<div dir="ltr"><div class="gmail_default" style="font-family:garamond,serif;font-size:large">One note, that 2005 WAC section that Diane cited in the quoted passage from Washington Probate, <span style="font-size:18px;background-color:rgb(249,249,249);color:rgb(0,0,0);font-family:GothamNarrow-Book,serif">WAC 458-61A-202(7),</span> is now out of date. <br></div><div class="gmail_default" style="font-family:garamond,serif;font-size:large"><br></div><div class="gmail_default" style="font-family:garamond,serif;font-size:large">The current WAC<span style="color:rgb(0,0,0);font-family:"Open Sans",Helvetica,Arial,sans-serif;font-size:small"> at 458-61A-202(6)(i)</span><span class="gmail_default" style="color:rgb(0,0,0)"></span>, effective in 2017, does specifically permit a lack of probate affidavit as documentation to the treasurer supporting an excise tax exemption. </div><div class="gmail_default" style="font-family:garamond,serif;font-size:large"><br></div><div class="gmail_default" style="font-family:garamond,serif;font-size:large"><div style="box-sizing:border-box;color:rgb(0,0,0);font-family:"Open Sans",Helvetica,Arial,sans-serif;font-size:16px;text-indent:0.5in">(i) <span style="box-sizing:border-box;font-weight:bold">Nonprobated will or operation of law.</span> If the property is transferred to one or more heirs by operation of law, or transferred under a will that has not been probated, but absent the documentation described in (a), (b), (e), (f), or (g) of this subsection, <b><u>a certified copy of the death certificate and a signed lack of probate affidavit affirming that the affiant or affiants are the sole and rightful heirs to the property are required</u></b>. When the property is transferred and the decedent-transferor also inherited the property from his or her spouse or domestic partner, but never transferred title to the property into the decedent-transferor's name, the transferee(s) must provide:</div><div style="box-sizing:border-box;color:rgb(0,0,0);font-family:"Open Sans",Helvetica,Arial,sans-serif;font-size:16px;text-indent:0.5in">(i) A certified copy of the death certificate for the decedent-transferor;</div><div style="box-sizing:border-box;color:rgb(0,0,0);font-family:"Open Sans",Helvetica,Arial,sans-serif;font-size:16px;text-indent:0.5in">(ii) A certified copy of the death certificate for the spouse or domestic partner from whom the decedent-transferor inherited the real property; and</div><div style="box-sizing:border-box;color:rgb(0,0,0);font-family:"Open Sans",Helvetica,Arial,sans-serif;font-size:16px;text-indent:0.5in">(iii) A lack of probate affidavit affirming that the affiant or affiants are the rightful heirs to the property.</div><div style="box-sizing:border-box;color:rgb(0,0,0);font-family:"Open Sans",Helvetica,Arial,sans-serif;font-size:16px;text-indent:0.5in"><br></div><div style="box-sizing:border-box;color:rgb(0,0,0);font-family:"Open Sans",Helvetica,Arial,sans-serif;font-size:16px;text-indent:0.5in"><br></div></div><div><div dir="ltr" class="gmail_signature" data-smartmail="gmail_signature"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><p style="margin:0in 0in 0pt"><b><span style="color:black;font-family:Arial,sans-serif"><font face="arial,helvetica,sans-serif">Sarah O’Farrell McCarthy</font></span></b></p><p style="margin:0in 0in 0pt"><font color="#000000" face="arial, helvetica, sans-serif"><b>(Pronouns: she / her)<br></b></font><font face="arial,helvetica,sans-serif">Attorney | <font color="#000000">Kelly, Arndt & Walker, <font color="#000000">Attorneys at Law, PLLP</font></font><font color="#000000"></font></font><font color="#000000"><font color="#000000"><font color="#000000"><font color="#000000"><font color="#000000"><font color="#000000"><font color="#000000"><font color="#000000"><font color="#000000"><font color="#000000"><span style="color:rgb(31,73,125)"><br></span><span style="color:black"><font face="arial,helvetica,sans-serif"><span style="color:black"><font color="#000000">P.O. Box 290 | </font></span></font></span></font></font></font></font></font></font></font></font></font></font><span style="color:rgb(0,0,0);font-family:arial,helvetica,sans-serif">6443 Harding Avenue |</span><span style="color:rgb(0,0,0);font-family:arial,helvetica,sans-serif"> </span><span style="color:rgb(0,0,0);font-family:arial,helvetica,sans-serif">Clinton, WA 