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<p class="MsoNormal">Thank you, Megan. I appreciate the tip. That is critical!<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">I have been meaning to email the listserv again to report what I have learned. Thanks to everyone who responded. This is a quick summary of my research—there are of course, lots of details I am not covering, etc.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<ol style="margin-top:0in" start="1" type="1">
<li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo1">If you want to keep a property purchase truly anonymous, you need to involve a third party.<o:p></o:p></li><li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo1">A trust will work, as long as the trustee is a third party unrelated to the person requiring privacy.
<o:p></o:p></li><li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo1">If you use a trust this way and have a third party as the trustee, and plan to have the trustee resign in favor of the grantor/s, you still have issues with the assessor’s office,
as Megan points out above<o:p></o:p></li><li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo1">An LLC with a third-party governor is the best bet. The names of the owners of the LLC/assets can be kept off the documents that are filed with the Secretary of State as long as the
owners are not members or managers of the LLC. <o:p></o:p></li><li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo1">Using the LLC plan, you can do an operating agreement (not filed) that explains the deal, so there is a contract of sorts in place to protect the owners.<o:p></o:p></li><li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo1">Seems like using an attorney as the governor would also be a smart move, so that the governor is less likely to run off with the assets.
<o:p></o:p></li><li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo1">Finally, and critically, this only works if the client/s dot every I and cross every T. If they do all this, and then register to vote at the property address, or sign up for a credit
card using that address, the whole house of cards will come down. <o:p></o:p></li></ol>
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<p class="MsoNormal">Hope this helps someone! <o:p></o:p></p>
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<p class="MsoNormal" style="margin-bottom:9.0pt"><span style="font-family:"Univers",sans-serif;color:#1F4E79">Sarah Jael Dion<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:9.0pt"><span style="font-size:8.0pt;font-family:"Univers",sans-serif;color:#1F4E79">PRINCIPAL<o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-bottom:3.0pt"><span style="font-size:8.0pt;font-family:"Univers",sans-serif;color:#7F7F7F">PHONE 206.623.6501 | FAX 206.447.1973
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<p class="MsoNormal" style="margin-bottom:24.0pt"><span style="font-size:8.0pt;font-family:"Univers",sans-serif;color:#7F7F7F">1301 Fifth Ave., Suite 3401 | Seattle, WA 98101
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<p class="MsoNormal" style="margin-bottom:24.0pt"><span style="font-size:8.0pt;font-family:"Univers",sans-serif;color:#7F7F7F">Pronouns: she/her<o:p></o:p></span></p>
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<p class="MsoNormal"><b>From:</b> wsbapt-bounces@lists.wsbarppt.com <wsbapt-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>Megan S. Farr<br>
<b>Sent:</b> Thursday, March 18, 2021 1:51 PM<br>
<b>To:</b> WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBAPT] Purchasing property so it is hard to trace ownership<o:p></o:p></p>
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<p class="MsoNormal">Also, consider who would be listed on the REETA to receive property tax statements. I would consider using a third party trustee/LLC manager to also list there and keep them in place so the property tax system doesn’t pick up your client’s
name and address, which would then be searchable. <o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><b><span style="color:#595959">Megan S. Farr</span></b><span style="color:#595959"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:9.0pt;color:#595959">Member |<i> </i>
</span><b><span style="font-size:9.0pt;color:#AEB349">Farr Law Group, </span></b><b><span style="font-size:8.0pt;color:#AEB349">PLLC</span></b><b><span style="font-size:9.0pt;color:#AEBC4F">
</span></b><span style="color:#AEBC4F"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:9.0pt;color:#595959">1110 Stevenson Avenue, Ste. 100 | P.O. Box 890 | Enumclaw, WA 98022-0890</span><span style="color:#595959"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:9.0pt;color:#595959">360.825.6581 (o) | 360.825.0780 (f)
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<p class="MsoNormal"><b><span style="font-size:9.0pt;color:#595959">For the well-being and health of our clients and staff we are working remotely.<o:p></o:p></span></b></p>
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<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">wsbapt-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Sarah J. Dion<br>
<b>Sent:</b> Monday, March 15, 2021 5:19 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] Purchasing property so it is hard to trace ownership<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Phil, I agree- can’t unwind any way around this issue without the PCs naming a third party as trustee.
