<html xmlns:v="urn:schemas-microsoft-com:vml" xmlns:o="urn:schemas-microsoft-com:office:office" xmlns:w="urn:schemas-microsoft-com:office:word" xmlns:m="http://schemas.microsoft.com/office/2004/12/omml" xmlns="http://www.w3.org/TR/REC-html40"><head><meta http-equiv=Content-Type content="text/html; charset=us-ascii"><meta name=Generator content="Microsoft Word 14 (filtered medium)"><style><!--
/* Font Definitions */
@font-face
{font-family:Calibri;
panose-1:2 15 5 2 2 2 4 3 2 4;}
/* Style Definitions */
p.MsoNormal, li.MsoNormal, div.MsoNormal
{margin:0in;
margin-bottom:.0001pt;
font-size:11.0pt;
font-family:"Calibri","sans-serif";}
a:link, span.MsoHyperlink
{mso-style-priority:99;
color:blue;
text-decoration:underline;}
a:visited, span.MsoHyperlinkFollowed
{mso-style-priority:99;
color:purple;
text-decoration:underline;}
span.EmailStyle17
{mso-style-type:personal-compose;
font-family:"Calibri","sans-serif";
color:windowtext;}
.MsoChpDefault
{mso-style-type:export-only;
font-family:"Calibri","sans-serif";}
@page WordSection1
{size:8.5in 11.0in;
margin:1.0in 1.0in 1.0in 1.0in;}
div.WordSection1
{page:WordSection1;}
--></style><!--[if gte mso 9]><xml>
<o:shapedefaults v:ext="edit" spidmax="1026" />
</xml><![endif]--><!--[if gte mso 9]><xml>
<o:shapelayout v:ext="edit">
<o:idmap v:ext="edit" data="1" />
</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal>Greetings,<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Decedent died testate. Erstwhile PR, not yet appointed, followed bad advice and deeded estate property to self. There are factors which made it seem like the right thing to do at the time, at least to a lay person. Years later PR comes to us, probate is commenced and PR appointed. Now another beneficiary is complaining and wants the property “returned” to the estate. PR has no objection to doing so (always intended to deal with the property pursuant to the will, eventually).<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Question is who is the grantee on the deed? Title vests immediately at date of death in heirs or devisees not the estate, but record title is left in decedent’s name until property is distributed to a beneficiary or purchaser. Estate is not a legal entity no matter what the IRS website says (but estate can be a taxpayer). Fictional entities exist because there is a statute that says they exist. So should it be deeded to the decedent, or to the PR as PR, or to the estate? I think to the PR as PR of the estate. Closest authority I find is RCW 11.48.090 that says an action to recover any property may be maintained by and against PR. <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Another option is to just ask the probate court to invalidate the conveyance to self. If the court entered an order voiding the deed for lack of authority wouldn’t that clear title? <o:p></o:p></p><p class=MsoNormal><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><o:p> </o:p></p><p class=MsoNormal>Lenard L Wittlake, PLLC<o:p></o:p></p><p class=MsoNormal>Attorney & Counselor at Law<o:p></o:p></p><p class=MsoNormal>22 East Poplar Street, Suite 202<o:p></o:p></p><p class=MsoNormal>P.O. Box 1233<o:p></o:p></p><p class=MsoNormal>Walla Walla, WA 99362<o:p></o:p></p><p class=MsoNormal>(509) 529-1529 voice<o:p></o:p></p><p class=MsoNormal>(509) 850-3515 fax<o:p></o:p></p><p class=MsoNormal><a href="http://www.lwattorney.com">www.lwattorney.com</a><o:p></o:p></p><p class=MsoNormal><a href="mailto:Lenard@wittlakelaw.com">Lenard@wittlakelaw.com</a><o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Courier New"'>The information contained in this email may be privileged, confidential or<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Courier New"'>otherwise protected from disclosure. If you received this email in error,<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Courier New"'>please reply to the sender that you have received this information in error<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Courier New"'>and delete this email.</span><o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p></div></body></html>