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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link="#0563C1" vlink="#954F72" style='word-wrap:break-word'><div class=WordSection1><p class=MsoNormal>I was afraid I might encounter Nick’s experience. Thanks for the war story! Cy<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal><i>Cyrus W. Field, Attorney at Law (admitted in Washington and Oregon); Phone: 360-472-1223 <o:p></o:p></i></p><p class=MsoNormal><i>Mail: POB 367, Shaw Island, WA 98286; Physical Office: 640 Mullis St #214, Friday Harbor, WA</i><o:p></o:p></p><p class=MsoNormal><span style='font-size:8.0pt'>****************************************************************<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:8.0pt'>The information contained in this email message, including attachments, may be privileged, confidential and protected from disclosure. If you are not the intended recipient, any dissemination, distribution or copying is strictly prohibited. If you think you have received this email in error, please email the sender at <a href="mailto:cyfield@rockisland.com"><span style='color:#0563C1'>cyfield@rockisland.com</span></a> and destroy or delete the original and any copies.</span> <o:p></o:p></p></div><p class=MsoNormal><o:p> </o:p></p><div><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>Nicholas Pleasants<br><b>Sent:</b> Thursday, December 16, 2021 11:48 AM<br><b>To:</b> WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br><b>Subject:</b> Re: [WSBAPT] Selling real property to pay estate tax<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>I wish I had used your title company, John. Old Republic raked me and my client over the coals recently in this situation. Initially they said they would accept a letter as Heather described. Then they wanted my law firm’s letter notarized and guaranteed by me personally (no thanks). Then they wanted my client to personally guarantee the taxes would be paid (no thanks). Finally they accept a notarized indemnification agreement from the Estate that the taxes would be paid, which seems reasonable but took dozens of phone calls to get there, and they expected me to draft it on behalf of the estate. Not a great experience, would highly recommend paying the taxes with liquid assets if you have them.<o:p></o:p></p><p class=MsoNormal>Best, <o:p></o:p></p><p class=MsoNormal>Nick<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><b><span style='color:#2B6AA4'>Nicholas Pleasants<o:p></o:p></span></b></p><p class=MsoNormal><span style='color:#2B6AA4'>Owner<o:p></o:p></span></p><p class=MsoNormal><span style='color:#2B6AA4'><o:p> </o:p></span></p><p class=MsoNormal><a href="http://www.pleasantslaw.com/"><b><span style='color:#2B6AA4;border:solid windowtext 1.0pt;padding:0in;text-decoration:none'><img border=0 width=144 height=44 style='width:1.5in;height:.4583in' id="Picture_x0020_4" src="cid:~WRD0000.jpg" alt="Image removed by sender. (Logo) Pleasants Law Firm"></span></b></a><b><span style='color:#2B6AA4'><o:p></o:p></span></b></p><p class=MsoNormal><span style='color:black'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:black'>Pleasants Law Firm, P.S.<br>2300 130th Ave NE, Suite A-101<br>Bellevue, WA 98005-1755<br>(425) 615-7070 tel/fax<br></span><span style='color:#2E75B6'><a href="mailto:nick@pleasantslaw.com"><span style='color:#2E75B6'>nick@pleasantslaw.com</span></a><o:p></o:p></span></p><p class=MsoNormal><span style='color:#2E75B6'><a href="http://www.pleasantslaw.com"><span style='color:#2E75B6'>www.pleasantslaw.com</span></a> <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:8.0pt;color:black'>The information contained in this e-mail message may be privileged and is confidential information intended only for the use of the recipient, or any employee or agent responsible to deliver it to the intended recipient. Any unauthorized use, distribution or copying of this information is strictly prohibited and may be unlawful.</span><span style='color:black'><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:8.0pt;color:black'>If you have received this communication in error, please notify the sender immediately and destroy the original message and all attachments from your electronic files.