<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Mark, that is a good workaround, thank you for adding that idea. Now I am trying to recall everything they said in law school about using “straw men!”<o:p></o:p></p>
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<p class="MsoNormal" style="margin-bottom:9.0pt"><span style="font-size:13.0pt;font-family:"Baskerville Old Face",serif"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-bottom:9.0pt"><span style="font-family:"Univers",sans-serif;color:#1F4E79">Sarah Jael Dion<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:9.0pt"><span style="font-size:8.0pt;font-family:"Univers",sans-serif;color:#1F4E79">PRINCIPAL<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:9.0pt"><span style="font-size:13.0pt;font-family:"Baskerville Old Face",serif;color:#4F81BD">skellenger</span><span style="font-size:13.0pt;font-family:"Baskerville Old Face",serif;color:#1F497D">
</span><span style="font-size:13.0pt;font-family:"Baskerville Old Face",serif;color:#1F3864">bender</span><span style="font-size:13.0pt;font-family:"Univers",sans-serif;color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:8.0pt;font-family:"Univers",sans-serif;color:#4F81BD">TRUST AND ESTATE PRACTICE<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:8.0pt;font-family:"Univers",sans-serif;font-variant:small-caps;color:#4F81BD">Estate Planning | Probate
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<p class="MsoNormal" style="margin-bottom:3.0pt"><span style="font-size:8.0pt;font-family:"Univers",sans-serif;color:#7F7F7F">PHONE 206.623.6501 | FAX 206.447.1973
<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:3.0pt"><span style="font-size:8.0pt;color:#4F81BD"><a href="mailto:sdion@skellengerbender.com%20%7C">sdion@skellengerbender.com |</a></span><u><span style="font-size:8.0pt;color:#44546A"><a href="http://www.skellengerbender.com/"><span style="color:#44546A">www.skellengerbender.com</span></a></span></u><u><span style="font-size:8.0pt;font-family:"Univers",sans-serif;color:#4F81BD"><o:p></o:p></span></u></p>
<p class="MsoNormal" style="margin-bottom:24.0pt"><span style="font-size:8.0pt;font-family:"Univers",sans-serif;color:#7F7F7F">1301 Fifth Ave., Suite 3401 | Seattle, WA 98101
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<p class="MsoNormal" style="margin-bottom:24.0pt"><span style="font-size:8.0pt;font-family:"Univers",sans-serif;color:#7F7F7F">Pronouns: she/her<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:24.0pt"><b><span style="font-size:12.0pt;font-family:"Garamond",serif;color:gray">NOTICE</span></b><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:gray">:</span></b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:gray">
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is<b> strictly prohibited</b>. In addition, you shall not print, copy, retransmit, disseminate, or otherwise use this information in any form without first receiving specific written permission from the author of this communication. If you have received
this communication in error, please reply to the sender indicating that fact and delete this message from your system immediately.</span><span style="font-size:8.0pt;font-family:"Univers",sans-serif;color:#7F7F7F"><o:p></o:p></span></p>
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<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">wsbapt-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Mark Reinhardt<br>
<b>Sent:</b> Monday, March 15, 2021 4:47 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] Purchasing property so it is hard to trace ownership<o:p></o:p></p>
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<p class="MsoNormal"><span style="color:#1F497D">The trustee’s name on the real property deeds tends to be the problem. I have had trust with a generic name and have a temporary trustee serve long enough to have the QCD filed, then resign in favor of the trustors.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:#1F497D">Kind regards,<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><b><span style="color:black">Mark A. Reinhardt<o:p></o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:9.0pt;color:black">Attorney<o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="color:#44546A">Rehberg Law Group, PLLC </span>
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<p class="MsoNormal" style="text-align:justify"><span style="font-size:9.0pt;color:black">Ryan Y Rehberg, Partner | Mark A. Reinhardt, Partner | James A. Davies, Partner | J. Sabrina Go, Partner |<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:9.0pt;color:black">SeaTac - (mailing address) 18000 International Blvd, Suite 550, SeaTac, WA 98188<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:9.0pt;color:black">Phone - 206.246.8772 ext. 333 | Toll Free 877.246.8772 | Fax 206.454.7910<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:9.0pt;color:black">Email - <u><a href="mailto:mreinhardt@rehberglaw.com"><span style="color:blue">mreinhardt@rehberglaw.com</span></a>
