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<div dir="ltr">That is wild, Amy; thanks for sharing. <span id="ms-outlook-ios-cursor"></span></div>
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<div dir="ltr">It brings to mind an issue I've never dealt with: how does one challenge a TODD (or any other deed, I suppose)? (Or a community property agreement or other nonprobate transfer? I realize the answer could be different for different nonprobate
transfer methods.)</div>
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<div dir="ltr">In any case, I wonder if any given challenge is barred after two years (even if some challenges are barred earlier by some relevant statute) . . . . </div>
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<div dir="ltr">Ah the potential complexities of all these "simplifying," probate avoidance tools.</div>
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<div dir="ltr">Joshua D. McKarcher</div>
<div dir="ltr">McKarcher Law PLLC</div>
<div dir="ltr">537 6th Street</div>
<div dir="ltr">Clarkston, WA 99403</div>
<div dir="ltr">(509) 758-3345</div>
<div dir="ltr">(509) 758-3314 (fax)</div>
<div dir="ltr">josh@mckarcherlaw.com</div>
<div dir="ltr"><a href="http://www.mckarcherlaw.com">www.mckarcherlaw.com</a></div>
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<div id="divRplyFwdMsg" dir="ltr"><font face="Calibri, sans-serif"><b>From:</b> wsbapt-bounces@lists.wsbarppt.com <wsbapt-bounces@lists.wsbarppt.com> on behalf of Lewis, Amy C. <ALewis@Eisenhowerlaw.com><br>
<b>Sent:</b> Friday, March 1, 2024 7:13 PM<br>
<b>To:</b> WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBAPT] Revocation of TODD?
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I just recently heard a story that supports #1 in Nick’s email below. TODD Deed named decedent’s only two children to receive the property jointly. Two children get along and attempt to sell the property shortly after parent’s death. They are contacted by
the title company who states that they have reviewed parent’s obituary which indicates there are three children, and they want to know why the third child was not included in the TODD. Turns out the third “child” was not actually a family member but viewed
by the decedent as “like a child.” Since when are title companies reviewing obituaries and basing title decisions on what people choose to include in an obituary?</p>
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<span style="font-family:'Calibri','sans-serif'">Amy Lewis, Attorney<br>
Pronouns she/her/hers<br>
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</font></font></span><span style="font-size:11pt; font-family:'Calibri','sans-serif'"><span style="color: rgb(0, 0, 0);"><span style="font-size:11pt; font-family:'Calibri','sans-serif'">909 A Street, Suite 600 | Tacoma, WA 98402<br>
</span><span style="font-size:11pt; font-family:'Calibri','sans-serif'"><strong style="color: rgb(0, 0, 0);"></strong>phone 253.572.4500 | fax 253.272.5732 |</span></span></span><span style="font-size:11pt; font-family:'Calibri','sans-serif'">
</span><a href="https://urldefense.proofpoint.com/v2/url?u=http-3A__www.eisenhowerlaw.com_&d=DwMGaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=HmI827tYNEay_doKT4-Wahi2_BTHniCUtfy1kU_LvqQ&m=EBt89NZJjXVHaBBWswV1RY0vEA73Ki5s6o5ujPOKfosxa3KqwrUMkrwiCxG25cPp&s=w6qj1Gp9TJ8yr6tR-4rjLi0uuAB6I7ngWEmVIkmLJnU&e="><span style="font-size: 11pt; text-decoration: none; font-family: Calibri, sans-serif; color: rgb(192, 0, 0);">www.eisenhowerlaw.com</span></a></font>
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<b>From:</b> wsbapt-bounces@lists.wsbarppt.com <wsbapt-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>Nick Pleasants<br>
<b>Sent:</b> Thursday, February 29, 2024 12:13 PM<br>
<b>To:</b> WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBAPT] Revocation of TODD?</p>
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<span style="font-size: 12pt; font-family: Aptos, sans-serif; color: black;">I share Josh's dislike for TODD's. Although this is admittedly off-topic, allow me a minute on my soapbox to argue against ever using a TODD.</span></p>
