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<p class="MsoNormal"><a name="_GoBack"></a><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Diane:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">With regard to LOPAs, I try to explain to the clients that this document does not actually convey title. Rather, the document is a sworn statement concerning
the facts in order for a title company to rely upon for vesting determination in accordance with RCW 11.04.250. I further explain that the title insurance companies are in the “insurance” industry, and therefore, if you don’t convey title formally via probate,
but rather rely on a sworn statement, it is all about risk tolerance of the title company. The title company could certainly be okay with the affidavit now, but change its position on the same affidavit 15 years from now when one goes to sell. I recommend
that in addition to the LOPA, if a client goes this route, they also obtain a policy of title insurance to confirm vesting. I also try to provide my analysis in the risk assessment, evaluating these factors:<o:p></o:p></span></p>
<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l0 level1 lfo1"><![if !supportLists]><span style="font-size:11.0pt;font-family:Symbol;color:#1F497D"><span style="mso-list:Ignore">·<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Are there children of the decedent not related to the spouse?<o:p></o:p></span></p>
<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l0 level1 lfo1"><![if !supportLists]><span style="font-size:11.0pt;font-family:Symbol;color:#1F497D"><span style="mso-list:Ignore">·<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Is there a will in existence? If so, does it leave everything to the spouse?<o:p></o:p></span></p>
<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l0 level1 lfo1"><![if !supportLists]><span style="font-size:11.0pt;font-family:Symbol;color:#1F497D"><span style="mso-list:Ignore">·<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Is there a CPA? If yes, is it a 3 prong CPA?<o:p></o:p></span></p>
<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l0 level1 lfo1"><![if !supportLists]><span style="font-size:11.0pt;font-family:Symbol;color:#1F497D"><span style="mso-list:Ignore">·<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Is the client’s plan to sell now or well into the future?<o:p></o:p></span></p>
<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l0 level1 lfo1"><![if !supportLists]><span style="font-size:11.0pt;font-family:Symbol;color:#1F497D"><span style="mso-list:Ignore">·<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Are there children of the decedent and spouse that do not get along with the surviving spouse?<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">I can provide war stories, but really it comes down to client making an informed decision weighing the costs vs. benefits. I don’t want to scare my client
into a decision. Rather I want them to understand why they are making the choice they are making and the consequences of the chosen path. Of course, there may be no choice for the client if problems are already present, such as a child from former relationship
asserting real estate is separate property.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">Marcus J. Fry<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">Lyon, Weigand & Gustafson, P.S.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">P.O. Box 1689
<br>
Yakima, Washington 98907 <br>
Telephone: (509) 248-7220 <br>
Facsimile: (509) 575-1883 <o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><b><u><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D"><o:p><span style="text-decoration:none"> </span></o:p></span></u></b></p>
<p class="MsoNormal" style="text-align:justify"><b><u><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">NOTICES:<o:p></o:p></span></u></b></p>
<p class="MsoNormal" style="text-align:justify"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">Confidentiality:
</span></b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">This e-mail transmission may contain information which is protected by attorney-client, work product and/or other privileges. If you are not the intended recipient, you
are hereby notified that any disclosure, or taking of any action in reliance on the contents, is strictly prohibited. If you have received this transmission in error, please contact us immediately and return the e-mail to us by choosing Reply (or the corresponding
function on your e-mail system) and then deleting the e-mail.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
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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""> wsbapt-bounces@lists.wsbarppt.com [mailto:wsbapt-bounces@lists.wsbarppt.com]
<b>On Behalf Of </b>Tom Westbrook<br>
<b>Sent:</b> Friday, June 18, 2021 4:39 PM<br>
<b>To:</b> WSBA Probate & Trust Listserv<br>
<b>Subject:</b> Re: [WSBAPT] LOPA<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" style="margin-bottom:12.0pt"><span style="font-size:11.0pt;font-family:"Arial","sans-serif";color:black">Is there a community property agreement?
<o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:11.0pt;font-family:"Arial","sans-serif";color:black">Regards, Tom Westbrook
<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Arial","sans-serif";color:black">Sent from my Verizon, Samsung Galaxy smartphone<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Arial","sans-serif";color:black">Get
<a href="https://aka.ms/AAb9ysg">Outlook for Android</a><o:p></o:p></span></p>
</div>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Arial","sans-serif";color:black"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:black">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:black"> wsbapt-bounces@lists.wsbarppt.com <wsbapt-bounces@lists.wsbarppt.com>
on behalf of Diane J. Kiepe <DJKiepe@depdslaw.com><br>
<b>Sent:</b> Friday, June 18, 2021 4:08:57 PM<br>
<b>To:</b> WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br>
<b>Subject:</b> [WSBAPT] LOPA</span> <o:p></o:p></p>
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<p class="MsoNormal"> <o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:16.0pt">Hello Colleagues,</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:16.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:16.0pt">I have a surviving spouse who insists that he doesn’t need to do a probate (and has heard of the Lack of Probate affidavit). I have always said a probate is required to transfer title to the survivor’s name.
I realize that the LOPA is used by some in counties I don’t regularly practice and I certainly don’t mind following the process but my understanding is that it may result in problems upon a later sale and our refinance – also I have read that title insurance
may be more costly down the road. When I have explained that in the past it is always excepted but in this case I may have to share some real life stories. It would be great if any of you would share with me your experiences (good and bad alike).</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:16.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:16.0pt">Thanks in advance - </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:16.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><i><span style="font-family:"Script MT Bold"">Diane J. Kiepe</span></i><o:p></o:p></p>
<p class="xmsonormal"><i><span style="font-family:"Script MT Bold""> </span></i><o:p></o:p></p>
<p class="xmsonormal">Diane J. Kiepe<o:p></o:p></p>
<p class="xmsonormal">Douglas Eden<o:p></o:p></p>
<p class="xmsonormal">717 W. Sprague Ave.<o:p></o:p></p>
<p class="xmsonormal">Suite 1500<o:p></o:p></p>
<p class="xmsonormal">Spokane, WA 99201<o:p></o:p></p>
<p class="xmsonormal"><a href="mailto:djkiepe@depdslaw.com">djkiepe@depdslaw.com</a><o:p></o:p></p>
<p class="xmsonormal">509-455-5300<o:p></o:p></p>
<p class="xmsonormal"> <o:p></o:p></p>
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