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<p class="MsoNormal"><span style="font-size:9.0pt;color:black">Connect - <u><a href="file://rlg-server02/data/Employee%20Folders/andie/ALS/Email%20Signatures/rehberglaw.com"><span style="color:black">rehberglaw.com</span></a></u> |
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<p class="MsoNormal"><span style="font-size:9.0pt;color:black"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
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<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>Philip N. Jones<br>
<b>Sent:</b> Monday, March 15, 2021 4:19 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] Purchasing property so it is hard to trace ownership<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">You might consider an LLC with their attorney as the sole manager. A trust could also be used with their attorney or some other person as the trustee. But I do not know
of any way to set up such an arrangement without involving a third party.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">Phil Jones<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">Philip N. Jones<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">Duffy Kekel LLP<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">900 S.W. Fifth Ave. Suite 2500<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">Portland, OR 97204<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><a href="mailto:pjones@duffykekel.com">pjones@duffykekel.com</a><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">(503) 226-1371 – office<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">(503) 853-1482 – cell<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">(503) 226-3574 - fax<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></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> <a href="mailto:wsbapt-bounces@lists.wsbarppt.com">
wsbapt-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbapt-bounces@lists.wsbarppt.com">wsbapt-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Sarah J. Dion<br>
<b>Sent:</b> Monday, March 15, 2021 3:43 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] Purchasing property so it is hard to trace ownership<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Hi all-<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">PC and spouse want to purchase real estate in such a way that it is difficult for anyone to determine ownership. In this situation, the privacy concern isn’t paranoia-- there is a child and a no contact order with a dangerous individual,
so it is critical that no one be able to search for their address using their names. They are part of a program in WA called Address Confidentiality.
<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">The first thing I thought of is a revocable trust with a name that does not include PCs’ names, but I am wondering if ultimately, the name of the trustee/s will need to be on any documents that are recorded. Does anyone know what the limitations
on this process are? Ideally, neither of their names is on any documents that are searchable.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">I would also love to know if there is any way to add a layer of protection to this to make it more difficult to trace without giving up control of the trust to a third party?<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Thanks for any advice you have! <o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal" style="margin-bottom:9.0pt"><span style="font-size:13.0pt;font-family:"Baskerville Old Face",serif"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-bottom:9.0pt"><span style="font-family:"Univers",sans-serif;color:#1F4E79">Sarah Jael Dion<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:9.0pt"><span style="font-size:8.0pt;font-family:"Univers",sans-serif;color:#1F4E79">PRINCIPAL<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:9.0pt"><span style="font-size:13.0pt;font-family:"Baskerville Old Face",serif;color:#4F81BD">skellenger</span><span style="font-size:13.0pt;font-family:"Baskerville Old Face",serif;color:#1F497D">
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<p class="MsoNormal"><span style="font-size:8.0pt;font-family:"Univers",sans-serif;color:#4F81BD">TRUST AND ESTATE PRACTICE<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:8.0pt;font-family:"Univers",sans-serif;font-variant:small-caps;color:#4F81BD">Estate Planning | Probate
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<p class="MsoNormal" style="text-align:justify"><span style="font-size:7.0pt;font-family:"Univers",sans-serif;color:#5B9BD5;text-transform:uppercase"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-bottom:3.0pt"><span style="font-size:8.0pt;font-family:"Univers",sans-serif;color:#7F7F7F">PHONE 206.623.6501 | FAX 206.447.1973
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