98236</span></p><p style="margin:0in 0in 0pt"><font color="#000000"><font color="#000000"><font color="#000000"><font color="#000000"><font color="#000000"><font color="#000000"><font color="#000000"><font color="#000000"><font color="#000000"><font color="#000000"><span style="color:black"><font face="arial,helvetica,sans-serif"><span style="color:black"><font color="#000000"><span style="color:rgb(31,73,125)"></span></font></span></font></span><font face="arial, helvetica, sans-serif">(Located on Whidbey Island, Island County, Washington)<br></font><span style="color:black"><font face="arial,helvetica,sans-serif">Phone: (360) 341-1515 | Fax: (360) 341-3272</font><br><span style="color:rgb(31,73,125)"><a><font color="#222222" face="arial,helvetica,sans-serif">sarah@kawlawyers.com</font></a> <font color="#000000">| <span style="color:black"><span style="color:rgb(31,73,125)"><font color="#000000"><a href="http://www.kawlawyers.com" target="_blank">www.kawlawyers.com</a></font></span></span></font></span></span></font></font></font></font></font></font></font></font></font></font></p><font color="#000000" face="Times New Roman" size="3"><font color="#000000" face="Times New Roman" size="3"><font color="#000000" face="Times New Roman" size="3"><p style="margin:0in 0in 0pt"><font face="arial,helvetica,sans-serif"><span style="color:rgb(31,73,125);font-size:7.5pt"><br></span></font></p><p style="margin:0in 0in 0pt"><font face="arial,helvetica,sans-serif"><span style="color:rgb(31,73,125);font-size:7.5pt">This electronic message transmission contains information from the law firm of Kelly, Arndt & Walker, PLLP which may be confidential or privileged. This information is intended to be for the use of the individual or entity named above, If you are not the intended recipient, be aware that any further review, disclosure, printing, copying, distribution, or use of the contents of this transmission is prohibited. If you have received this electronic message transmission in error, please notify us immediately by reply e-mail and delete the original message. Thank you</span><span style="color:rgb(31,73,125);font-size:8pt">. </span></font></p><font color="#000000" size="3"></font><p style="margin:0in 0in 0pt"><span style="color:black;font-size:8pt"><font face="arial,helvetica,sans-serif"> </font></span></p><font color="#000000" size="3"></font><p style="margin:0in 0in 0pt"><span style="color:rgb(68,84,106);font-family:Arial,sans-serif;font-size:7.5pt"><font face="arial,helvetica,sans-serif">We do not accept service of any kind by e-mail unless expressly authorized in writing by the attorney of record. This e-mail is NOT a contract and is not binding upon the author pursuant to CR 2A. This e-mail is, at most, a negotiation under ER 408.<br></font></span></p></font></font></font></div></div></div></div></div></div></div><br></div><br><div class="gmail_quote"><div dir="ltr" class="gmail_attr">On Tue, Sep 28, 2021 at 8:13 AM Diane J. Kiepe <<a href="mailto:DJKiepe@depdslaw.com">DJKiepe@depdslaw.com</a>> wrote:<br></div><blockquote class="gmail_quote" style="margin:0px 0px 0px 0.8ex;border-left:1px solid rgb(204,204,204);padding-left:1ex">
<div lang="EN-US" style="overflow-wrap: break-word;">
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<p class="MsoNormal"><span style="font-size:16pt">Jerry,<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:16pt"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-size:16pt">I have had at least one person have success at filing a Lack of Probate affidavit and then securing a loan on the property. Unfortunately, his lack of probate affidavit was false and now the estate is in
trouble. With that being said, here is what the wa-probate has to say (and I really like this site).<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:16pt"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-size:16pt">Good Luck.<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:16pt"><u></u> <u></u></span></p>
<p class="MsoNormal" style="margin-bottom:22.5pt;line-height:22.5pt;background:rgb(249,249,249)">
<span style="font-size:13.5pt;font-family:GothamNarrow-Book,serif;color:black">A probate proceeding may be necessary for other reasons besides transferring title to real property, for example, the estate consists of more than $60,000 of personal property.
