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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link="#0563C1" vlink="#954F72"><div class=WordSection1><p class=MsoNormal><span style='font-size:11.0pt'>On two occasions in the past ten years I have vested title in contract purchasers absent a fulfillment deed where I could verify that the contract was paid in full, or enough time had passed, I was familiar with the parties and the contract amount was low enough that I felt comfortable taking the risk that the contract was paid off. Depending on your circumstances, perhaps you can find a title company that is willing to do the same in order to get past hurdle one without having to re-open probate.<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'>Jennifer<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt'><o:p> </o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><i><span style='color:black'>Jennifer M. Johnson</span></i><span style='color:black'><br></span><span style='font-size:11.0pt;color:black'>Attorney / Title Officer<br>Wahkiakum Title & Escrow Company<br>P.O. Box 39 / 68 Main Street<br>Cathlamet, WA 98612<br>(360) 795-3741<br>(360) 795-3001 (f)<br>www.wahtitle.com<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;color:black'><img width=484 height=67 style='width:5.0416in;height:.6979in' id="Picture_x0020_2" src="cid:image001.png@01D6874E.4E6B6BF0" alt="cid:image001.jpg@01D282BD.7BF1A6F0"></span><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><p class=MsoNormal><span style='font-size:11.0pt'><o:p> </o:p></span></p><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='color:black'>From: </span></b><span style='color:black'>WSBA ProbateTrust List <wsbapt-bounces@lists.wsbarppt.com> on behalf of John McCrady <j.mccrady@pstitle.com><br><b>Reply-To: </b>WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br><b>Date: </b>Wednesday, September 9, 2020 at 5:27 PM<br><b>To: </b>WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br><b>Subject: </b>Re: [WSBAPT] Quiet Title re Deceased Grantor, Closed Probate, and Dissolutions<o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:11.0pt'><o:p> </o:p></span></p></div><p class=MsoNormal><span style='font-size:11.0pt;color:#1F497D'>I agree with Mike, with one caveat:</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;color:#1F497D'>If the two divorce decrees actually awarded the property to Jane Doe and to Client, then I see no reason for a quit claim deed. The Superior Court award of the property operates as a conveyance.</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;color:#1F497D'> </span><o:p></o:p></p><div><p class=MsoNormal><span style='font-size:11.0pt;color:#1F497D'>John McCrady</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;color:#1F497D'>Counsel</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;color:#1F497D'>Puget Sound Title Company</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;color:#1F497D'>5350 Orchard Street West</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;color:#1F497D'>University Place WA 98467</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;color:#1F497D'>253-476-5721</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;color:#1F497D'><a href="mailto:j.mccrady@pstitle.com">j.mccrady@pstitle.com</a></span><o:p></o:p></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><o:p></o:p></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.</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;color:#1F497D'> </span><o:p></o:p></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.***</span><o:p></o:p></p></div><p class=MsoNormal><span style='font-size:11.0pt;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'>From:</span></b><span style='font-size:11.0pt'> wsbapt-bounces@lists.wsbarppt.com [mailto:wsbapt-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>Mike Winslow<br><b>Sent:</b> Wednesday, September 09, 2020 4:24 PM<br><b>To:</b> 'WSBA Probate & Trust Listserv' <wsbapt@lists.wsbarppt.com><br><b>Subject:</b> Re: [WSBAPT] Quiet Title re Deceased Grantor, Closed Probate, and Dissolutions</span><o:p></o:p></p></div></div><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'>1. yes. Make sure the deed is a Warranty Fulfilment Deed form, not just a PR’s deed.</span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'>2. no. just sue the heirs at law of Joe Citizen.</span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'>3. Back date not necessary. Make sure the QCD conveys after acquired title. Deed from John to Jane, not directly to client.</span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'>Should be exempt from excise tax, as incident to divorce. Use that exemption. The special warranty deed from Jane to client should convey the after acquired title of Jane received from John. Call</span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'>Me if more required on this.</span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'>Mike</span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'> </span><o:p></o:p></p><div><p class=MsoNormal><span style='font-size:11.0pt;color:#1F497D'>Michael A. Winslow</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;color:#1F497D'>1204 Cleveland Ave.</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;color:#1F497D'>Mount Vernon, WA 98273</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;color:#1F497D'>Ph. 360-336-3321</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;color:#1F497D'>Em. <a href="mailto:Mike@winslegal.com">Mike@winslegal.com</a></span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;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.</span><o:p></o:p></p></div><p class=MsoNormal><span style='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">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>Inge Fordham<br><b>Sent:</b> Wednesday, September 09, 2020 3:53 PM<br><b>To:</b> WSBA Probate & Trust Listserv<br><b>Subject:</b> [WSBAPT] Quiet Title re Deceased Grantor, Closed Probate, and Dissolutions</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'>Listmates,</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt'> </span><o:p></o:p></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:</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt'> </span><o:p></o:p></p><ol style='margin-top:0in' start=1 type=1><li class=MsoNormal style='mso-list:l4 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.</span><o:p></o:p></li></ol><p class=MsoListParagraph><span style='font-size:11.0pt'> </span><o:p></o:p></p><ol style='margin-top:0in' start=2 type=1><li class=MsoNormal style='mso-list:l5 level1 lfo2'><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?</span><o:p></o:p></li></ol><p class=MsoNormal><span style='font-size:11.0pt'> </span><o:p></o:p></p><ol style='margin-top:0in' start=3 type=1><li class=MsoNormal style='mso-list:l1 level1 lfo3'><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.</span><o:p></o:p></li></ol><p class=MsoNormal><span style='font-size:11.0pt'> </span><o:p></o:p></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. </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt'> </span><o:p></o:p></p><ol style='margin-top:0in' start=1 type=1><li class=MsoNormal style='mso-list:l3 level1 lfo4'><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?</span><o:p></o:p></li></ol><p class=MsoListParagraph><span style='font-size:11.0pt'> </span><o:p></o:p></p><ol style='margin-top:0in' start=2 type=1><li class=MsoNormal style='mso-list:l0 level1 lfo5'><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?</span><o:p></o:p></li></ol><p class=MsoListParagraph><span style='font-size:11.0pt'> </span><o:p></o:p></p><ol style='margin-top:0in' start=3 type=1><li class=MsoNormal style='mso-list:l2 level1 lfo6'><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.</span><o:p></o:p></li></ol><p class=MsoNormal><span style='font-size:11.0pt'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt'>Thanks in advance for your thoughts.</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt'>Best regards,</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt'> </span><o:p></o:p></p><table class=MsoNormalTable border=0 cellspacing=0 cellpadding=0 style='border-collapse:collapse'><tr><td width=60 valign=top style='width:45.0pt;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormal align=center style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-align:center'><span style='font-size:10.0pt;font-family:Times;color:black'><img border=0 width=96 height=95 style='width:1.0in;height:.9895in' id="Picture_x0020_1" src="cid:image002.png@01D6874E.4E6B6BF0" alt="uc%3fexport=download&id=1W3rEcChy0_E0cCfV5up02mkhwnL6eWIs&revid=0B4P5JoIHdbFaR29EbHlRWHFseFV5STZpSUVGeUNPWldkVDFVPQ"></span><o:p></o:p></p></td><td width=570 valign=top style='width:427.25pt;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormal style='mso-margin-top-alt:3.0pt;margin-right:0in;margin-bottom:3.0pt;margin-left:0in'><b><span style='font-size:13.0pt;font-family:"Cambria",serif;color:#203864'>Inge A. 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