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<p class="MsoNormal"><span style="font-size:11.0pt">I think we should address the legislature or the Insurance Commissioner with this issue. There should be a rule automatically extending to new owners the protections afforded by a ho policy in place at insured’s
death. Probably we need to make sure spouses and joint owners are also insured regardless of whether they are ‘named insureds’.<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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<p class="MsoNormal"><span style="font-size:11.0pt">Roger Hawkes, WSBA # 5173
<o:p></o:p></span></p>
<p class="MsoNormal"><i><span style="font-size:14.0pt">Shoreline</span></i><span style="font-size:11.0pt"> Office: 19944 Ballinger Way NE<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"> Shoreline, WA 98155<o:p></o:p></span></p>
<p class="MsoNormal"><i><span style="font-size:14.0pt">Sultan</span></i><span style="font-size:11.0pt"> Office: 423 Main<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"> Sultan, WA 98294<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">Phone: 206 367 5000; fax: 206 367 4005<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Email: <a href="mailto:roger@law-hawks.com">
roger@law-hawks.com</a> <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Web site: <a href="http://www.hawkeslawfirm.com/">
www.hawkeslawfirm.com</a><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><img border="0" width="112" height="160" style="width:1.1666in;height:1.6666in" id="Picture_x0020_2" src="cid:image002.jpg@01D74589.A48F2680"><o:p></o:p></span></p>
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<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>Eric Nelsen<br>
<b>Sent:</b> Monday, May 10, 2021 9:21 AM<br>
<b>To:</b> WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBAPT] Transfer on Death Deed results in uninsured real property<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Again, there isn’t a PR automatically at death, but rather the real property immediately vests in heirs, only subject to divestment by any later-appointed PR. So for this insurance issue, I don’t know that
the “Estate” would be considered a policy holder either.<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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<p class="MsoNormal"><span style="font-size:11.0pt">Sincerely,<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">Eric<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">Eric C. Nelsen<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Sayre Law Offices, PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">1417 31st Ave South<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Seattle WA 98144-3909<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt">206-625-0092<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><a href="mailto:eric@sayrelawoffices.com">eric@sayrelawoffices.com</a><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:11.0pt;background:aqua;mso-highlight:aqua">Covid-19 Update -
</span></b><span style="font-size:11.0pt">All attorneys are working remotely during regular business hours and are available via email and by phone. Videoconferencing also is available. Signing of estate planning documents can be completed and will be handled
on a case-by-case basis. Please direct mail and deliveries to the Seattle office.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
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<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">wsbapt-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Claudia A Gowan<br>
<b>Sent:</b> Friday, May 7, 2021 8:33 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] Transfer on Death Deed results in uninsured real property<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><span style="font-size:11.0pt">I guess maybe being more practical, isn't the estate (by & through the PR) maintaining the insurance in testate or intestate situations until record title transfers, whereas in a TODD situation record title
is already of record immediately upon death?<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt">Best, Claudia <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt">-------- Original message --------<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt">From: Claudia A Gowan <<a href="mailto:claudia@cagowanlaw.com">claudia@cagowanlaw.com</a>>
<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt">Date: 5/7/21 8:25 PM (GMT-08:00)
<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt">To: WSBA Probate & Trust Listserv <<a href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a>>
<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt">Subject: RE: [WSBAPT] Transfer on Death Deed results in uninsured real property
<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt">Yes, but Eric, the vesting of intestate, as well as testate heirs, is
<b>subject to</b> expenses of administration, claims etc. - so while rights vest, they are still subject to certain taxes & expenses & claims etc. Whereas TODD's avoid the distribution process, more like JTWROS, no? (I'm not considering allocation of expenses
here.)<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt">Best, Claudia <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt">-------- Original message --------<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt">From: Eric Nelsen <<a href="mailto:eric@sayrelawoffices.com">eric@sayrelawoffices.com</a>>
<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt">Date: 5/7/21 7:31 PM (GMT-08:00)
<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt">To: WSBA Probate & Trust Listserv <<a href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a>>
<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt">Subject: Re: [WSBAPT] Transfer on Death Deed results in uninsured real property
<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:11.0pt">Thanks Nick! I wonder--same result merely from immediate vesting in intestate heirs under RCW 11.04.250? That's an immediate transfer as well, just not formalized by a deed.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt">Eric Nelsen<br>
Sayre Law Offices, PLLC<br>
206-625-0092<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt">On May 7, 2021 3:10 PM, Nicholas Pleasants <<a href="mailto:nick@pleasantslaw.com">nick@pleasantslaw.com</a>> wrote:<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt">Hi All,</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Some food for thought on this rainy Friday afternoon. I learned that State Farm made some caselaw in the 8<sup>th</sup> Circuit regarding Transfer on Death Deeds. I’ve attached the case for your reference,
it is <i>Dawn Strope-Robinson v. State Farm Fire and Casualty</i>, No. 20-1147 (8th Cir. 2021). Here are the basic facts:</span><o:p></o:p></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:11.0pt">State Farm Fire and Casualty Company issued a homeowner’s insurance contract to David Strope for his house in Orr, Minnesota. On August 10, 2017, Strope executed
a transfer on death deed to convey the property to his niece, Dawn Strope-Robinson. The transfer on death deed was then recorded on August 11. Strope died on August 14. Six days later, Strope’s ex-wife intentionally set the house on fire,
damaging the home and personal property inside.</span><o:p></o:p></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:11.0pt">The holding is that the house was not insured because it immediately vested to the niece, and she was not a named insured on Uncle’s policy. A possible point of distinction from
the Minnesota statute is that Washington would require the recording of the death certificate with a REETA to change the property tax over to the beneficiary. But this is rather scary to think that the home could become uninsured at any moment because the
grantor died, and beneficiary, who may or may not even be aware of the Transfer on Death Deed, would need to immediately purchase insurance.</span><o:p></o:p></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:11.0pt">I’ve used Transfer on Death Deeds from time to time, especially in non-taxable estates with one or a few heirs that get along and want to be able to sell the house without probate.
But if this holding were binding on the 9<sup>th</sup> Circuit, I would not be inclined to have clients use this technique until we come up with a work around for the insurance problem.</span><o:p></o:p></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:11.0pt">I know insurance for a decedent’s estate can be tricky in general, especially if the policy is up for renewal shortly after death. Something we should explore to better protect the
beneficiaries.</span><o:p></o:p></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:11.0pt">Best,
</span><o:p></o:p></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:11.0pt">Nick</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:11.0pt;color:#2B6AA4">Nicholas Pleasants</span></b><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;color:#2B6AA4">Owner</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;color:#2B6AA4"> </span><o:p></o:p></p>
<p class="MsoNormal"><a href="http://www.pleasantslaw.com/"><b><span style="font-size:11.0pt;color:#2B6AA4;text-decoration:none"><img border="0" width="144" height="44" style="width:1.5in;height:.4583in" id="Picture_x0020_1" src="cid:image003.png@01D74589.A48F2680" alt="(Logo) Pleasants Law Firm"></span></b></a><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;color:black"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;color:black">Pleasants Law Firm, P.S.<br>
2300 130th Ave NE, Suite A-101<br>
Bellevue, WA 98005-1755<br>
(425) 615-7070 tel/fax<br>
</span><span style="font-size:11.0pt;color:#2E75B6"><a href="mailto:nick@pleasantslaw.com"><span style="color:#2E75B6">nick@pleasantslaw.com</span></a></span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;color:#2E75B6"><a href="http://www.pleasantslaw.com"><span style="color:#2E75B6">www.pleasantslaw.com</span></a>
</span><o:p></o:p></p>
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