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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:12.0pt;mso-bidi-font-size:11.0pt;mso-ascii-font-family:Calibri;mso-hansi-font-family:Calibri;mso-bidi-font-family:"Times New Roman";color:#1F497D'>Perhaps, but I am more concerned with a change in title company business policies which might result in them no longer insuring title on a LOPA. At that later time, a probate might become necessary, necessitating location of the LWT. I actually dealt with a client who came to me a year after Husband died, needing a probate. She threw the LWT away because she did not think she needed it anymore. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;mso-bidi-font-size:11.0pt;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='font-size:12.0pt;mso-bidi-font-size:11.0pt;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='font-size:12.0pt;mso-bidi-font-size:11.0pt;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>Karl Flaccus<br><b>Sent:</b> Saturday, April 25, 2020 1:44 PM<br><b>To:</b> WSBA Probate & Trust Listserv<br><b>Subject:</b> Re: [WSBAPT] Use of LOPAs in lieu of probates<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:#0F243E'>But doesn’t the passage of time (for example, 2 years after a death so no creditor claims) give a title insurance company additional comfort to insure title without a probate?<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:#0F243E'><o:p> </o:p></span></p><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:#0F243E'>Karl<o:p></o:p></span></p><p class=MsoNormal><i><span style='font-family:"Times New Roman","serif";color:#0F243E'><o:p> </o:p></span></i></p><p class=MsoNormal><i><span style='font-family:"Times New Roman","serif";color:#0F243E'>F</span></i><i><span style='font-size:9.0pt;font-family:"Times New Roman","serif";color:#0F243E'>LACCUS</span></i><i><span style='font-family:"Times New Roman","serif";color:#0F243E'> L</span></i><i><span style='font-size:10.0pt;font-family:"Times New Roman","serif";color:#0F243E'>A</span></i><i><span style='font-size:9.0pt;font-family:"Times New Roman","serif";color:#0F243E'>W</span></i><i><span style='font-family:"Times New Roman","serif";color:#0F243E'><o:p></o:p></span></i></p><p class=MsoNormal><span style='font-family:"Times New Roman","serif";color:#0F243E'>7010 35th Ave. N.E.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Times New Roman","serif";color:#0F243E'>Seattle, Washington 98115<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Times New Roman","serif";color:#0F243E'>206 523-0297</span><span style='color:#0F243E'><o:p></o:p></span></p><p class=MsoNormal><span style='color:#0F243E'><o:p> </o:p></span></p><p class=MsoNormal><i><span style='font-family:"Times New Roman","serif";color:#0F243E'>I</span></i><i><span style='font-size:9.0pt;font-family:"Times New Roman","serif";color:#0F243E'>nformation in this e-mail message is privileged, confidential, and intended only for the use of the recipient named. If you received this in error, you are hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited – please notify us by telephone immediately at (206) 523-0297, and delete the original message. Thank you.<o:p></o:p></span></i></p></div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:#0F243E'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b>From:</b> wsbapt-bounces@lists.wsbarppt.com <wsbapt-bounces@lists.wsbarppt.com> <b>On Behalf Of </b>Mike Winslow<br><b>Sent:</b> Saturday, April 25, 2020 9:12 AM<br><b>To:</b> WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br><b>Subject:</b> [WSBAPT] Use of LOPAs in lieu of probates<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:12.0pt'>I should point out that even though I use LOPAs to address title to real estate following a death of a parent and skip probates from time to time, I have modified my position on using LOPA in the past year. I used to recommend them routinely. Now I recommend them if the family is going <u>to sell immediately</u>, because one will quickly find out whether a title company will insure. If clients intend to hold property, then I recommend a probate, because for sure there is a deed and likelihood of insurable title in the future.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt'>As I see it, the need to commence a probate (avoiding the lost or destroyed will issue) should be determined early. An immediate sale and determination that a title company will insure now is what drives my recommendations to clients.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt'><o:p> </o:p></span></p><p class=MsoNormal>Michael A. Winslow<o:p></o:p></p><p class=MsoNormal>1204 Cleveland Ave.<o:p></o:p></p><p class=MsoNormal>Mount Vernon, WA 98273<o:p></o:p></p><p class=MsoNormal>Ph. 360-336-3321<o:p></o:p></p><p class=MsoNormal>Em. <a href="mailto:Mike@winslegal.com">Mike@winslegal.com</a><o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>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></p><p class=MsoNormal><o:p> </o:p></p></div></body></html>