But in many cases:<u></u><u></u></span></p>
<p class="MsoNormal" style="margin-bottom:22.5pt;line-height:22.5pt;background:rgb(249,249,249)">
<span style="font-size:13.5pt;font-family:GothamNarrow-Book,serif;color:black">The only reason necessitating a probate is to clear title to this “errant” real property.<u></u><u></u></span></p>
<p class="MsoNormal" style="margin-bottom:22.5pt;line-height:22.5pt;background:rgb(249,249,249)">
<span style="font-size:13.5pt;font-family:GothamNarrow-Book,serif;color:black">Practically speaking, what often happens is that an unmarried, elderly parent dies having owned “the family home” for decades but little else except perhaps some joint tenancy
or POD/TOD bank or securities accounts that the parent has put in his/her name along with his/her adult children. The parent dies, and the children keep the home and succeed to the accounts/securities. Sooner or later:<u></u><u></u></span></p>
<ul type="disc">
<li class="MsoNormal" style="color:black;margin-bottom:22.5pt;line-height:22.5pt;background:rgb(249,249,249)">
<span style="font-size:13.5pt;font-family:GothamNarrow-Book,serif">They enter into an agreement to sell the home,<u></u><u></u></span></li><li class="MsoNormal" style="color:black;margin-bottom:22.5pt;line-height:22.5pt;background:rgb(249,249,249)">
<span style="font-size:13.5pt;font-family:GothamNarrow-Book,serif">Their broker or the buyer contacts a title insurance company to arrange for the purchase of title insurance required by the buyer, and<u></u><u></u></span></li><li class="MsoNormal" style="color:black;margin-bottom:22.5pt;line-height:22.5pt;background:rgb(249,249,249)">
<span style="font-size:13.5pt;font-family:GothamNarrow-Book,serif">The title company reports back that title to the property remains in the name of the parent, as no probate was ever begun, and as a consequence:<u></u><u></u></span></li></ul>
<p class="MsoNormal" style="margin-bottom:22.5pt;line-height:22.5pt;background:rgb(249,249,249)">
<b><span style="font-size:13.5pt;font-family:GothamNarrow-Bold,serif;color:black">The property lacks what is known as “clear title,” so:<br>
Title to the property is uninsurable,<br>
and the buyer, if he/she remains willing to buy the property at all,<br>
is willing to buy it not for full market value<br>
but only at a substantially discounted price.</span></b><span style="font-size:13.5pt;font-family:GothamNarrow-Book,serif;color:black"><u></u><u></u></span></p>
<p class="MsoNormal" style="margin-bottom:22.5pt;line-height:22.5pt;background:rgb(249,249,249)">
<span style="font-size:13.5pt;font-family:GothamNarrow-Book,serif;color:black">Another popular circumstance is upon the death of the first to die of a married couple owning a home and relatively little else, and the surviving spouse wants to:<u></u><u></u></span></p>
<ul type="disc">
<li class="MsoNormal" style="color:black;margin-bottom:22.5pt;line-height:22.5pt;background:rgb(249,249,249)">
<span style="font-size:13.5pt;font-family:GothamNarrow-Book,serif">Sell the home to purchase a smaller home or condominium, or<u></u><u></u></span></li><li class="MsoNormal" style="color:black;margin-bottom:22.5pt;line-height:22.5pt;background:rgb(249,249,249)">
<span style="font-size:13.5pt;font-family:GothamNarrow-Book,serif">Transfer the home to a Living Trust created following the deceased spouse’s recent death in order to avoid probate on the home at the surviving spouse’s eventual death.<u></u><u></u></span></li></ul>
<p class="MsoNormal" style="margin-bottom:22.5pt;line-height:22.5pt;background:rgb(249,249,249)">
<span style="font-size:13.5pt;font-family:GothamNarrow-Book,serif;color:black">What to do? Enter the “Lack of Probate Affidavit.” A title insurance company may be willing to issue (now or later) a title insurance policy on real property held in a Decedent’s
