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<p>I would suggest only using a Will to set it up with all the
details possible. But, in Snohomish County I had a mess in an
estate where the decedent previously made an illegal segregation
that was substandard in size, and Planning worked with us to use
the testamentary segregation to add property to that existing
lot. It may have been a stretch, but sometimes it doesn't hurt to
ask.<br>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Very Truly Yours,</p>
<p class="MsoNormal">Robert R. Cole</p>
<p class="MsoNormal">Law Office of Cole & Gilday, P.C. </p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">10101 - 270th St. NW </p>
<p class="MsoNormal">Stanwood, WA 98292 </p>
<p class="MsoNormal">(360) 629-2900 (Telephone) </p>
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<div class="moz-cite-prefix">On 7/15/2019 12:54 PM, Ken Luce wrote:<br>
</div>
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<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif">I
am concerned the division wouldn’t occur if a trust is
involved and not a probate.<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif">Ken
Luce<o:p></o:p></span></p>
<p class="MsoNormal"><span
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<p class="MsoNormal"><b><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif">
<a class="moz-txt-link-abbreviated" href="mailto:wsbapt-bounces@lists.wsbarppt.com">wsbapt-bounces@lists.wsbarppt.com</a>
<a class="moz-txt-link-rfc2396E" href="mailto:wsbapt-bounces@lists.wsbarppt.com"><wsbapt-bounces@lists.wsbarppt.com></a>
<b>On Behalf Of </b>Tom Westbrook<br>
<b>Sent:</b> Monday, July 15, 2019 11:46 AM<br>
<b>To:</b> WSBA Probate & Trust Listserv
<a class="moz-txt-link-rfc2396E" href="mailto:wsbapt@lists.wsbarppt.com"><wsbapt@lists.wsbarppt.com></a><br>
<b>Subject:</b> Re: [WSBAPT] Division of property at a
passing. Will vs. TOD<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D">The
subdivision laws of RCW 58.17 do not apply to: Divisions
made by testamentary provisions, or the laws of descent. RCW
58.17.040(3)</span><o:p></o:p></p>
<p class="MsoNormal"><span
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<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D">Don’t
know if that applies to TOD Deed. I would argue it is not a
testamentary document and is not part of the laws of decent,
but have no knowledge about any case saying so. In my
practice I would not try it.</span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D">I
can say from experience as recent as 2 years that the
testamentary subdivision if properly called out in a Last
Will and Testament will be honored by the planning
departments of Pierce and Thurston Counties. It does not
require a court order and is not done in probate; it has to
be specifically done in the Will or Trust.</span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D">Sincerely,</span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D">Tom</span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D">Thomas
J. Westbrook</span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D">Attorney
at Law</span><o:p></o:p></p>
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<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D">Rodgers,
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style="font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D">324
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style="font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D">Olympia,
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style="font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D">Phone:
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<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Arial",sans-serif;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"><b><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif">
<a href="mailto:wsbapt-bounces@lists.wsbarppt.com"
moz-do-not-send="true">wsbapt-bounces@lists.wsbarppt.com</a>
<<a href="mailto:wsbapt-bounces@lists.wsbarppt.com"
moz-do-not-send="true">wsbapt-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Eric Nelsen<br>
<b>Sent:</b> Monday, July 15, 2019 10:36 AM<br>
<b>To:</b> WSBA Probate & Trust Listserv <<a
href="mailto:wsbapt@lists.wsbarppt.com"
moz-do-not-send="true">wsbapt@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBAPT] Division of property at a
passing. Will vs. TOD</span><o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">I
know the division-by-inheritance is possible in theory, but
as a practical matter the resultant lots still have to meet
zoning and land use requirements to be buildable, so I have
always assumed this theoretical right is basically useless.</span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">That
said, I don't think there is any case law yet on the
question of whether or not a TOD deed can accomplish the
same kind of non-conforming land subdivision. I would
probably start by re-reading the case opinion that allowed
the subdivision by Will to figure out the legal rationale,
and see how closely it might apply to a TOD deed.</span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<div>
<p class="MsoNormal"><span
