<html><head><meta http-equiv="content-type" content="text/html; charset=utf-8"></head><body dir="auto">I don’t know but i do know that real estate agents love to give legal advice that it outside their wheelhouse. whether it can happen is different than whether it should. <div><br></div><div>When it comes to the practice of law - if there is no statute or case in point i advise my clients of the following: those who operate outside the rule of law have a hard time being protected by it. </div><div><br></div><div>When i encounter situations like this I simply make sure all my communication and advice is documented to protect myself. <br><br><div dir="ltr"><p><span style="background-color: rgba(255, 255, 255, 0);"><b><span lang="EN-US">Brent Williams-Ruth</span></b><span lang="EN-US"> <br><i>Attorney-At-Law</i></span></span></p><p><span style="background-color: rgba(255, 255, 255, 0);"><b><span lang="EN-US">Law Offices of Brent Williams-Ruth, a division of </span></b><b><span lang="EN-US">BWR Consulting, PLLC</span></b></span></p><p><span lang="EN-US" style="background-color: rgba(255, 255, 255, 0);"></span></p><p><span lang="EN-US" style="background-color: rgba(255, 255, 255, 0);">Office/Scheduling Phone: (253) 285-7751</span></p><p><span lang="EN-US" style="background-color: rgba(255, 255, 255, 0);">Direct Mobile: (253) 285-7453</span></p><p><span lang="EN-US" style="background-color: rgba(255, 255, 255, 0);">500 S. 336th St., Suite 214; Federal Way, WA 98003</span></p><p style="line-height: 20.8267px; margin: 0px 0px 1.35em;"></p><p><span style="background-color: rgba(255, 255, 255, 0);"><span lang="EN-US"><a href="mailto:Brent@Williams-RuthLaw.com" target="_blank">e-mail</a></span><span lang="EN-US"> / <a href="http://www.williams-ruthlaw.com/" target="_blank">website</a> /</span> <a href="http://www.facebook.com/bwrconsults" target="_blank">facebook</a> / </span></p><p><font><b style="background-color: rgba(255, 255, 255, 0);">As of July 1, 2019 - I began operating as the Law Offices of Brent Williams-Ruth a division of BWR Consulting, PLLC. Please note the new points of contact <a href="mailto:Brent@Williams-RuthLaw.com" dir="ltr" x-apple-data-detectors="true" x-apple-data-detectors-type="link" x-apple-data-detectors-result="4">Brent@Williams-RuthLaw.com</a> and <a href="http://www.williams-ruthlaw.com/" target="_blank">www.Williams-RuthLaw.com</a> </b></font></p></div><div dir="ltr"><br><blockquote type="cite">On Sep 29, 2021, at 10:55 AM, Karl Flaccus <Karl@flaccuslaw.com> wrote:<br><br></blockquote></div><blockquote type="cite"><div dir="ltr">
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#222A35">We represent a beneficiary of an estate that goes not as per the intestacy statute, that is, the will leaves everything to the kids and the grandkids. The
house is on the market and supposedly has a buyer, without probate being opened. The realtor says, “I’ve done this before” (i.e. sell a house “following the will” without a probate where “everyone signs off on it”). The unappointed out of state PR says he
has no intention of opening a probate and will follow his realtor’s advice. Apparently the title insurance company will do this if everyone indemnifies them. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#222A35"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#222A35">There are obvious liability issues, creditor claim issues, etc.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#222A35"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#222A35">Is this a new thing that is happening?
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#222A35"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#222A35">Thanks. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#222A35"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#222A35">Karl<o:p></o:p></span></p>
<p class="MsoNormal"><i><span style="font-family:"Times New Roman",serif;color:#222A35"><o:p> </o:p></span></i></p>
<p class="MsoNormal"><i><span style="font-family:"Times New Roman",serif;color:#222A35">F</span></i><i><span style="font-size:9.0pt;font-family:"Times New Roman",serif;color:#222A35">LACCUS</span></i><i><span style="font-family:"Times New Roman",serif;color:#222A35">
L</span></i><i><span style="font-size:10.0pt;font-family:"Times New Roman",serif;color:#222A35">A</span></i><i><span style="font-size:9.0pt;font-family:"Times New Roman",serif;color:#222A35">W</span></i><i><span style="font-family:"Times New Roman",serif;color:#222A35"><o:p></o:p></span></i></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:#222A35">7010 35th Ave. N.E.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:#222A35">Seattle, Washington 98115<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:#222A35">206 523-0297</span><span style="color:#222A35"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#222A35"><o:p> </o:p></span></p>
<p class="MsoNormal"><i><span style="font-family:"Times New Roman",serif;color:#222A35">I</span></i><i><span style="font-size:9.0pt;font-family:"Times New Roman",serif;color:#222A35">nformation in this e-mail message is privileged, confidential, and intended
only for the use of the recipient named. If you received this in error, you are hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited – please notify us by telephone immediately at (206) 523-0297, and
delete the original message. Thank you.<o:p></o:p></span></i></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#222A35"><o:p> </o:p></span></p>
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