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<p class="MsoNormal"><span style="font-size:16.0pt">HI Suzanne,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt">As Heather rightly points out, with a LOPA there can be no deed signed (no person with authority). Although LOPA is available the process itself does not clear title which is needed for title insurance.
Here is one list that an attorney has on their website. Although real estate vests in the heir this is not the same thing as clearing title. I always recommend a probate be opened to do that so that at some point down the road, maybe even decades, a deal
to refinance or sell becomes disrupted because title is not cleared. Just my two cents and practice.</span><span style="font-size:16.0pt;font-family:"Segoe UI Emoji",sans-serif">😉</span><span style="font-size:16.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt"><o:p> </o:p></span></p>
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<strong><span style="font-size:15.0pt;font-family:"Arial",sans-serif;color:black">PROS</span></strong><span style="font-size:15.0pt;font-family:"Arial",sans-serif;color:black"><o:p></o:p></span></p>
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<strong><span style="font-size:15.0pt;font-family:"Arial",sans-serif;color:black">1. Avoids Probate.</span></strong><span style="font-size:15.0pt;font-family:"Arial",sans-serif;color:black"><br>
<strong><span style="font-family:"Arial",sans-serif">2. Should vest title in Washington State Real Estate to the beneficiary(ies) named in the Decedent’s Will, or the “rightful” legal heir(s) if the Decedent died without a Will.</span></strong><br>
<strong><span style="font-family:"Arial",sans-serif">3. Cost effective and less expensive than an ancillary probate.</span></strong><br>
<strong><span style="font-family:"Arial",sans-serif">4. Exempt from Washington State Real Estate Excise Tax.</span></strong><br>
<strong><span style="font-family:"Arial",sans-serif">5. Title Companies may insure the interest of the beneficiary(ies) or heir(s) when the Affidavit is recorded.</span></strong><br>
<strong><span style="font-family:"Arial",sans-serif">6. The beneficiary gets a full-stepped up basis for U.S. tax purposes, meaning that he or she assumes the fair market value of the real estate at the date of death in the event of a future sale or transfer.</span></strong><o:p></o:p></span></p>
<p style="mso-margin-top-alt:0in;margin-right:0in;margin-bottom:22.5pt;margin-left:0in;background:white;box-sizing: inherit;font-variant-ligatures: normal;font-variant-caps: normal;orphans: 2;text-align:start;widows: 2;-webkit-text-stroke-width: 0px;text-decoration-thickness: initial;text-decoration-style: initial;text-decoration-color: initial;word-spacing:0px">
<strong><span style="font-size:15.0pt;font-family:"Arial",sans-serif;color:black">CONS</span></strong><span style="font-size:15.0pt;font-family:"Arial",sans-serif;color:black"><o:p></o:p></span></p>
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<strong><span style="font-size:15.0pt;font-family:"Arial",sans-serif;color:black">1. The Affidavit is not a deed or conveyance which is the legally recognized way to transfer title.</span></strong><span style="font-size:15.0pt;font-family:"Arial",sans-serif;color:black"><br>
<strong><span style="font-family:"Arial",sans-serif">2. The Affidavit is not a judicial determination but merely a factual confirmation that the beneficiary(ies) in the Decedent’s Will or the heirs in an Intestacy should be entitled to their interest in the
property.</span></strong><br>
<strong><span style="font-family:"Arial",sans-serif">3. The Affidavit may not satisfy the future warranty obligations of a Grantor in subsequent conveyances by Statutory Warranty Deed.</span></strong><br>
<strong><span style="font-family:"Arial",sans-serif">4. When there is a need to file a probate to: (a) access a safe deposit box; (b) deal with creditors and publish Notice of Creditors to impose a shorter time for unknown creditors to respond; (c) litigate
on behalf of the Estate; (d) find heirs whom are not easily identifiable; (e) or for other compelling reasons.</span></strong><br>
<strong><span style="font-family:"Arial",sans-serif">5. Some Washington Counties do not recognize the Affidavit as a way to transfer title, such as, in King County.</span></strong><o:p></o:p></span></p>
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<strong><span style="font-size:15.0pt;font-family:"Arial",sans-serif;color:black">The above list is not exhaustive. There are other pros and cons.</span></strong><span style="font-size:15.0pt;font-family:"Arial",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt"><o:p> </o:p></span></p>
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<p class="MsoNormal"><i><span style="font-family:"Script MT Bold"">Diane J. Kiepe<o:p></o:p></span></i></p>
<p class="MsoNormal"><i><span style="font-family:"Script MT Bold""><o:p> </o:p></span></i></p>
<p class="MsoNormal">Diane J. Kiepe<o:p></o:p></p>
<p class="MsoNormal">Douglas Eden<o:p></o:p></p>
<p class="MsoNormal">717 W. Sprague Ave.<o:p></o:p></p>
<p class="MsoNormal">Suite 1500<o:p></o:p></p>
<p class="MsoNormal">Spokane, WA 99201<o:p></o:p></p>
<p class="MsoNormal"><a href="mailto:djkiepe@depdslaw.com"><span style="color:#0563C1">djkiepe@depdslaw.com</span></a><o:p></o:p></p>
<p class="MsoNormal">509-455-5300<o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:16.0pt"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b>From:</b> wsbapt-bounces@lists.wsbarppt.com <wsbapt-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>Heather de Vrieze<br>
<b>Sent:</b> Monday, October 4, 2021 10:56 AM<br>
<b>To:</b> WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBAPT] Yet more LOPA questions..<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt">Who is signing the quit claim deed?
