> </o:p></span></p><p class=MsoNormal><b><span style='font-size:10.0pt;color:black'>ATTENTION - This e-mail message and any attachment to this e-mail message may contain confidential information that is legally privileged. If you are not the intended recipient, you must not review, retransmit, convert to hard copy, copy, use or disseminate this e-mail or any attachments to it. If you have received this e-mail in error, please notify us immediately by return e-mail or by telephone at the phone numbers provided herein and delete this message. Please note that if this e-mail message contains a forwarded message or is a reply to a prior message, some or all of the contents of this message or any attachments may not have been produced by the sender.<o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-size:10.0pt;color:black'><o:p> </o:p></span></b></p><p class=MsoNormal><b><span style='font-size:24.0pt;font-family:Webdings;color:#009900'>P</span></b><b><span style='font-size:24.0pt;color:#009900'> </span></b><b><span style='font-size:9.0pt;font-family:"Verdana","sans-serif";color:#009900'>Please consider the environment before printing this e-mail.</span></b><span style='font-family:"Century Schoolbook","serif";color:black'><o:p></o:p></span></p></div><p class=MsoNormal><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-outline-level:1'><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> <b>On Behalf Of </b>Claudia A Gowan<br><b>Sent:</b> Thursday, April 12, 2018 5:25 PM<br><b>To:</b> <a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>; <a href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a><br><b>Subject:</b> [WSBARP] Title issue<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='color:#1F4E79'>Colleagues and particularly those of you so skilled with title issues: I have encountered a problem that I have never encountered before.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'>Title company is refusing to clear title for title insurance purposes on property that was held as JTWROS. They are demanding that probate on 1<sup>st</sup> deceased either be reopened or that all intestate heirs sign off on a veritable lack of probate affidavit style series of documents that they want.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'>Basic facts:<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'>Mom died years ago. Deed from mom’s PR to brother and sister as JTWROS was recorded. Brother died in 1995. Death certificate available. <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'>Probate opened, but of course this property did not go through probate. <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'>Good law firm so I assume that brother’s death certificate was recorded or provided, but of course, that is not available on-line.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'>Sister died in 2017. Sister’s estate is selling the property. Preliminary commitment says that property is vested in the heirs & devisees of both (deceased) sister and brother.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'>Title company says it’s a “matter of policy” that any loose (my word) potential heirs of brother sign off for them to issue title insurance. They won’t recognize the JTWROS status – which is clearly set forth on the deed.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'>Title company tells me that every title company does this… <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'>Your thoughts?<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'>Best, Claudia<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F4E79'><o:p> </o:p></span></p><p class=MsoNormal><b><i><span style='font-size:12.0pt;font-family:ParkAvenue;color:#1F4E79'>Claudia A. Gowan<o:p></o:p></span></i></b></p><p class=MsoNormal><b><i><span style='color:#1F4E79'><o:p> </o:p></span></i></b></p><p class=MsoNormal><b><span style='color:#1F497D'>Claudia A. Gowan, PLLC<o:p></o:p></span></b></p><p class=MsoNormal><b><span style='color:#1F497D'>2101 Fourth Avenue, Suite 1900<o:p></o:p></span></b></p><p class=MsoNormal><b><span style='color:#1F497D'>Seattle, WA 98121<o:p></o:p></span></b></p><p class=MsoNormal><b><span style='color:#1F497D'>(206) 443-2733 (T)<o:p></o:p></span></b></p><p class=MsoNormal><b><span style='color:#1F497D'>(206) 448-</span><span style='color:#1F4E79'>1843</span><span style='color:#1F497D'> (F)<o:p></o:p></span></b></p><p class=MsoNormal><b><span style='color:#1F4E79'><a href="mailto:claudia@cagowanlaw.com"><span style='color:#1F4E79'>claudia@cagowanlaw.com</span></a><o:p></o:p></span></b></p><p class=MsoNormal><b><span style='color:#1F4E79'><o:p> </o:p></span></b></p><p class=MsoNormal><b><span style='color:#1F4E79'><a href="http://www.seattletrustsandestates.com/"><span style='color:#1F4E79'>www.seattletrustsandestates.com</span></a><o:p></o:p></span></b></p><p class=MsoNormal><o:p> </o:p></p></div></body></html>