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<p class="MsoNormal"><span style="font-size:11.0pt">Listmates,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">I have an interesting situation and would appreciate your thoughts. Client went to sell her property and discovered multiple clouds on title. The property was transferred over time as follows:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<ol style="margin-top:0in" start="1" type="1">
<li class="MsoListParagraph" style="margin-left:0in;mso-list:l1 level1 lfo1"><span style="font-size:11.0pt">In 1985, Joe Citizen entered into a real estate contract to sell the property to John and Jane Doe. The contract was fulfilled but no fulfillment deed
was ever recorded. Joe Citizen is now deceased. Probate was opened and closed (for lack of activity) with no mention of the property (and no inventory and appraisement ever filed). The title company involved in the transaction recognizes the heirs of Joe
Citizen as the current legal owners of the property.<o:p></o:p></span></li></ol>
<p class="MsoListParagraph"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<ol style="margin-top:0in" start="2" type="1">
<li class="MsoListParagraph" style="margin-left:0in;mso-list:l1 level1 lfo1"><span style="font-size:11.0pt">John and Jane Doe subsequently divorced. The decree awarded the property to Jane Doe but John Doe never issued a QCD to Jane Doe. This is the second
cloud on title. Presumably, this can be cleared up if John Doe will issue a QCD to Jane Doe. My concern is that QCD of present date will not clear up title that should have been transferred pre-2000, when Jane Doe conveyed the property to Client. Can I
back-date the QCD to pre-2000?<o:p></o:p></span></li></ol>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<ol style="margin-top:0in" start="3" type="1">
<li class="MsoListParagraph" style="margin-left:0in;mso-list:l1 level1 lfo1"><span style="font-size:11.0pt">In 2000, Jane Doe gifted the property to Client as “a married woman” via Special Warranty Deed. Client subsequently divorced. The divorce decree awarded
the property to Client. Client’s ex-husband never quit claimed the property to Client.<o:p></o:p></span></li></ol>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Obtaining a QCD from Client’s ex-husband is not a problem. My questions have to do with the first two clouds on title and the most efficient method of clearing title.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<ol style="margin-top:0in" start="1" type="1">
<li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo2"><span style="font-size:11.0pt">If we trace back and locate the PR to the estate of Joe Citizen, do we have to re-open probate, record a PR deed, and close the probate again?<o:p></o:p></span></li></ol>
<p class="MsoListParagraph"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<ol style="margin-top:0in" start="2" type="1">
<li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo2"><span style="font-size:11.0pt">If we elect to file a quiet title action, do we have to re-open the probate to assert claims against the estate of Joe Citizen?<o:p></o:p></span></li></ol>
<p class="MsoListParagraph"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<ol style="margin-top:0in" start="3" type="1">
<li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo2"><span style="font-size:11.0pt">Can I back-date a QCD from John Doe to Jane Doe? If not, how do I clear up that cloud? If John Doe conveys to Client, it triggers excise tax, which
we want to avoid.<o:p></o:p></span></li></ol>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Thanks in advance for your thoughts.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Best regards,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
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<b><span style="font-size:13.0pt;font-family:"Cambria",serif;color:#203864">Inge A. Fordham | Attorney</span></b><b><span style="font-size:13.0pt;font-family:"Cambria",serif;color:black"><o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-bottom:3.0pt"><span style="font-family:"Cambria",serif;color:black">Fordham Law, PLLC<o:p></o:p></span></p>
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