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<div class="WordSection1">
<p class="MsoNormal"><span style="font-size:14.0pt">You can prepare and file a Declaration of payment of DOT pursuant to RCW 61.24.110(3) if you have enough information.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt">I did this in a probate case in which the debtor had paid off a DOT and note and the lender/trustee never recorded a reconveyance or satisfaction. It was more than 10 years old.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:14.0pt">RCW 61.24.110</span><span style="font-family:"Helvetica",sans-serif;color:black;background:white">(3)(a) If the trustee of record is unable or unwilling to reconvey the deed of trust
within one hundred twenty days following payment to the beneficiary as prescribed in the beneficiary's demand statement, a title insurance company or title insurance agent as licensed and qualified under chapter </span><a href="http://app.leg.wa.gov/RCW/default.aspx?cite=48.29"><b><span style="font-family:"Helvetica",sans-serif;color:#7DAB8A;background:white">48.29</span></b></a><span style="font-family:"Helvetica",sans-serif;color:black;background:white"> RCW,
a licensed escrow agent as defined in RCW </span><a href="http://app.leg.wa.gov/RCW/default.aspx?cite=18.44.011"><b><span style="font-family:"Helvetica",sans-serif;color:#7DAB8A;background:white">18.44.011</span></b></a><span style="font-family:"Helvetica",sans-serif;color:black;background:white">,
or an attorney admitted to practice law in this state may record with each county auditor where the original deed of trust was recorded a notarized declaration of payment. The notarized declaration must: (i) Identify the deed of trust, including original grantor,
beneficiary, trustee, loan number if available, and the auditor's recording number and recording date; (ii) state the amount, date, and name of the beneficiary and means of payment; (iii) include a declaration that the payment tendered was sufficient to meet
the beneficiary's demand and that no written objections have been received; and (iv) be titled "declaration of payment."<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal"><b><i><span style="font-family:"Arial",sans-serif;color:#1F497D">Dalynne Singleton<o:p></o:p></span></i></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:#1F497D">Gourley Law Group<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:#1F497D">Snohomish Escrow<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:#1F497D">The Exchange Connection<o:p></o:p></span></b></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">1002 10<sup>th</sup> Street / PO Box 1091<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Snohomish, WA 98291<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">360.568.5065<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">360.568.8092 fax<o:p></o:p></span></p>
<p class="MsoNormal"><u><span style="font-family:"Arial",sans-serif;color:#0563C1"><a href="mailto:dalynne@glgmail.com">dalynne@glgmail.com</a><o:p></o:p></span></u></p>
<p class="MsoNormal"><u><span style="font-family:"Arial",sans-serif;color:#0563C1">Website: www.glglawgroup.com</span></u><span style="font-family:"Arial",sans-serif;color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><b><i><span style="font-size:11.0pt;font-family:"Arial",sans-serif;color:black"><o:p> </o:p></span></i></b></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Arial",sans-serif">As we face the challenges presented by COVID-19, we have limited staffing in the office to maintain critical functions. Attorney/client meetings will be handled by teleconference
or virtually whenever possible. Be assured that we will continue to advise & support our clients throughout this health emergency. If you would like to set a telephone conference, please email my paralegal
<a href="mailto:theresa@glgmail.com"><span style="color:blue">theresa@glgmail.com</span></a> or
<a href="mailto:dara@glgmail.com"><span style="color:blue">dara@glgmail.com</span></a>.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><b><i><span style="font-family:"Times New Roman",serif;color:red">Please be advised, we are requiring all clients with scheduled appointments coming in, as well as our staff, to be prepared to wear a face mask or adequate covering during
all in office interactions. <o:p></o:p></span></i></b></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><i><span style="font-size:11.0pt;font-family:Californian;color:black">LICENSED</span></i><i><span style="font-family:Californian;color:black"> IN WASHINGTON AND OREGON</span></i><span style="font-family:Californian;color:black"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Times New Roman",serif;color:black">IMPORTANT/CONFIDENTIAL: This e-mail message (and any attachments accompanying it) may contain confidential information, including information protected by attorney-client
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If you are not the intended recipient, or if this message has been addressed to you in error, do not read, disclose, reproduce, distribute, disseminate or otherwise use this transmission, rather, please promptly notify the sender by reply e-mail, and then
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</span><span style="font-size:11.0pt;color:black"><img border="0" width="84" height="120" style="width:.875in;height:1.25in" id="Picture_x0020_3" src="cid:image005.gif@01D68759.39847730"> </span><span style="font-size:11.0pt;font-family:"Arial",sans-serif;color:blue"> </span><span style="font-size:11.0pt;color:black"><img border="0" width="133" height="117" style="width:1.3854in;height:1.2187in" id="_x0000_i1027" src="cid:image006.png@01D68759.39847730"></span><span style="font-size:11.0pt"><o:p></o:p></span></p>
</div>
<p class="MsoNormal"><span style="font-size:14.0pt"><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><span style="font-size:11.0pt">From:</span></b><span style="font-size:11.0pt"> wsbapt-bounces@lists.wsbarppt.com <wsbapt-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>Jennifer Johnson<br>
<b>Sent:</b> Thursday, September 10, 2020 8:42 AM<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"><o:p> </o:p></p>
<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>
<a href="http://www.wahtitle.com">www.wahtitle.com</a><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 border="0" width="484" height="67" style="width:5.0416in;height:.6979in" id="Picture_x0020_2" src="cid:image007.png@01D68759.39847730"></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 <<a href="mailto:wsbapt-bounces@lists.wsbarppt.com">wsbapt-bounces@lists.wsbarppt.com</a>> on behalf of John McCrady <<a href="mailto:j.mccrady@pstitle.com">j.mccrady@pstitle.com</a>><br>
<b>Reply-To: </b>WSBA Probate & Trust Listserv <<a href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a>><br>
<b>Date: </b>Wednesday, September 9, 2020 at 5:27 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>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>
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<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>
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<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">
<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>Mike Winslow<br>
<b>Sent:</b> Wednesday, September 09, 2020 4:24 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> 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
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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>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>
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<b><span style="font-size:13.0pt;font-family:"Cambria",serif;color:#203864">Inge A. Fordham | Attorney</span></b><o:p></o:p></p>
<p class="MsoNormal" style="margin-bottom:3.0pt"><span style="font-family:"Cambria",serif;color:black">Fordham Law, PLLC</span><o:p></o:p></p>
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