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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">This is probably worth absolutely nothing:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">I follow this “mostly” but did the title commitment that buyer received prior to sale include this exclusion? And did buyer know any of this about lack of probate, etc.?
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">There is a missing piece here it seems to me: how was buyer to be made aware of the estate’s involvement and failure to probate, etc., unless it was disclosed in the commitment
PRIOR to closing? <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">I have zero practical experience on this particular issue, but I guess I will be surprised somewhat if DSHS does not say: “Ah! Your warranty deed recorded before our lien.
We will release the lien and go sue the seller. Good day!”<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">Or, if they do not, I guess I would connect every dot on what the title insurer disclosed and excluded BEFORE closing vs. in the final policy it mailed out 30 days after
closing.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">My glasses may be too rosy. If DSHS collects on its lien from buyer; and buyer has no title insurance coverage; and buyer had only nominal/minimal understanding that they
were buying from a decedent’s estate, then there is a gap in our system if we allocate that risk in that equation to . . . the buyer. With no arm’s length, FMV, ordinary course or other such insolvency/bankruptcy/UCC-type defenses to the state’s lien? Just
seems very odd to me as an American lawyer, honestly.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">Like Diane, I’m very curious to understand how this plays out.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">Best, Josh
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt">From:</span></b><span style="font-size:11.0pt"> wsbapt-bounces@lists.wsbarppt.com <wsbapt-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>Natalie Kuehler<br>
<b>Sent:</b> Wednesday, October 19, 2022 12:49 PM<br>
<b>To:</b> WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBAPT] DSHS Lien on Real Property Recorded After the Property's Sale<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro"">Thank you, Diane. I agree with the approach you outlined below; our next step will be finding out how much the lien is for and whether there is any way to negotiate a settlement.
I’ll let you know how it goes!<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro""><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro"">The seller apparently is destitute, so there’s not much of a chance of recovery there.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro""><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro""><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro"">Natalie<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro""><o:p> </o:p></span></p>
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<div>
<p class="MsoNormal" align="center" style="text-align:center"><span style="font-size:12.0pt;font-family:"Chaparral Pro";color:#060A2E">Natalie N. Kuehler</span><span style="font-size:12.0pt;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" align="center" style="text-align:center"><span style="font-size:12.0pt;font-family:"Chaparral Pro";color:#060A2E"><o:p> </o:p></span></p>
<p class="MsoNormal" align="center" style="text-align:center"><span style="font-size:11.0pt;font-family:"Chaparral Pro";color:#060A2E">CONFIDENTIALITY STATEMENT: This message contains information that may be confidential and protected by the attorney-client
privilege. If you received this message in error, please notify the sender immediately and delete the message.</span><span style="font-size:11.0pt"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro""><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro""><o:p> </o:p></span></p>
<div style="border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal" style="margin-bottom:12.0pt"><b><span style="font-size:12.0pt;color:black">From:
</span></b><span style="font-size:12.0pt;color:black"><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>> on behalf of Diane J. Kiepe
<<a href="mailto:DJKiepe@depdslaw.com">DJKiepe@depdslaw.com</a>><br>
<b>Date: </b>Wednesday, October 19, 2022 at 11:20 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] DSHS Lien on Real Property Recorded After the Property's Sale<o:p></o:p></span></p>
</div>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">So the insurance company was wise to protect their interest by excluding wife’s creditor’s of her estate for claims that would have been disclosed. This likely takes them
off the hook. Because no notice to creditor’s was given, I read the rights of DSHS running 2 years. In essence, and off the cuff without more research, I would think your client’s have a cloud on title and that they may have a claim against seller if the
property passed by warranty deed. As between DSHS and buyers, I am not sure if there is a bona fide purchaser defense, particularly since no probate took place.
</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">From a practice standpoint, I would call DSHS and try to get the amount they are claiming as their lien. Then, depending on the amount, you can make a plan moving forward.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">I am so interested in knowing how this turns out. If you can share with us the end result down the road, I sure would appreciate it.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
<div>
<p class="MsoNormal"><i><span style="font-size:11.0pt;font-family:"Script MT Bold"">Diane J. Kiepe</span></i><o:p></o:p></p>
<p class="MsoNormal"><i><span style="font-size:11.0pt;font-family:"Script MT Bold""> </span></i><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Diane J. Kiepe</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Douglas Eden</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">717 W. Sprague Ave.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Suite 1500</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Spokane, WA 99201</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><a href="mailto:djkiepe@depdslaw.com">djkiepe@depdslaw.com</a></span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">509-455-5300</span><o:p></o:p></p>
</div>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"> </span><o:p></o:p></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt">From:</span></b><span style="font-size:11.0pt">
<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>Natalie Kuehler<br>
<b>Sent:</b> Wednesday, October 19, 2022 10:56 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] DSHS Lien on Real Property Recorded After the Property's Sale</span><o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro"">Thank you both! The title insurance policy has an exclusion for creditors of the predeceased wife’s estate that would have been disclosed if a probate action had been filed, so
getting coverage for this might prove difficult.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro""> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro"">Natalie</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro""> </span><o:p></o:p></p>
<div>
<div>
<p class="MsoNormal" align="center" style="text-align:center"><span style="font-size:12.0pt;font-family:"Chaparral Pro";color:#060A2E">Natalie N. Kuehler</span><o:p></o:p></p>
<p class="MsoNormal" align="center" style="text-align:center"><span style="font-size:12.0pt;font-family:"Chaparral Pro";color:#060A2E"> </span><o:p></o:p></p>
<p class="MsoNormal" align="center" style="text-align:center"><span style="font-size:11.0pt;font-family:"Chaparral Pro";color:#060A2E">CONFIDENTIALITY STATEMENT: This message contains information that may be confidential and protected by the attorney-client
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro""> </span><o:p></o:p></p>
<div style="border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal" style="margin-bottom:12.0pt"><b><span style="font-size:12.0pt;color:black">From:
</span></b><span style="font-size:12.0pt;color:black"><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>> on behalf of Marcus J.
