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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>Amy,<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>I do not believe you can avoid probate for the father using an affidavit of lack of probate. Assuming you cannot find the witnesses to prove a lost Will, and assuming the two adult children are the only heirs, I would open a joint probate for husband and wife. That way a proper deed can be issued to the home buyer and the monies disbursed to the two children.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Jeff Davis<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><b><span style='font-family:"Tahoma",sans-serif'>W. Jeff Davis<o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'>BELL & DAVIS PLLC</span></b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'><br>P.O. Box 510<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'>720 E. Washington Street, Suite 105<br>Sequim WA 98382<br>Phone: (360) 683.1129 <br>Fax: (360) 683.1258 <br>email: </span><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'><a href="mailto:jeff@bellanddavispllc.com"><span style='color:#0563C1'>jeff@bellanddavispllc.com</span></a><span style='color:black'><br></span></span><a href="http://www.bellanddavispllc.com/" target="_blank"><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:blue'>www.bellanddavispllc.com</span></a><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'><br> <br>The information contained in this e-mail message 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 that you have received this e-mail message in error, please e-mail the sender at </span><a href="mailto:info@bellanddavispllc.com"><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:blue'>info@bellanddavispllc.com</span></a><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'> or call 360.683.1129.</span><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'><o:p></o:p></span></p><p class=MsoNormal><b><o:p> </o:p></b></p><p class=MsoNormal><o:p> </o:p></p><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>Amy Felt<br><b>Sent:</b> Tuesday, February 15, 2022 12:10 PM<br><b>To:</b> wsbapt@lists.wsbarppt.com<br><b>Subject:</b> [WSBAPT] Probate Question<o:p></o:p></p></div><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal>I have a situation where the wife died a few years ago and the husband stayed in the family home that they have owned for many years (both husband and wife on title). Husband just passed away. Two adult kids agree to have one of them continue to live in the paid off family home for the next few years and once the house sells they will divide the proceeds of the sale per the Will. Other than the family home all other assets can be transferred outside of probate. A probate was never done for the wife when she passed.<o:p></o:p></p><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>We have copies of both Wills and a Community Property Agreement, all signed but copies only, originals cannot be located. <o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>Have any of you been successful in having a title company accept two lack of probate affidavits to transfer the house without probate? If so, any recommendations on a Title Company that may insure Title now or in the future? Insights would be appreciated. <br clear=all><o:p></o:p></p><div><p class=MsoNormal><o:p> </o:p></p></div><p class=MsoNormal>-- <o:p></o:p></p><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><p class=MsoNormal>Felt Law <o:p></o:p></p></div><div><p class=MsoNormal>Amy Felt - Attorney<o:p></o:p></p></div></div><p class=MsoNormal>9840 Willows Road NE Suite #200<o:p></o:p></p></div><p class=MsoNormal>Redmond, WA 98052<o:p></o:p></p></div><div><p class=MsoNormal style='margin-bottom:12.0pt'>425-780-6103<o:p></o:p></p></div><p class=MsoNormal>Mailing Address:<o:p></o:p></p></div><div><p class=MsoNormal>Felt Law<o:p></o:p></p></div><p class=MsoNormal>PO BOX 2412<o:p></o:p></p></div><p class=MsoNormal style='margin-bottom:12.0pt'>Woodinville, WA 98072<o:p></o:p></p><div><p class=MsoNormal style='margin-bottom:12.0pt'><span style='font-size:8.0pt;color:black'>Before proceeding, please note: If you are not a current client of Felt Law, please do not include any information in this e-mail that you or someone else considers to be of a confidential or secret nature. Felt Law has no duty to keep confidential any of the information you provide. Neither the transmission nor receipt of your information is considered a request for legal advice, securing legal services or retaining a lawyer. An attorney-client relationship with Felt Law or any lawyer at Felt Law is not established until and unless Felt Law agrees to such a relationship as reflected in a separate writing. </span><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:8.0pt;color:black'>THIS ELECTRONIC MAIL TRANSMISSION AND ANY ATTACHMENTS MAY CONTAIN PRIVILEGED, CONFIDENTIAL, OR PROPRIETARY INFORMATION INTENDED ONLY FOR THE PERSON(S) NAMED. 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