name without a probate upon its receipt of what title insurance companies call a “Lack of Probate” Affidavit, a practical, business (as opposed to a legal) solution to passing real property at death “outside of probate.” [Not a “legal” solution in the sense
that there is no Washington law that expressly authorizes it, not that it is “illegal.”]<u></u><u></u></span></p>
<p class="MsoNormal" style="margin-bottom:22.5pt;line-height:22.5pt;background:rgb(249,249,249)">
<span style="font-size:13.5pt;font-family:GothamNarrow-Book,serif;color:black">Historically, title companies have taken the position that title vests automatically in the heirs — except as may be provided by Decedent’s <b><i>Will</i></b>. If there’s no <b><i>Will</i></b>,
or if the <b><i>Will</i></b> confirms what would result from automatic vesting in the heirs, a <b><i>Lack of Probate Affidavit</i></b> and any <b><i>Will</i></b> are recorded, and upon the later sale of the property by the heirs, the title companies will generally
insure title for a Deed from the heirs.<u></u><u></u></span></p>
<p class="MsoNormal" style="margin-bottom:22.5pt;line-height:22.5pt;background:rgb(249,249,249)">
<b><span style="font-size:13.5pt;font-family:GothamNarrow-Book,serif;color:black">Suggestion:</span></b><span style="font-size:13.5pt;font-family:GothamNarrow-Book,serif;color:black"> If Decedent left real property that would otherwise require a probate
to clear its title,</span><span style="font-size:12pt;font-family:Arial,sans-serif;color:black"> you might consider seeing if you can find a title insurance company willing to issue (now or later) a policy on the property upon your delivery of a Lack of
Probate Affidavit (and any <b><i>Will</i></b> of Decedent) Among Decedent’s papers, find the title policy that Decedent purchased when he/she bought the property, telephone them, tell them your situation, and ask for their advice, <i>eg,</i> their willingness
to issue a new title policy on the property, now or in the future, upon your execution and delivery to them of a Lack of Probate Affidavit. Be prepared, however, to:</span><span style="font-size:13.5pt;font-family:GothamNarrow-Book,serif;color:black"><u></u><u></u></span></p>
<ul type="disc">
<li class="MsoNormal" style="color:black;margin-bottom:22.5pt;line-height:22.5pt;background:rgb(249,249,249)">
<span style="font-size:13.5pt;font-family:GothamNarrow-Book,serif">Pay an increased premium for the policy (relative to its price if the property had been probated).<u></u><u></u></span></li><li class="MsoNormal" style="color:black;margin-bottom:22.5pt;line-height:22.5pt;background:rgb(249,249,249)">
<span style="font-size:13.5pt;font-family:GothamNarrow-Book,serif">Shop among title companies to find one that is willing to insure title without your having to probate the property.<u></u><u></u></span></li></ul>
<p class="MsoNormal" style="margin-bottom:22.5pt;line-height:22.5pt;background:rgb(249,249,249)">
<span style="font-size:13.5pt;font-family:GothamNarrow-Book,serif;color:black">What would be best would be to acquire a new title insurance policy now, in the names of Decedent’s takers of the property. Query: Is its cost substantially less than the cost
of a probate, which would allow you to avoid purchasing the new policy altogether? What might be acceptable, if you can find it, is to acquire the title insurance company’s written commitment now to issue a new title insurance policy in the future in the
name of any potential buyer of the property.<u></u><u></u></span></p>
<p class="MsoNormal" style="margin-bottom:22.5pt;line-height:22.5pt;background:rgb(249,249,249)">
<span style="font-size:13.5pt;font-family:GothamNarrow-Book,serif;color:black">Problem: In Washington, recording any Deed, evidencing transfer of real property, requires the simultaneous submission of a Real Estate Excise Tax Affidavit. Transfers of real
