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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple style='word-wrap:break-word'><div class=WordSection1><p class=MsoNormal>Suzanne:<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>I have been dealing with similar questions (LOPA by surviving spouse versus PR Deed) in two matters recently. I have used LOPA in the past but always felt it was somehow not as bullet-proof as a PR Deed. I contacted a local title company who opined that, in their experience, title underwriters are favoring PR Deeds. I am waiting to hear back from another title company to see what their opinion is.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Jim Dolan <o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>===================<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><b><span style='font-size:12.0pt;color:#1F497D'>Jones Butler Dolan, PS<o:p></o:p></span></b></p><p class=MsoNormal><u><span style='font-size:12.0pt;color:#1F497D'><a href="http://www.jbdolan.com">www.jbdolan.com</a><o:p></o:p></span></u></p><p class=MsoNormal><u><span style='font-size:12.0pt;color:#1F497D'><a href="http://www.jonesbutlerdolan.com">www.jonesbutlerdolan.com</a><o:p></o:p></span></u></p><p class=MsoNormal><u><span style='font-size:12.0pt;color:#1F497D'><o:p><span style='text-decoration:none'> </span></o:p></span></u></p><p class=MsoNormal><u><span style='font-size:12.0pt;color:#1F497D'>Mount Vernon<o:p></o:p></span></u></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>P.O. Box 2784<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>415 Pine Street <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>Mount Vernon, WA 98273<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>Telephone: 360-336-2939<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>Facsimile: 360-336-2949<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><u><span style='font-size:12.0pt;color:#1F497D'>Stanwood<o:p></o:p></span></u></p><p class=MsoNormal><u><span style='font-size:12.0pt;color:#1F497D'><o:p><span style='text-decoration:none'> </span></o:p></span></u></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>P.O. Box 458<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>10027 - 269th Place NW (SR 532)<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>Stanwood, WA 98292<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>Telephone: 360-629-3833<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>Facsimile: 360-629-6253<o:p></o:p></span></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><o:p> </o:p></p><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b>From:</b> wsbapt-bounces@lists.wsbarppt.com <wsbapt-bounces@lists.wsbarppt.com> <b>On Behalf Of </b>Suzanne Lieberman<br><b>Sent:</b> Tuesday, June 15, 2021 11:12 AM<br><b>To:</b> wsbapt@lists.wsbarppt.com<br><b>Subject:</b> [WSBAPT] Lack of probate affidavit for WA property<o:p></o:p></p></div><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal>Hello,<o:p></o:p></p><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>PC is an adult on SSI whose sibling, who was the PR for the probate in California, where most of the assets were held, closed probate in that state a few months ago. 3 siblings are only beneficiaries of decedent mom's estate in will, with everything split equally.<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>All creditor claims have been paid (decedent died in January 2019), and now client wants to see if she can do a lack of probate affidavit for the house in WA where she currently resides (not called out in will).The siblings want to give her their shares of the house. We would need to set up a SNT for the client for the CA proceeds and for the WA house. <o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>The question is whether we can do a LOPA for the WA property or whether an ancillary probate (or full probate minus the creditor claim period) needs to be opened here (and CA probate reopened?), and whether PC can hire us to do this or whether it needs to be handled by the sibling PR in California.<o:p></o:p></p></div><div><p class=MsoNormal><br clear=all><o:p></o:p></p><div><div><div><div><div><div><div><p class=MsoNormal><span style='color:#500050'>Sincerely, <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='color:#500050'><o:p> </o:p></span></p></div><div><p class=MsoNormal><span style='color:#500050'>Suzanne Lieberman<o:p></o:p></span></p></div></div><div><p class=MsoNormal><span style='color:#500050'><a href="http://cmslawfirm.com/" target="_blank"><span style='color:#1155CC'>CMS Law Firm LLC</span></a><o:p></o:p></span></p></div><div><p class=MsoNormal><b><span style='color:#500050'>811 Kirkland Ave. Suite 201 </span></b><span style='color:#500050'>(please note new address!)<o:p></o:p></span></p></div><div><p class=MsoNormal><span style='color:#500050'>Kirkland, WA 98033<o:p></o:p></span></p></div><div><p class=MsoNormal><span style='color:#500050'>206-383-6484 (Cell Phone)<o:p></o:p></span></p></div><div><p class=MsoNormal><span style='color:#500050'>206-659-1512 (Main Office)<o:p></o:p></span></p></div><div><p class=MsoNormal><span style='color:#500050'><o:p> </o:p></span></p></div><div><p class=MsoNormal><span style='color:#500050'><o:p> </o:p></span></p></div><div><p class=MsoNormal><span style='color:#500050'>Legal stuff I have to put in... <i>To ensure compliance with Treasury Department and IRS regulations, we inform you that, unless expressly indicated otherwise, any federal tax advice contained in this communication (including any attachments) is not intended or written by CMS Law Firm LLC to be used, and cannot be used by the taxpayer, for the purpose of: (i) avoiding penalties that may be imposed on the taxpayer under the Internal Revenue Code; or (ii) promoting, marketing, or recommending to another party any transaction or matter addressed herein (or any attachments).</i><o:p></o:p></span></p></div></div></div></div></div></div></div></div></div></body></html>