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<p class="MsoNormal"><span style="color:#1F497D">Delivery of a deed is sufficient to make it effective (between the parties to the deed, anyway) even without recording, that's correct--but Seller's delivery of the deed to escrow is a
<i>conditional</i> delivery, not absolute. The delivery isn't complete until escrow closes, because the Buyer doesn't have an unconditional right to receive the deed until escrow performs the deed-for-money swap.<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">Recording is not necessary to make a deed effective, but does raise a presumption of delivery. I don't have the case cite handy for that..<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">But, there's a new exception to the rule that delivery is sufficient and recording isn't necessary--a TOD deed is not considered valid unless it is recorded prior to the death of the Grantor.
<a href="https://app.leg.wa.gov/RCW/default.aspx?cite=64.80&full=true#64.80.060">
RCW 64.80.060(3)</a>. I haven't found explicit case law yet on what the effect is if the TOD isn't recorded prior to death, but given the statute's mandatory language, I'd say a TOD deed that is unrecorded at time of death of the Grantor is void and totally
ineffective, regardless of delivery.<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">Jeremy's situation is also a little different because the decedent was contractually bound to convey title, so the Estate was obligated to honor the contract even after death, and had no power to convey the property
to the heir free of that obligation.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
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<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>
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<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">phone 206-625-0092<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>Josh Grant<br>
<b>Sent:</b> Thursday, January 31, 2019 10:47 AM<br>
<b>To:</b> WSBA Probate & Trust Listserv<br>
<b>Subject:</b> Re: [WSBAPT] Lapse of specific bequest?<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><span style="font-size:13.5pt;color:black">Interesting. I thought I researched this a few years ago and I found authority that said delivery of a deed is all that is required before death. recording not necessary.</span><span style="font-size:14.0pt;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><strong><span style="font-size:18.0pt;font-family:"Calibri","sans-serif";color:#004080">Joshua F. Grant</span></strong><span style="font-size:14.0pt;color:#004080"><br>
</span><span style="font-size:14.0pt;color:black"><img border="0" width="207" height="43" id="Picture_x0020_1" src="cid:image001.png@01D4B956.68806D00" alt="advocates"></span><span style="font-size:14.0pt;color:black"><br>
</span><span style="color:#004080">P. O. Box 619<br>
Wilbur, WA 99185<br>
509 647 5578</span><span style="font-size:14.0pt;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:whitesmoke"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">
<a href="mailto:rfs@licbs.com" title="rfs@licbs.com">Ronald St. Hilaire</a> <o:p>
</o:p></span></p>
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<p class="MsoNormal" style="background:whitesmoke"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">Sent:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black"> Wednesday, January 30, 2019 5:58
PM<o:p></o:p></span></p>
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<p class="MsoNormal" style="background:whitesmoke"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">To:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">
<a href="mailto:wsbapt@lists.wsbarppt.com" title="wsbapt@lists.wsbarppt.com">WSBA Probate & Trust Listserv</a>
<o:p></o:p></span></p>
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<p class="MsoNormal" style="background:whitesmoke"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">Subject:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black"> Re: [WSBAPT] Lapse of specific
bequest?<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:black"> </span><span style="font-size:12.0pt;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:black">I litigated this issue several years ago and lost. The case law at the time held that unless the sale was completed prior to death, the gift did not lapse. The proceeds from the sale go to the beneficiary of the
specific bequest. <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="color:black">There is case law on the issue that should not be difficult to find.
<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:black">Ronald St. Hilaire<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:black">Liebler & St. Hilaire, P. S. <o:p>
</o:p></span></p>
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<p class="MsoNormal"><span style="color:black"><a href="mailto:rfs@licbs.com">rfs@licbs.com</a><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="color:black"><br>
On Jan 30, 2019, at 5:51 PM, "<a href="mailto:jeremy@basalt.legal">jeremy@basalt.legal</a>" <<a href="mailto:jeremy@basalt.legal">jeremy@basalt.legal</a>> wrote:<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:black">All,<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">I have a case where real property is the subject of a specific bequest in a will. Prior to death, decedent signed a purchase and sale agreement, deed, and all other documents necessary for closing and gave closing
documents to title company to hold in escrow. Closing occurred a few days after date of death. Does anyone have thoughts on whether this bequest lapsed in this scenario?<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">Very truly yours,<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">Jeremy Scott Hyndman, Esq.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black">Managing Attorney<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"><image001.jpg><o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black">6 1/2 N. 2nd Avenue, Suite 200<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black">Walla Walla, WA 99362<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">T: 509.529.0630<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black">F: 509.525.0630<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"><a href="http://www.basalt.legal/">www.basalt.legal</a><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">The information contained in this message may be privileged and confidential, and is intended to be used only by the recipient or the recipient’s authorized agent. Any unauthorized use or distribution may be prohibited
by law. If you have received this message in error, please notify the sender and immediately delete the message, and any attachments, from your files.<o:p></o:p></span></p>
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