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<p class="MsoNormal">I think the rationalization is that “conveyance” means a voluntary act, and does not apply to transfers of real estate by court action or operation of law.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">No deed is required to transfer ownership of real property in a divorce, for example—the judgment alone is sufficient.
<u>See, e.g.</u>, <u>In re Marriage of Kowalewski</u>, 163 Wn.2d 542, 548, 182 P.3d 426 (2008),
<u>citing</u> <u>see</u> <u>United Benefit Life Ins. Co. v. Price</u>, 46 Wn.2d 587, 283 P.2d 119 (1955),
<u>overruled on other grounds by</u> <u>Aetna Life Ins. Co. v. Wadsworth</u>, 102 Wn.2d 652, 689 P.2d 46 (1984).<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Also recall the underlying doctrine in adverse possession—that 10 years of exclusive, continuous, hostile, open & notorious possession is enough to
<u>actually</u> transfer ownership, and the court’s judgment later on merely confirms the transfer that occurred back when the 10-year requirement was met.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Same thing with inheritance, I think. The fundamental rules about real estate in our legal system is that it’s always owned by somebody. So inheritance is instant upon death (in theory anyway since the simultaneous death act, Ch. 11.05A
RCW, leaves a 120-hour window in which the instant vesting can be retroactively deemed not to have happened).<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">The issue I think Mark’s driving at is, how does one find out that the owner listed in the public record has died and somebody else now owns the property. As with adverse possession, I think it won’t show up in a title search until somebody
takes formal action confirming the transfer that already happened by operation of law at the time of death. That is most often done via a probate with the PR executing a deed, but it could also occur without a deed by the Court entering a Decree of Distribution.
Alternatively, an adjudication of testacy or intestacy under RCW 11.28.340, without appointment of a PR, is also effective as a Decree of Distribution.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">So the fact of the inheritance won’t show in a title company’s search until there is some kind of formal action to put either a Decree or a deed into the public record. If the probate doesn’t happen for years, then a title search won’t
reveal the anomaly for that entire time: even though ownership has <u>actually</u> passed by inheritance, there is nothing in the record confirming it. Same problem with adverse possession, really: there could be an existing adverse possession of part of the
property, and there’s no way to tell from the title documents, until the possessor get a judgment quieting title.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Sincerely,<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Eric<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Eric C. Nelsen<o:p></o:p></p>
<p class="MsoNormal">Sayre Law Offices, PLLC<o:p></o:p></p>
<p class="MsoNormal">1417 31st Ave South<o:p></o:p></p>
<p class="MsoNormal">Seattle WA 98144-3909<o:p></o:p></p>
<p class="MsoNormal">206-625-0092<o:p></o:p></p>
<p class="MsoNormal"><a href="mailto:eric@sayrelawoffices.com"><span style="color:#0563C1">eric@sayrelawoffices.com</span></a><o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><b>From:</b> wsbapt-bounces@lists.wsbarppt.com <wsbapt-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>Philip N. Jones<br>
<b>Sent:</b> Tuesday, May 30, 2023 10:25 AM<br>
<b>To:</b> WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBAPT] Transfer of Interests in Real Property<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">I share Mark’s curiosity. Down here in Oregon, we have a similar statute. I have never understood what effect it has.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">Perhaps it is similar to the early vesting rule we have down here, which provides that assets in a trust or estate vests at the earliest possible moment, usually at the
death of the testator (or trustor) unless the document states otherwise. So if I die, my assets vest in my kids, even if one of them dies the next day, unless my will states otherwise. But my estate still needs to go through probate for formal title to pass
by a PR’s deed.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">Does anyone have a different take on that statute?<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">Phil Jones<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">Philip N. Jones<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">Duffy Kekel LLP<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">900 S.W. Fifth Ave. Suite 2500<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">Portland, OR 97204<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><a href="mailto:pjones@duffykekel.com">pjones@duffykekel.com</a><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">(503) 226-1371 – office<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">(503) 853-1482 – cell<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif">(503) 226-3574 - fax<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
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<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>Mark Anderson<br>
<b>Sent:</b> Tuesday, May 30, 2023 10:13 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] Transfer of Interests in Real Property<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">Dear Listmates:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">It has oft been said (indeed it is said below) that</span> "<span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">real property, its rights
and burdens, vest in the devisee at death, subject only to claims against the estate."<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">How, then, does this premise circumvent or supersede the requirements of RCW 64.04.010 that conveyances and encumbrances are to be by deed? I acknowledge the "PROVIDED"
language in that statute, but I am not clear on the mechanics involved.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">And how would you expect a title search to reveal such a transfer?<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">In advance, thanks for your input.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060"><o:p> </o:p></span></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#222A35">Mark B. Anderson<br>
</span></b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#222A35">ANDERSON LAW FIRM PLLC<br>
821 Dock St Ste 209 PMB 4-12<br>
Tacoma, Washington 98402<br>
+1 253-327-1750<br>
+1 253-327-1751 (fax)<br>
<a href="mailto:marka@mbaesq.com"><span style="color:blue">marka@mbaesq.com</span></a><br>
<a href="http://www.mbaesq.com/"><span style="color:blue">www.mbaesq.com</span></a><b><o:p></o:p></b></span></p>
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