style="font-family:"Calibri",sans-serif;color:#1F497D">Sincerely,</span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-family:"Calibri",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-family:"Calibri",sans-serif;color:#1F497D">Eric</span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-family:"Calibri",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-family:"Calibri",sans-serif;color:#1F497D">Eric
C. Nelsen</span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-family:"Calibri",sans-serif;color:#1F497D">SAYRE
LAW OFFICES, PLLC</span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-family:"Calibri",sans-serif;color:#1F497D">1417
31st Ave South</span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-family:"Calibri",sans-serif;color:#1F497D">Seattle
WA 98144-3909</span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-family:"Calibri",sans-serif;color:#1F497D">phone
206-625-0092</span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-family:"Calibri",sans-serif;color:#1F497D">fax
206-625-9040</span><o:p></o:p></p>
</div>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><o:p></o:p></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">From:</span></b><span
style="font-size:10.0pt;font-family:"Tahoma",sans-serif">
<a href="mailto:wsbapt-bounces@lists.wsbarppt.com"
moz-do-not-send="true">wsbapt-bounces@lists.wsbarppt.com</a>
[<a href="mailto:wsbapt-bounces@lists.wsbarppt.com"
moz-do-not-send="true">mailto:wsbapt-bounces@lists.wsbarppt.com</a>]
<b>On Behalf Of </b><a
href="mailto:michael@westseattleattorney.com"
moz-do-not-send="true">michael@westseattleattorney.com</a><br>
<b>Sent:</b> Monday, July 15, 2019 10:23 AM<br>
<b>To:</b> WSBA Probate & Trust Listserv<br>
<b>Subject:</b> Re: [WSBAPT] Division of property at a
passing. Will vs. TOD</span><o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"> <o:p></o:p></p>
<div>
<p class="MsoNormal"><span style="color:black">My old
understanding is that the separation of powers idea gives
a Court Order the same effect as an Administrative lot
line adjustment but I have not seen anyone do it. I don't
see how a deed in probate would rise to the level of an
Order but I agree why not since the Deed references the
probate no. etc</span><o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><span style="color:black"> </span><o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><span style="color:black"><img
style="width:5.2083in;height:1.0416in" id="sigimg0"
src="cid:part11.26B309BB.A0A711CB@stanwoodlaw.net"
class="" width="500" height="100" border="0"></span><o:p></o:p></p>
</div>
<div>
<p class="MsoNormal" style="margin-bottom:12.0pt"><span
style="color:black"> </span><o:p></o:p></p>
</div>
<blockquote style="border:none;border-left:solid blue
1.5pt;padding:0in 0in 0in
6.0pt;margin-left:6.0pt;margin-top:5.0pt;margin-bottom:5.0pt"
id="replyBlockquote">
<div id="wmQuoteWrapper">
<p class="MsoNormal" style="margin-bottom:12.0pt"><span
style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:black">--------
Original Message --------<br>
Subject: [WSBAPT] Division of property at a passing.
Will vs. TOD<br>
From: Ken Luce <<a
href="mailto:Ken.Luce@lucelawfirm.com"
moz-do-not-send="true"><span style="color:windowtext">Ken.Luce@lucelawfirm.com</span></a>><br>
Date: Mon, July 15, 2019 9:59 am<br>
To: WSBA Probate & Trust Listserv <<a
href="mailto:wsbapt@lists.wsbarppt.com"
moz-do-not-send="true"><span style="color:windowtext">wsbapt@lists.wsbarppt.com</span></a>></span><o:p></o:p></p>
<div>
<div>
<p class="MsoNormal"><span
style="font-family:"Verdana",sans-serif;color:black">If
a person can designate property in a probate to
avoid the line adjustment process can the same be
done by tod deeds that contain the same legals to
avoid probate?</span><o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><span
style="font-family:"Verdana",sans-serif;color:black"> </span><o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><span
style="font-family:"Verdana",sans-serif;color:black">Ken
Luce</span><o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><span
style="font-family:"Verdana",sans-serif;color:black"> </span><o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><b><span
style="font-size:9.0pt;font-family:"Arial",sans-serif;color:black">Kenyon
E. Luce, Attorney</span></b><o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><b><span
style="font-size:9.0pt;font-family:"Arial",sans-serif;color:black">Luce
& Associates, P.S.</span></b><o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><span
style="font-size:9.0pt;font-family:"Arial",sans-serif;color:black">4505
Pacific Hwy. E., Suite A</span><o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><span
style="font-size:9.0pt;font-family:"Arial",sans-serif;color:black">Tacoma,
WA 98424</span><o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><span
style="font-size:9.0pt;font-family:"Arial",sans-serif;color:black">T:
(253) 922-8724</span><o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><span
style="font-size:9.0pt;font-family:"Arial",sans-serif;color:black">F:
(253) 922-2802</span><o:p></o:p></p>
</div>
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<fieldset class="mimeAttachmentHeader"></fieldset>
<pre class="moz-quote-pre" wrap="">***Disclaimer: Please note that RPPT listserv participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working in related fields, and others.***
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