</span><o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='font-size:12.0pt;color:black'>From: </span></b><span style='font-size:12.0pt;color:black'><wsbapt-bounces@lists.wsbarppt.com> on behalf of John McCrady <j.mccrady@pstitle.com><br><b>Reply-To: </b>WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br><b>Date: </b>Thursday, December 16, 2021 at 11:42 AM<br><b>To: </b>WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br><b>Subject: </b>Re: [WSBAPT] Selling real property to pay estate tax<o:p></o:p></span></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><p class=MsoNormal>Sorry to be late to the game, but we would find such a letter of assurance to be sufficient for our purposes.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal>John McCrady<o:p></o:p></p><p class=MsoNormal>Counsel<o:p></o:p></p><p class=MsoNormal>Puget Sound Title Company<o:p></o:p></p><p class=MsoNormal>5350 Orchard Street West<o:p></o:p></p><p class=MsoNormal>University Place WA 98467<o:p></o:p></p><p class=MsoNormal>253-476-5721<o:p></o:p></p><p class=MsoNormal><a href="mailto:j.mccrady@pstitle.com">j.mccrady@pstitle.com</a><o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><img border=0 width=409 height=205 style='width:4.2569in;height:2.1388in' id="Picture_x0020_3" src="cid:image003.png@01D7F27C.406E5CC0"><o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><b><span style='font-size:13.0pt;font-family:"Bodoni MT",serif'>Beginning July 26, 2021, recording fees for most documents recorded in Washington <a href="https://www.piercecountywa.gov/DocumentCenter/View/105275/Recording-Fee-Schedule-Effective-Jul-25-2021-">will increase by $100</a>. Please be sure to collect recording fees accordingly. Due to the above increase, our Reconveyance fees will also be increased by $100.00</span></b><b><o:p></o:p></b></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal style='margin-top:6.0pt'><b><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D'>WARNING-FRAUDULENT FUNDING INSTRUCTIONS </span></b><b><span style='font-size:4.0pt;font-family:"Arial",sans-serif;color:#1F497D'><o:p></o:p></span></b></p><p class=MsoNormal style='margin-top:6.0pt'><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D'>Email hacking and fraud are on the rise to fraudulently misdirect funds. Please call your escrow officer immediately using contact information found from an independent source, such as the sales contract or internet, to verify any funding instructions received. We are not responsible for any wire sent by you to an incorrect bank account.<o:p></o:p></span></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal style='margin-bottom:12.0pt'><span style='font-size:10.0pt;font-family:"Verdana",sans-serif;color:#2E74B5'>***Due to the Covid 19 outbreak and with concern for the health and safety of our employees and community; our <b>University Place</b> lobby will remain locked during normal business hours. </span><b><span style='font-size:10.0pt;font-family:"Verdana",sans-serif;color:#0066CC'>If you need to make an appointment or have any questions or concerns, please contact us at our main office at 253-474-4747.</span></b><span style='font-size:10.0pt;font-family:"Verdana",sans-serif;color:#0070C0'> </span><span style='font-size:10.0pt;font-family:"Verdana",sans-serif;color:#2E74B5'>We appreciate your patience during these uncertain times and look forward to consistently exceeding your expectations.***<o:p></o:p></span></p></div><p class=MsoNormal><o:p> </o:p></p><div><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>cyfield@rockisland.com<br><b>Sent:</b> Thursday, December 16, 2021 10:54 AM<br><b>To:</b> 'WSBA Probate & Trust Listserv' <wsbapt@lists.wsbarppt.com><br><b>Subject:</b> Re: [WSBAPT] Selling real property to pay estate tax<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Thanks Heather and all- I was hoping a letter of assurance along those lines might satisfy title company. I’ll likely reach out to local title company once we have a better handle on assets/liabilities. Thanks again, Cy<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal><i>Cyrus W. Field, Attorney at Law (admitted in Washington and Oregon); Phone: 360-472-1223 <o:p></o:p></i></p><p class=MsoNormal><i>Mail: POB 367, Shaw Island, WA 98286; Physical Office: 640 Mullis St #214, Friday Harbor, WA</i><o:p></o:p></p><p class=MsoNormal><span style='font-size:8.0pt'>****************************************************************<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:8.0pt'>The information contained in this email message, including attachments, may be privileged, confidential and protected from disclosure. If you are not the intended recipient, any dissemination, distribution or copying is strictly prohibited. If you think you have received this email in error, please email the sender at <a href="mailto:cyfield@rockisland.com">cyfield@rockisland.com</a> and destroy or delete the original and any copies.