property by gift or inheritance are exempt from the real property excise tax, and the exemption is provided on the Excise Tax Affidavit. The problem is that WAC 458-61A-202(7), effective December 17, 2005, does not provide for a Lack of Probate Affidavit
to be one of the accepted documents for claiming an exemption from excise tax based on inheritance. Acceptable documents are only: a Community Property Agreement, a Trust Agreement, a termination of joint tenancy, <i>Letters Testamentary</i> or <i>of Administration</i>,
or a Court <i>Order</i>.<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:16pt"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-size:16pt"><u></u> <u></u></span></p>
<div>
<p class="MsoNormal"><i><span style="font-family:"Script MT Bold"">Diane J. Kiepe<u></u><u></u></span></i></p>
<p class="MsoNormal"><i><span style="font-family:"Script MT Bold""><u></u> <u></u></span></i></p>
<p class="MsoNormal">Diane J. Kiepe<u></u><u></u></p>
<p class="MsoNormal">Douglas Eden<u></u><u></u></p>
<p class="MsoNormal">717 W. Sprague Ave.<u></u><u></u></p>
<p class="MsoNormal">Suite 1500<u></u><u></u></p>
<p class="MsoNormal">Spokane, WA 99201<u></u><u></u></p>
<p class="MsoNormal"><a href="mailto:djkiepe@depdslaw.com" target="_blank"><span style="color:rgb(5,99,193)">djkiepe@depdslaw.com</span></a><u></u><u></u></p>
<p class="MsoNormal">509-455-5300<u></u><u></u></p>
</div>
<p class="MsoNormal"><span style="font-size:16pt"><u></u> <u></u></span></p>
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<div style="border-right:none;border-bottom:none;border-left:none;border-top:1pt solid rgb(225,225,225);padding:3pt 0in 0in">
<p class="MsoNormal"><b>From:</b> <a href="mailto:wsbapt-bounces@lists.wsbarppt.com" target="_blank">wsbapt-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbapt-bounces@lists.wsbarppt.com" target="_blank">wsbapt-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Gerald Sprute<br>
<b>Sent:</b> Tuesday, September 28, 2021 6:30 AM<br>
<b>To:</b> WSBA Probate & Trust Listserv <<a href="mailto:wsbapt@lists.wsbarppt.com" target="_blank">wsbapt@lists.wsbarppt.com</a>><br>
<b>Subject:</b> [WSBAPT] Removing deceased spouse from deed<u></u><u></u></p>
</div>
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<p class="MsoNormal"><u></u> <u></u></p>
<div>
<p class="MsoNormal"><span style="font-size:12pt;color:black">Hi All,<u></u><u></u></span></p>
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<div>
<p class="MsoNormal"><span style="font-size:12pt;color:black"> <u></u><u></u></span></p>
</div>
<div>
<p class="MsoNormal" style="margin-bottom:8pt;line-height:106%"><span style="font-size:12pt;line-height:106%;font-family:"Times New Roman",serif;color:black">Husband and wife established a Revocable Trust that currently holds N Dakota property but not their
residence in Washington. Husband is now deceased. Is there a way other than opening a probate for husband’s estate that we can transfer clear title of the Washington residence into the trust? (Wife would be sole heir, no kids outside the marriage). <u></u><u></u></span></p>
</div>
<div>
<div>
<p class="MsoNormal"><span style="font-size:12pt;color:black">Jerry Sprute <u></u><u></u></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-size:12pt;color:black"><u></u> <u></u></span></p>
</div>
<div id="gmail-m_-7444837137342142103Signature">
<div>
<p class="MsoNormal" style="margin-bottom:12pt">Law Office of Gerald A. Sprute<br>
P.O. Box 1657<br>
Duvall, WA 98019<br>
Tel: (425) 892-4079<br>
Fax: (425) 844-9151<br>
<a href="http://www.sprutelaw.com" target="_blank">www.sprutelaw.com </a><br>
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