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<p class="MsoNormal"><span style="color:#1F497D">I agree with Rod Harmon--the <a href="https://www.wsba.org/for-legal-professionals/join-the-legal-profession-in-wa/limited-practice-officers/lpo-forms">
LPO form</a> "PR Deed" (Form 74-16) is merely a bargain and sale deed with a different title. So, for that matter, is the "Special Warranty Deed" (Form 16-09). The title means nothing in terms of interpretation of the deed; case law is quite clear that what
matters is the conveyance language, when it comes to determining what warranties go with the deed. "Conveys and warrants" means it's a statutory warranty deed.
<a href="http://app.leg.wa.gov/RCW/default.aspx?cite=64.04.030">RCW 64.04.030</a>. "Bargains, sells, and conveys" means it's a bargain and sale deed.
<a href="http://app.leg.wa.gov/RCW/default.aspx?cite=64.04.040">RCW 64.04.040</a>. "Conveys and quitclaims" means no warranties.
<a href="http://app.leg.wa.gov/RCW/default.aspx?cite=64.04.050">RCW 64.04.050</a>.<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">Of course a deed can also add or subtract from the warranties that were incorporated by the specific conveyance language, but I would argue vociferously that the subtraction of a warranty has to be expressly
stated in the body of the deed. An ambiguous phrase like "not statutory" placed in the title of the document has no substantive effect against a clear invocation of bargain and sale warranties in the conveyance language.<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">It is possible to have a deed that says "bargains, sells, and conveys" in the conveyance language, but also includes a clause that expressly subtracts/cancels any and all warranties that would arise by statute--which
results effectively in a quitclaim deed. But again, that needs to be in the body of the deed, not in the title.<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 had a long exchange some years back (on which listserve I can't remember) with Mike Winslow and Dwight Bickel about deed warranties. It appears to me that the purpose of a PR deed is to allow a PR to effectively
promise to the buyer: "Here's my deed. I don't know exactly what interest the decedent had in the property, but whatever it is, I'm conveying it to you. If the decedent allowed an impairment of title, that's your problem and I'm offering no warranty against
that. But I am promising that I as PR have not impaired title to the property since I was appointed, and if anyone sues you claiming that I did so, I will defend your title against that claim."<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">So, in a contract to sell decedent's property, I include the following term:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D">Title shall be conveyed by a Personal Representative's Deed with only the following warranty language: "The Grantor, for itself
and for its successors in interest, hereby expressly limits the covenants of the Deed to those herein expressed, and excludes all covenants arising or to arise by statutory or other implication, and does hereby covenant that against all persons whomsoever
lawfully claiming or to claim by, through or under said grantor, and not otherwise, grantor will forever warrant and defend the same described real 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">Then, my deed form is (I use a "^" as a reminder to provide the necessary information at that spot):<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D">DOCUMENT TITLE: PERSONAL REPRESENTATIVE'S DEED<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D">GRANTOR(S): ^[decedent], Estate of<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"> ^[PR's name], PR<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D">GRANTEE(S): ^[purchaser]<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D">LEGAL DESCRIPTION: [abbreviated legal]<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"> See p. ^ for complete legal description.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D">TAX PARCEL NUMBER: ^<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"> THE GRANTOR, ^, as Personal Representative of the Estate of ^, ^King County Superior Court Case #^, for $10 and other good and valuable consideration,
grants, confirms, and conveys to ^ the following described real estate, situated in the County of ^, State of Washington:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D">^[legal description]<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D">SUBJECT TO easements, covenants, conditions, and restrictions of public record.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"> The Grantor, for itself and for its successors in interest, hereby expressly limits the covenants of the Deed to those herein expressed, and
excludes all covenants arising or to arise by statutory or other implication, and does hereby covenant that against all persons whomsoever lawfully claiming or to claim by, through or under said grantor, and not otherwise, grantor will forever warrant and
defend the same described real estate.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D">Date:____________________<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"> Estate of ^<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"> By:________________________________<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"> ^, PR<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D">STATE OF WASHINGTON )<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"> ) ss.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D">COUNTY OF KING )<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"> I certify that I know or have satisfactory evidence that ^ is the person who appeared before me, and said person acknowledged that s^he signed
this instrument, and said person acknowledged that s^he was authorized to execute the instrument and acknowledged it as the Personal Representative of the Estate of ^, King County Superior Court Case #^, to be the free and voluntary act of said Estate for
the uses and purposes mentioned in the instrument.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D">Date:____________________<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"> __________________________________<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"> Signature of NOTARY<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"> __________________________________<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"> Printed name of NOTARY<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"> NOTARY PUBLIC in and for the State<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"> of Washington, residing at ____________<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"> My commission expires: ______________<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:12.0pt;color:#1F497D">Sincerely,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Eric<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Eric C. Nelsen<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">SAYRE LAW OFFICES, PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">1417 31st Ave South<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Seattle WA 98144-3909<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">phone 206-625-0092<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">fax 206-625-9040<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:#1F497D"><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""> wsbapt-bounces@lists.wsbarppt.com [mailto:wsbapt-bounces@lists.wsbarppt.com]
<b>On Behalf Of </b>Conor Buie<br>
<b>Sent:</b> Friday, July 27, 2018 12:47 PM<br>
<b>To:</b> wsbapt@lists.wsbarppt.com<br>
<b>Cc:</b> crystal@lambertlawpllc.com<br>
<b>Subject:</b> [WSBAPT] Personal Representative's Deed<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Does anyone on the list have a PR deed he/she would be willing to share? I don’t seem to have one in my forms, and versions found online vary quite significantly.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><b><span style="font-family:"Georgia","serif"">Conor P. Buie, Esq.</span></b>
<br>
<span style="font-family:"Georgia","serif"">Associate Attorney<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Georgia","serif"">Lambert Law Office PLLC</span>
<br>
<span style="font-family:"Georgia","serif"">900 Washington Street, Suite 1010</span>
<br>
<span style="font-family:"Georgia","serif"">Vancouver, WA 98660</span> <br>
<span style="font-family:"Georgia","serif"">phone (360)737-1473</span> <br>
<span style="font-family:"Georgia","serif"">fax (360)859-5259<o:p></o:p></span></p>
<p class="MsoNormal"><a href="mailto:conor@LambertLawPLLC.com"><span style="font-family:"Georgia","serif"">conor@LambertLawPLLC.com</span></a>
<br>
<a href="http://www.lambertlawpllc.com/"><span style="font-family:"Georgia","serif"">www.lambertlawpllc.com</span></a><span style="font-family:"Georgia","serif""><o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
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