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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">I have given the same advice as Mike. I fear that all it will take is one major case in the future to go sideways for a title company in accepting a LOPA and the word goes
out for all title companies to clamp down and change their policies of accepting them.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
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<p class="MsoNormal"><a name="Paul_A__Neumiller"><img width="250" height="150" style="width:2.6in;height:1.5583in" id="_x0000_i1025" src="cid:image002.jpg@01D61B23.EE00BF40"></a><o:p></o:p></p>
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<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 2:18 PM<br>
<b>To:</b> 'WSBA Probate & Trust Listserv' <wsbapt@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBAPT] Use of LOPAs in lieu of probates<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;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;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="color:#1F497D">Michael A. Winslow<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">1204 Cleveland Ave.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Mount Vernon, WA 98273<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Ph. 360-336-3321<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Em. <a href="mailto:Mike@winslegal.com">
Mike@winslegal.com</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">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>
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<p class="MsoNormal"><span style="font-size:12.0pt;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">
<a href="mailto:wsbapt-bounces@lists.wsbarppt.com">wsbapt-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbapt-bounces@lists.wsbarppt.com">mailto:wsbapt-bounces@lists.wsbarppt.com</a>]
<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>
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<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>
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<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>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#0F243E"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b>From:</b> <a href="mailto:wsbapt-bounces@lists.wsbarppt.com">
wsbapt-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbapt-bounces@lists.wsbarppt.com">wsbapt-bounces@lists.wsbarppt.com</a>>
<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 <<a href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a>><br>
<b>Subject:</b> [WSBAPT] Use of LOPAs in lieu of probates<o:p></o:p></p>
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<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>
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