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt;font-family:"Vladimir Script";color:#1F497D">Heather S. de Vrieze</span><b><span style="font-size:16.0pt;color:#1F497D"><br>
</span></b><i><span style="font-family:"Garamond",serif;color:#1F497D">Attorney-at-Law<o:p></o:p></span></i></p>
<p class="MsoNormal"><i><span style="font-family:"Garamond",serif;color:#1F497D"><img border="0" width="189" height="105" style="width:1.9687in;height:1.0937in" id="Picture_x0020_1" src="cid:image001.jpg@01D7B913.33E853E0"></span></i><i><span style="font-size:12.0pt;font-family:"Garamond",serif;color:#1F497D"><o:p></o:p></span></i></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:Nyala;color:#44524E">3909 California Avenue SW<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:Nyala;color:#44524E">Seattle, WA 98116-3705
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:Nyala;color:#44524E">(206)938-5500
<o:p></o:p></span></p>
<p class="MsoNormal"><a href="mailto:heatherd@westseattlelaw.com"><span style="font-size:10.0pt;font-family:Nyala;color:#44524E">heatherd@westseattlelaw.com</span></a><span style="font-size:10.0pt;font-family:Nyala;color:#44524E">
<o:p></o:p></span></p>
<p class="MsoNormal"><a href="http://www.westseattlelaw.com/"><span style="font-size:10.0pt;font-family:Nyala;color:#44524E">www.westseattlelaw.com</span></a><span style="font-size:10.0pt;font-family:Nyala;color:#44524E">
<o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:9.0pt;font-family:"Arial",sans-serif;color:#002E8A">Click here to connect with de Vrieze | Carney on Facebook:
</span><span style="color:#1F497D"> </span></b><a href="https://www.facebook.com/DeVriezeCarney"><b><span style="text-decoration:none"><img border="0" width="72" height="21" style="width:.75in;height:.2187in" id="Picture_x0020_2" src="cid:image002.png@01D7B913.33E853E0" alt="FB Logo"></span></b></a><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:8.0pt;color:#A6A6A6"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:8.0pt;color:#A6A6A6">CONFIDENTIAL & PRIVILEGED. This e-mail message may contain legally privileged and/or confidential information. If you have received this e-mail in error, please notify the sender immediately
and delete all copies of this e-mail message and any attachment.</span><span style="font-size:16.0pt;font-family:"Cambria",serif;color:blue"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt"><o:p> </o:p></span></p>
<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b>From:</b> <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>Suzanne Lieberman<br>
<b>Sent:</b> Monday, October 4, 2021 10:22 AM<br>
<b>To:</b> <a href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a><br>
<b>Subject:</b> [WSBAPT] Yet more LOPA questions..<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Good morning,<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">If we do a LOPA for a client transferring the house to the only child of 2 deceased parents (child was never on deed), we need to record both the LOPA and the quitclaim deed, correct? Or does just the QCD get recorded? The QCD is from the
estate of the parent(s) to the child or from the child to himself, since he is already the rightful heir?<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><span style="color:#500050">Best,<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:#500050"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="color:#500050">Suzanne Lieberman<o:p></o:p></span></p>
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<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>
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<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>
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<p class="MsoNormal"><span style="color:#500050">Kirkland, WA 98033<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:#500050">206-383-6484 (Cell Phone)<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:#500050">206-659-1512 (Main Office)<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:#500050"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="color:#500050"><o:p> </o:p></span></p>
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<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>
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