<div dir="ltr"><div class="gmail_default" style="font-family:arial,sans-serif">I will say that Eric gave me advice on this matter approximately 2 years back for someone who was on their deathbed.....so grateful for this assistance and these tips because nearly EVERY condition that was listed was tested by the individual who was granted the right to remain - such that ultimately, they stated that they would disclaim the right and allow the property to be sold and the residue distributed to the other family members. </div><div class="gmail_default" style="font-family:arial,sans-serif"><br></div><div class="gmail_default" style="font-family:arial,sans-serif">Eric - if you don't feel it enough - you are part of the crown jewels of this listserv for your willingness to assist others. </div><div class="gmail_default" style="font-family:arial,sans-serif"><br></div><div class="gmail_default" style="font-family:arial,sans-serif">This email just triggered the memory of help and given that we work in a field where we tell our clients (daily) to not leave things unsaid, I felt it needed to be said about Eric. </div><div class="gmail_default" style="font-family:arial,sans-serif"><br></div><div class="gmail_default" style="font-family:arial,sans-serif">Brent</div><div><div dir="ltr" class="gmail_signature" data-smartmail="gmail_signature"><div dir="ltr"><div dir="ltr"><p><b><span style="font-family:"Times New Roman",serif">Brent
Williams-Ruth</span></b><span style="font-family:"Times New Roman",serif"> (pronouns: he/him)<br>
<i>Attorney-At-Law</i></span></p><p><b><span style="font-family:"Times New Roman",serif">Law
Offices of Brent Williams-Ruth, </span></b><b><span style="font-family:"Times New Roman",serif"><font size="1">a division of BWR Consulting, PLLC</font></span></b><b><span style="font-family:"Times New Roman",serif"></span></b></p><p><b><span style="font-family:"Times New Roman",serif">Physical Address: 500 S 336th Street, Suite 214; Federal
Way, WA 98003</span></b><span style="font-family:"Times New Roman",serif"></span></p><p><b><span style="font-family:"Times New Roman",serif"><font color="#ff0000">**EFFECTIVE IMMEDIATELY**</font> All mail sent through the USPS should be sent to the following address: </span></b><b><span style="font-family:"Times New Roman",serif">PO BOX 3319; Federal Way, WA 98063 </span></b></p><p><span style="font-family:"Times New Roman",serif">Office/Scheduling
Phone:<span style="color:#004080"> </span><font color="#ff0000">(253) 285-7751</font></span></p><p><span style="font-family:"Times New Roman",serif">Direct:<font color="#ff0000"> (253) 285-7453</font></span></p><p>
</p><p><span style="font-family:"Times New Roman",serif"><a href="mailto:Brent@Williams-RuthLaw.com" target="_blank">e-mail</a> / <a href="http://www.williams-ruthlaw.com/" target="_blank">website</a> /</span><span style="font-size:9.5pt;font-family:"Times New Roman",serif"> </span><span style="font-family:"Times New Roman",serif"><a href="http://www.facebook.com/bwrlaw" target="_blank"><span style="font-size:9.5pt">facebook</span></a></span><span style="font-size:9.5pt;font-family:"Times New Roman",serif"> / </span><span style="font-size:12.0pt;font-family:"Times New Roman",serif"></span></p></div></div></div></div><br></div><br><div class="gmail_quote"><div dir="ltr" class="gmail_attr">On Tue, Apr 12, 2022 at 2:39 PM Eric Nelsen <<a href="mailto:eric@sayrelawoffices.com">eric@sayrelawoffices.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;">
<div class="gmail-m_-4197863013293226644WordSection1">
<p class="MsoNormal">In my experience, a true “life estate,” as in the old-fashioned defeasible fee, is seldom a good idea because it leaves all kinds of potential issues unresolved as to rights and duties of the owner and the remainder interest. Better to
put the property in an express testamentary trust so that terms can be elaborated.<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">Typically when a layperson says “life estate” they’re basically talking about a desire to give the beneficiary the right to live in the house rent-free. But who pays mortgage, taxes, insurance, repairs, maintenance? What happens if the
beneficiary neglects the property and it starts to badly degrade? What if someone else moves in with them? Can the beneficiary rent the property out?<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">Here’s my laundry list of problems I identified in course of litigating some years back (in relation to a surviving domestic partner being allowed to live at the house after decedent’s death), and thinking about how EP could minimize potential
issues:<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">Will provisions for a post-death occupant of house:<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal"> gift is only a right to occupy and is conditioned on fulfilment of all conditions herein. right to occupy is not assignable and may not be shared except for casual overnight visiting guests.<u></u><u></u></p>
<p class="MsoNormal"> gift includes right to occupy without payment of rent during pendency of probate, but during pendency of probate the beneficiary must cooperate in allowing access to the property to the full extent the PR finds it necessary
or convenient, at any time, upon 12 hours' oral or written notice or no notice in case of emergency.<u></u><u></u></p>
<p class="MsoNormal"> gift is not a life estate. the gift is intended solely as an accommodation to my partner to allow her/him to continue to live at the property where we lived together. my intent is for all value of the real property to pass
