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<p class="MsoNormal">Thank you so much, Eric. <o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><b><span style="font-size:12.0pt;mso-ligatures:none">Allen Draher<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="mso-ligatures:none"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><b><span style="mso-ligatures:none">Law Office of Allen Draher, PLLC<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="mso-ligatures:none">9108 Fauntleroy Way S.W.<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="mso-ligatures:none">Seattle, WA 98136-2617<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="mso-ligatures:none"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><b><span style="mso-ligatures:none">ph 206-484-8212<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="mso-ligatures:none"><a href="mailto:allen@draherlaw.com"><span style="color:blue">allen@draherlaw.com</span></a><o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="mso-ligatures:none"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:10.5pt;font-family:Consolas;mso-ligatures:none">__________________________________________________________<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="mso-ligatures:none">NOTICE: This communication (including any attachments) may contain privileged or confidential information intended for a specific individual and purpose, and is protected by law. If you are not the intended
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<p class="MsoNormal"><span style="font-size:10.5pt;font-family:Consolas;mso-ligatures:none">__________________________________________________________<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="mso-ligatures:none">To comply with IRS regulations, we are required to inform you that this message, if it contains advice relating to federal taxes, cannot be used for the purpose of avoiding penalties that may be imposed
under federal tax law.</span><span style="mso-ligatures:none"><o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b><span style="mso-ligatures:none">From:</span></b><span style="mso-ligatures:none"> wsbapt-bounces@lists.wsbarppt.com <wsbapt-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>Eric Nelsen<br>
<b>Sent:</b> Thursday, April 20, 2023 10:59 AM<br>
<b>To:</b> WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBAPT] Deed Reserving a Life Estate<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Setting aside the many concerns and problems with someone having a life estate and the advisability of creating one—I agree with Phil Jones!--I don’t think reserving a classical life estate is complicated. You would use a standard deed
form—statutory warranty or bargain & sale or quitclaim, whatever—and use basic conveyance language to Grantee, with “subject to and reserving a life estate for Grantor” added. Here’s an excerpt from Washington Real Property Deskbook Volume 3: Real Property
Interests & Duties of Third Parties - Chapter 1.3 (4th ed. updated 2015):<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in">(1) Life estates<o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in"> <o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in">Future Interests—Reversion (in Grantor)<o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in">Remainder (in Third Party)<o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in">Vested Completely<o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in">Subject to Open<o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in">Subject to Complete Defeasance (Executory Interests)<o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in">Contingent<o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in"> <o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in"><b>"O to A for life"</b><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in"><b>"O to A for life, then..."</b><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in"> <o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in">This is the shortest freehold estate and, as its title indicates, it is a freehold estate for the grantee's (or someone else's) life only. The most common usage to create a life estate is "to A for her life." More
often than not, a simple conveyance "to A for life" will create a life estate measured by A's life rather than that of the grantor.<o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in"> <o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in">The presumption of English law was that if words of inheritance were not used, the conveyance was of a life estate only. The need to use "and her heirs," or like language, was eliminated by statute. RCW 64.04.060.
Continued use of that language may create problems. See §1.4(7).<o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in"> <o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in">A life estate terminates with the death of the life tenant (or the death of the measuring life).
<u>Parr v. Davison</u>, 146 Wash. 354, 262 P. 959 (1928). In relationships with neighboring landowners (e.g., nuisance, support), the life estate has the same characteristics as the fee simple absolute. The life tenant has the right to undisturbed possession.