Fry <<a href="mailto:mjf@witherspoonkelley.com">mjf@witherspoonkelley.com</a>><br>
<b>Date: </b>Wednesday, October 19, 2022 at 10:48 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] DSHS Lien on Real Property Recorded After the Property's Sale</span><o:p></o:p></p>
</div>
<p class="MsoNormal"><span style="font-size:11.0pt">Natalie:</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Contact the title insurer because this should have been insured against fbo your clients.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
<p><span style="font-size:10.0pt;font-family:"Arial",sans-serif"><br>
<strong><span style="font-family:"Arial",sans-serif">Marcus J. Fry</span></strong><br>
Attorney | Witherspoon • Kelley<br>
<a href="mailto:mjf@witherspoonkelley.com">mjf@witherspoonkelley.com</a> | <a href="https://www.witherspoonkelley.com/marcus-j-fry">
Attorney Profile</a> | <a href="https://www.witherspoonkelley.com/s/mfj.vcf">vCard</a></span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
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(509) 248-7220 (office)<br>
(509) 575-1883 (fax)<br>
witherspoonkelley.com</span><o:p></o:p></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt">From:</span></b><span style="font-size:11.0pt">
<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>Leighann Hansing<br>
<b>Sent:</b> Wednesday, October 19, 2022 10:19 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] DSHS Lien on Real Property Recorded After the Property's Sale</span><o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><span style="font-size:12.0pt"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">RCW 41.05A.090 (6) A lien authorized under this section relates back to attach to any real property that the decedent had an ownership interest in immediately before death and is effective as of that date
or date of recording, whichever is earlier.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt"> </span><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><span style="font-size:11.0pt">From:</span></b><span style="font-size:11.0pt">
<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>Natalie Kuehler<br>
<b>Sent:</b> Tuesday, October 18, 2022 1:07 PM<br>
<b>To:</b> <a href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a><br>
<b>Subject:</b> [WSBAPT] DSHS Lien on Real Property Recorded After the Property's Sale</span><o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><span style="font-size:12.0pt"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro"">Hello all,</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro""> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro"">I have clients who purchased real property from a widower, with title insurance that was secured by the widower’s completion and filing of a lack of probate affidavit. No probate
for the wife’s estate was ever opened, and the lack of probate affidavit confirmed that there were no outstanding debts or expenses arising from his wife’s last illness. After the sale closed, but within two years of the wife’s death, DSHS filed a Notice and
Statement of Lien (Estate Recovery) for an undisclosed amount. </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro""> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro"">Can DSHS enforce the Lien against the real property even though the property was sold to my clients at market rate? Are there any deadlines for enforcement of a DSHS lien that is
placed on property after the surviving spouse of the deceased debtor has sold it? The lien at this point is already over two years old, and the real property was transferred to my clients over three years ago.
</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro""> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro"">Any thoughts (or referrals) would be appreciated.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro""> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro"">Thank you!</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro"">Natalie</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Chaparral Pro""> </span><o:p></o:p></p>
<div>
<div>
<p class="MsoNormal" align="center" style="text-align:center"><span style="font-size:11.0pt;font-family:"Chaparral Pro";color:#060A2E">Natalie N. Kuehler</span><o:p></o:p></p>
<p class="MsoNormal" align="center" style="text-align:center"><span style="font-size:12.0pt;font-family:"Chaparral Pro";color:#060A2E">THE KUEHLER LAW FIRM PLLC</span><o:p></o:p></p>
<p class="MsoNormal" align="center" style="text-align:center"><span style="font-size:11.0pt;font-family:"Chaparral Pro";color:#060A2E">PO Box 3059 – 1112 State Route 20</span><o:p></o:p></p>
<p class="MsoNormal" align="center" style="text-align:center"><span style="font-size:11.0pt;font-family:"Chaparral Pro";color:#060A2E">Winthrop, WA 98862</span><o:p></o:p></p>
<p class="MsoNormal" align="center" style="text-align:center"><span style="font-size:11.0pt;font-family:"Chaparral Pro";color:#060A2E">o: (509) 996-2832 x1 – c (509) 557-5769</span><o:p></o:p></p>
<p class="MsoNormal" align="center" style="text-align:center"><span style="font-size:11.0pt;font-family:"Chaparral Pro";color:#060A2E"><a href="https://link.edgepilot.com/s/01d1c2b6/2HB3JhrZtkm0uC0ux_9xlg?u=https://nam12.safelinks.protection.outlook.com/?url=http%253A%252F%252Fwww.kuehlerlaw.com%252F%26data=05%257C01%257C%257Cad2c0d27db2441aea99e08dab1459a7b%257C84df9e7fe9f640afb435aaaaaaaaaaaa%257C1%257C0%257C638017209764896031%257CUnknown%257CTWFpbGZsb3d8eyJWIjoiMC4wLjAwMDAiLCJQIjoiV2luMzIiLCJBTiI6Ik1haWwiLCJXVCI6Mn0%253D%257C3000%257C%257C%257C%26sdata=IgmuA10cUtxaVI6ScQtB1YDa%252FJ13nmfRKa2R8A41FZ8%253D%26reserved=0">https://link.edgepilot.com/s/1b8f0a6b/v8iUpJp_u0yG0zNtfCbugA?u=http://www.kuehlerlaw.com/</a></span><o:p></o:p></p>
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