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<p class="MsoNormal">Greetings John (and Mike):<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Mike, thank you for the thoughts on this.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">John, there is no lwt for the wife, just intestacy. The property is in King County. I’m glad to hear your response. As a haggard old community property professor, I was perplexed by their “policy”.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Thank you!<o:p></o:p></p>
<p class="MsoNormal">-James<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<div>
<p class="MsoNormal" style="background:white"><span style="color:black">James W. Spencer</span><o:p></o:p></p>
<p class="MsoNormal">Attorney at Law<o:p></o:p></p>
<p class="MsoNormal">Brothers & Henderson, P.S.<o:p></o:p></p>
<p class="MsoNormal" style="background:white"><span style="color:black">2722 Eastlake Avenue East, Suite 200</span><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><span style="color:black">Seattle, Washington 98102</span><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><span style="color:black">Phone: (206) 324-4300 x106</span><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><span style="color:black">Fax: (206) 324-3106</span><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><span style="color:black">e-mail: <a href="mailto:jamess@brothershenderson.com">
<span style="color:blue">jamess@brothershenderson.com</span></a></span><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><span style="color:black"><a href="http://www.brothershenderson.com/"><span style="color:blue">www.brothershenderson.com</span></a></span><o:p></o:p></p>
<p class="MsoNormal">pronouns: he/him<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:black">The information transmitted in this e-mail message and attachments is attorney-client information, is privileged or confidential material and is intended only for the use of the individual or entity named above.
You are hereby notified that any disclosure, copying, distribution, review by or taking of any action in reliance on the contents of this e-mail information by unauthorized persons is strictly prohibited. All personal messages are solely the views of the sender
and are not to be attributed to Brothers & Henderson, P.S. If you have received this transmission in error, immediately notify the sender by reply e-mail and permanently delete this transmission and all copies including attachments.</span><o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<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>John McCrady<br>
<b>Sent:</b> Friday, May 22, 2020 11:00 AM<br>
<b>To:</b> WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBAPT] Easiest Title Cos. for Lack of Probate Affidavit<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">Sorry for the late response.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">I have never practiced in the manner WFG is describing and I do not know of any basis for their requirement.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">I would suggest trying another title company.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Let me know what county the property is in and I may be able to suggest someone.<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="color:#1F497D">John McCrady<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Counsel<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Puget Sound Title Company<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">5350 Orchard Street West<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">University Place WA 98467<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">253-476-5721<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><a href="mailto:j.mccrady@pstitle.com">j.mccrady@pstitle.com</a><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-top:6.0pt"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D">WARNING-FRAUDULENT FUNDING INSTRUCTIONS
</span></b><b><span style="font-size:4.0pt;font-family:"Arial",sans-serif;color:#1F497D"><o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-top:6.0pt"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D">Email hacking and fraud are on the rise to fraudulently misdirect funds. Please call your escrow officer immediately using contact information
found from an independent source, such as the sales contract or internet, to verify any funding instructions received. We are not responsible for any wire sent by you to an incorrect bank account.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#2E74B5">***Due to the Covid 19 outbreak and with concern for the health and safety of our employees and community; our
<b>University Place</b> lobby will remain locked during normal business hours. </span><b><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#0066CC">If you need to make an appointment or have any questions or concerns, please contact us at
our main office at 253-474-4747.</span></b><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#0070C0">
</span><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#2E74B5">We appreciate your patience during these uncertain times and look forward to consistently exceeding your expectations.***<o:p></o:p></span></p>
</div>
<p class="MsoNormal"><span style="color:#1F497D"><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> <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>James W. Spencer<br>
<b>Sent:</b> Thursday, May 21, 2020 2:28 PM<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] Easiest Title Cos. for Lack of Probate Affidavit<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Greetings Hivemind:<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">I have an estate client that is supposed to close on the estate’s real property in a week. I advised them over a year ago that clearing title could be an issue at closing (estate is for second spouse to die).
<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">As (somewhat) expected, the title company has come in at the last moment unwilling to clear title in favor of the second spouse to die by way of a lack of probate affidavit. They are alleging that the first spouse to die’s intestate heirs
include the children even though the house was community property. Specifically, they are taking the position that “<span style="color:#1F497D">The acquired title to the property as h/w in 1968. There were Statutory changes to Washington’s Community Property
Law in 1972. It is WFG’s opinion and many others, that absent a CPA, title to real property acquired prior to that date, half of the interest would flow to the survivor, and half to the heirs of the deceased.</span><span style="color:black">”<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">While I want to have it out with the title company about their erroneous conclusion, time is of the essence. Can any of you point me to a King County title company that has accepted a lack of probate affidavit
for community property acquired before 1972? <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">Referrals, and any thought that are contrary to mine, are appreciated.<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">Thanks!<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black">-James</span><o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal" style="background:white"><span style="color:black">James W. Spencer</span><o:p></o:p></p>
<p class="MsoNormal">Attorney at Law<o:p></o:p></p>
<p class="MsoNormal">Brothers & Henderson, P.S.<o:p></o:p></p>
<p class="MsoNormal" style="background:white"><span style="color:black">2722 Eastlake Avenue East, Suite 200</span><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><span style="color:black">Seattle, Washington 98102</span><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><span style="color:black">Phone: (206) 324-4300 x106</span><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><span style="color:black">Fax: (206) 324-3106</span><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><span style="color:black">e-mail: <a href="mailto:jamess@brothershenderson.com">
<span style="color:blue">jamess@brothershenderson.com</span></a></span><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><span style="color:black"><a href="https://r.xdref.com/?id=04LLdTVs023031&from=wsbapt-bounces@lists.wsbarppt.com&to=j.mccrady@pstitle.com&url=http://www.brothershenderson.com/"><span style="color:blue">www.brothershenderson.com</span></a></span><o:p></o:p></p>
<p class="MsoNormal">pronouns: he/him<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal" style="background:white"><span style="color:black"><img border="0" width="196" height="56" style="width:2.0416in;height:.5833in" id="Picture_x0020_1" src="cid:image001.jpg@01D6303F.34A638F0" alt="cid:image001.jpg@01D63028.349FA0B0"></span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:black">The information transmitted in this e-mail message and attachments is attorney-client information, is privileged or confidential material and is intended only for the use of the individual or entity named above.
You are hereby notified that any disclosure, copying, distribution, review by or taking of any action in reliance on the contents of this e-mail information by unauthorized persons is strictly prohibited. All personal messages are solely the views of the sender
and are not to be attributed to Brothers & Henderson, P.S. If you have received this transmission in error, immediately notify the sender by reply e-mail and permanently delete this transmission and all copies including attachments.</span><o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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