A life tenant who commits waste may be subject to a suit for damages or an injunction on behalf of the remainderman. By statute in Washington, the life tenant committing waste is liable for damages to "any person injured thereby"; in addition, the court may
decree a forfeiture. RCW 64.12.020; <u>see</u> <u>McDowell v. Beckham</u>, 72 Wash. 224, 130 P. 350 (1913). See also Volume 4, Chapter 5 (Waste), of this deskbook.<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
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<p class="MsoNormal"><span style="mso-ligatures:none">Sincerely,</span><o:p></o:p></p>
<p class="MsoNormal"><span style="mso-ligatures:none"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="mso-ligatures:none">Eric</span><o:p></o:p></p>
<p class="MsoNormal"><span style="mso-ligatures:none"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="mso-ligatures:none">Eric C. Nelsen</span><o:p></o:p></p>
<p class="MsoNormal"><span style="mso-ligatures:none">Sayre Law Offices, PLLC</span><o:p></o:p></p>
<p class="MsoNormal"><span style="mso-ligatures:none">1417 31st Ave South</span><o:p></o:p></p>
<p class="MsoNormal"><span style="mso-ligatures:none">Seattle WA 98144-3909</span><o:p></o:p></p>
<p class="MsoNormal"><span style="mso-ligatures:none">206-625-0092</span><o:p></o:p></p>
<p class="MsoNormal"><span style="mso-ligatures:none"><a href="mailto:eric@sayrelawoffices.com">eric@sayrelawoffices.com</a></span><o:p></o:p></p>
<p class="MsoNormal"><span style="mso-ligatures:none"> </span><o:p></o:p></p>
<p class="MsoNormal"><b><span style="background:aqua;mso-highlight:aqua;mso-ligatures:none">Covid-19 Update -
</span></b><span style="mso-ligatures:none">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.</span><o:p></o:p></p>
</div>
<p class="MsoNormal"> <o:p></o:p></p>
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<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b><span style="mso-ligatures:none">From:</span></b><span style="mso-ligatures:none">
<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>Allen Draher<br>
<b>Sent:</b> Thursday, April 20, 2023 10:17 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> [WSBAPT] Deed Reserving a Life Estate</span><o:p></o:p></p>
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<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">Good Morning, Does anyone have a template for a deed reserving a life estate to the grantor that they are willing to share? I haven’t run into this before in my practice. Thank you, Allen
<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;mso-ligatures:none">Allen Draher</span></b><o:p></o:p></p>
<p class="MsoNormal"><b><span style="mso-ligatures:none"> </span></b><o:p></o:p></p>
<p class="MsoNormal"><b><span style="mso-ligatures:none">Law Office of Allen Draher, PLLC</span></b><o:p></o:p></p>
<p class="MsoNormal"><b><span style="mso-ligatures:none">9108 Fauntleroy Way S.W.</span></b><o:p></o:p></p>
<p class="MsoNormal"><b><span style="mso-ligatures:none">Seattle, WA 98136-2617</span></b><o:p></o:p></p>
<p class="MsoNormal"><b><span style="mso-ligatures:none"> </span></b><o:p></o:p></p>
<p class="MsoNormal"><b><span style="mso-ligatures:none">ph 206-484-8212</span></b><o:p></o:p></p>
<p class="MsoNormal"><b><span style="mso-ligatures:none"><a href="mailto:allen@draherlaw.com"><span style="color:blue">allen@draherlaw.com</span></a></span></b><o:p></o:p></p>
<p class="MsoNormal"><b><span style="mso-ligatures:none"> </span></b><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.5pt;font-family:Consolas;mso-ligatures:none">__________________________________________________________</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.5pt;font-family:Consolas;mso-ligatures:none"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="mso-ligatures:none">NOTICE: This communication (including any attachments) may contain privileged or confidential information intended for a specific individual and purpose, and is protected by law. If you are not the intended
recipient, you should delete this communication and/or shred the materials and any attachments and are hereby notified that any disclosure, copying or distribution of this communication, or the taking of any action based on it, is strictly prohibited. Thank
you.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.5pt;font-family:Consolas;mso-ligatures:none">__________________________________________________________</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.5pt;font-family:Consolas;mso-ligatures:none"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="mso-ligatures:none">To comply with IRS regulations, we are required to inform you that this message, if it contains advice relating to federal taxes, cannot be used for the purpose of avoiding penalties that may be imposed
under federal tax law.</span><o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
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