</span> <o:p></o:p></p></div><p class=MsoNormal><o:p> </o:p></p><div><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>Heather de Vrieze<br><b>Sent:</b> Thursday, December 16, 2021 9:24 AM<br><b>To:</b> WSBA Probate & Trust Listserv <<a href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a>><br><b>Subject:</b> Re: [WSBAPT] Selling real property to pay estate tax<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:12.0pt'>I have more than once provided a letter regarding estate taxes which stated “this property is being sold to provide liquidity to pay the likely estate taxes due on account of the death of the owner which will be timely paid.”<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:12.0pt'>I suppose it depends on the title company, but this has worked for me in the past.<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:12.0pt'>Heather<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt'><o:p> </o:p></span></p><div><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:1.9652in;height:1.0972in' id="Picture_x0020_1" src="cid:image004.jpg@01D7F27C.406E5CC0"></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="https://f.xdref.com/?id=1BGJ2GGO019644&from=wsbapt-bounces@lists.wsbarppt.com&to=j.mccrady@pstitle.com&url=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></b><b><span style='color:#1F497D'> </span></b><a href="https://www.facebook.com/DeVriezeCarney"><b><span style='color:blue;text-decoration:none'><img border=0 width=72 height=21 style='width:.75in;height:.2222in' id="Picture_x0020_2" src="cid:image005.png@01D7F27C.406E5CC0" 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></div><p class=MsoNormal><span style='font-size:12.0pt'><o:p> </o:p></span></p><div><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><a href="mailto:cyfield@rockisland.com">cyfield@rockisland.com</a><br><b>Sent:</b> Wednesday, December 15, 2021 4:55 PM<br><b>To:</b> 'WSBA Probate & Trust Listserv' <<a href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a>><br><b>Subject:</b> Re: [WSBAPT] Selling real property to pay estate tax<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Folks- I just opened a probate with total probate/nonprobate assets of approx. $3.5 million total. The rub is there likely will be not enough assets in probate estate to satisfy WA estate tax liability. According to Will/Trust, any balance owed is to be apportioned pursuant to Washington law. We are prepared to give notice to beneficiaries of non-probate assets of potential liability pursuant to RCW 11.18.200. However, it is quite possible that my client as successor trustee, with beneficiaries’ consent, will need to sell some specifically gifted real property . I am preparing a letter of instruction to my client and it crossed my mind that this may be a catch 22 situation in that title company won’t insure sale without confirmation that taxes are paid but we can’t pay taxes until real property is sold. This is my first rodeo on this horse and I was wondering if anyone had any suggestions/words of wisdom? Thanks in advance, Cy <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal><i>Cyrus W. Field, Attorney at Law (admitted in Washington and Oregon); Phone: 360-472-1223 <o:p></o:p></i></p><p class=MsoNormal><i>Mail: POB 367, Shaw Island, WA 98286; Physical Office: 640 Mullis St #214, Friday Harbor, WA</i><o:p></o:p></p><p class=MsoNormal><span style='font-size:8.0pt'>****************************************************************<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:8.0pt'>The information contained in this email message, including attachments, may be privileged, confidential and protected from disclosure. If you are not the intended recipient, any dissemination, distribution or copying is strictly prohibited. If you think you have received this email in error, please email the sender at <a href="mailto:cyfield@rockisland.com">cyfield@rockisland.com</a> and destroy or delete the original and any copies.</span> <o:p></o:p></p></div><p class=MsoNormal><o:p> </o:p></p></div></body></html>