to my residue heir subject only to this limited right to occupy which has no market value, for the full value of the property to be preserved for the residue heir, at occupant's expense during occupancy, and without any financial burden on my estate or residue
heir during occupancy.<u></u><u></u></p>
<p class="MsoNormal"> right to occupy is not exclusive as against the estate (not residue heir) retains rights to enter and inspect to the same extent as a tenant-in-common, and estate may store tangible personal property that belonged to decedent
at time of death until probate is closed.<u></u><u></u></p>
<p class="MsoNormal"> right to occupy belongs to partner only and may not be extended to any overnight guests for longer than seven (7) days out of any six (6) week period; provided, partner may have a paid in-home licensed and certified caregiver<u></u><u></u></p>
<p class="MsoNormal"> occupancy defined as: actually occupying the home on an overnight basis for at least five weeks out of every ten weeks [except winter snowbird? except up to 90 days if hospitalized or in convalescent care?].<u></u><u></u></p>
<p class="MsoNormal"> estate has a right to maintain exterior surveillance cameras and other equipment to keep house secure and monitored.<u></u><u></u></p>
<p class="MsoNormal"> must pay for reasonable maintenance and repair. scope of reasonable maintenance and repair includes without limitation maintaining roof secure from leaks; maintenance of exterior envelope against water leaks; repair or replacement
of refrigerator, oven/range, washer/dryer, microwave; regular mowing and trimming of yard and curtilage; [etc.]<u></u><u></u></p>
<p class="MsoNormal"> must pay all property taxes when due.<u></u><u></u></p>
<p class="MsoNormal"> must pay all utilities when due.<u></u><u></u></p>
<p class="MsoNormal"> must pay for and maintain homeowner insurance for full replacement value of the house, naming residue heir as insured; shall cover for fire, and flooding if necessary, but not responsible for earthquake coverage; shall include
inflation rider to maintain full coverage; occupant to select the company with residue heir's approval, which approval shall not be unreasonably withheld.<u></u><u></u></p>
<p class="MsoNormal"> residue heir has right to direct access to and communication with insurer<u></u><u></u></p>
<p class="MsoNormal"> must pay mortgage?<u></u><u></u></p>
<p class="MsoNormal"> if estate has insufficient other assets to pay all costs of administration and lawful claims against the estate, then estate may sell the house and substitute a gift to occupant calculated as $X per year by actuarial table
of occupant's life.<u></u><u></u></p>
<p class="MsoNormal"> residue heir to have right to routinely inspect the property no more often than semi-annually upon 48' hrs notice to occupant, and additional right to enter at any time without notice in emergency to preserve property value<u></u><u></u></p>
<p class="MsoNormal"> residue heir right to receive annual accounting relating to payments, maintenance and repair<u></u><u></u></p>
<p class="MsoNormal"> notice of default and opportunity to cure, residue heir to have right to issue<u></u><u></u></p>
<p class="MsoNormal"> residue heir to have right to use unlawful detainer procedure for failure to meet requirements, award of atty fees to prevailing party<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<div>
<p class="MsoNormal">Sincerely,<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">Eric<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">Eric C. Nelsen<u></u><u></u></p>
<p class="MsoNormal">Sayre Law Offices, PLLC<u></u><u></u></p>
<p class="MsoNormal">1417 31st Ave South<u></u><u></u></p>
<p class="MsoNormal">Seattle WA 98144-3909<u></u><u></u></p>
<p class="MsoNormal">206-625-0092<u></u><u></u></p>
<p class="MsoNormal"><a href="mailto:eric@sayrelawoffices.com" target="_blank"><span style="color:rgb(5,99,193)">eric@sayrelawoffices.com</span></a><u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal"><b><span style="background:aqua">Covid-19 Update -
</span></b>All attorneys are working remotely during regular business hours and are available via email and by phone. Videoconferencing also is available. Signing of estate planning documents can be completed and will be handled on a case-by-case basis. Please
direct mail and deliveries to the Seattle office.<u></u><u></u></p>
</div>
<p class="MsoNormal"><u></u> <u></u></p>
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<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>Inge Fordham<br>
<b>Sent:</b> Tuesday, April 12, 2022 2:02 PM<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] Real Property Bequest Subject to Life Estate<u></u><u></u></p>
</div>
</div>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">Upon his death, PC wants to leave his real property to his step-son subject to a life estate in his sister. What’s the best way to go about this? Just include a bequest to the stepson, subject to a life estate in sister, in the last will
and testament? Is there such thing as a TOD deed to John Doe subject to a life estate in Sarah Appleseed?
<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
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<p class="MsoNormal" style="margin-bottom:3pt"><span style="font-size:12pt;font-family:Cambria,serif;color:black">Fordham Law, PLLC</span><span style="font-size:12pt"><u></u><u></u></span></p>
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