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<span style="font-size:12.0pt; font-family:"Aptos",sans-serif">Title companies don't like them. If the beneficiary of the TODD sells the property within 24 months of death, the Title company is going to ask the Seller to indemnify as to decedent's creditors
or publish a non-probate notice to creditors. Clients don't want to give blanket indemnities for unknown creditors. The result is that a simple probate or non-probate NTC is often the best solution to shortening the 24-month period for potential claims against
the Decedent's assets, even if they pass under a TODD. Then you haven't achieved the supposed cost-savings of the TODD, and you are better off transferring it through probate.</span></li></ol>
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<span style="font-size:12.0pt; font-family:"Aptos",sans-serif">Fire insurance coverage is arguably terminated immediately upon the owner's death. See
<i>Strope Robinson v. State Farm</i> (unpublished 8<sup>th</sup> Circuit <a href="https://urldefense.proofpoint.com/v2/url?u=https-3A__caselaw.findlaw.com_court_us-2D8th-2Dcircuit_2110323.html&d=DwMGaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=HmI827tYNEay_doKT4-Wahi2_BTHniCUtfy1kU_LvqQ&m=EBt89NZJjXVHaBBWswV1RY0vEA73Ki5s6o5ujPOKfosxa3KqwrUMkrwiCxG25cPp&s=1BnD_hDmHR1OPQ5jXn6BzB9NokGj0xqvJt1_RD9_9lw&e=" title="https://caselaw.findlaw.com/court/us-8th-circuit/2110323.html">
case</a>). While the PR/Estate is usually covered under a typical P&C policy, such coverage does not extend to the beneficiary of a TODD. In Strope-Robinson's case, the house burned down shortly after death, and coverage was properly denied because title had
vested to a new owner under a TODD, and she did not enjoy the continuity of coverage that a PR/Estate would have.</span></li></ol>
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<span style="font-size: 12pt; font-family: Aptos, sans-serif; color: black;">For these reasons, I think it prudent to at least advise clients of potential dangers of TODD's, but in practice I think they should be avoided.</span></p>
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<span style="font-size: 12pt; font-family: Aptos, sans-serif; color: black;">Best,<br>
Nick</span></p>
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<p style="background: repeat white;"><b><span style="font-size: 12pt; color: black;">Nicholas Pleasants | Shareholder</span></b><span style="color: rgb(36, 36, 36);"></span></p>
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<p style="background: repeat white;"><span style="color: rgb(112, 173, 71);"> </span><span style="color: rgb(36, 36, 36);"></span></p>
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Main: (425) 455-3900 | Fax: (425) 455-9201 | E-mail: <a href="mailto:npleasants@ohswlaw.com" target="_blank">
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<b><span style="color: black;">From:</span></b><span style="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 Mark Anderson <<a href="mailto:marka@mbaesq.com">marka@mbaesq.com</a>><br>
<b>Sent:</b> Tuesday, February 27, 2024 5:41 PM<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] Revocation of TODD?</span> </p>
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<span style="font-size: 10pt; font-family: Arial, sans-serif; color: rgb(0, 32, 96);">Josh – you are either being kind or snarky. I’ll take it either way. Thanks.</span></p>
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<span style="font-size: 10pt; font-family: Arial, sans-serif; color: rgb(0, 32, 96);"> </span></p>
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<b><span style="font-size: 10pt; font-family: Arial, sans-serif; color: rgb(0, 32, 96);">Mark B. Anderson<br>
</span></b><span style="font-size: 10pt; font-family: Arial, sans-serif; color: rgb(0, 32, 96);">ANDERSON LAW FIRM PLLC<br>
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<span style="font-size: 10pt; font-family: Arial, sans-serif; color: rgb(0, 32, 96);"> </span></p>
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<b><span style="font-family:"Calibri",sans-serif">From:</span></b><span style="font-family:"Calibri",sans-serif">
<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>Joshua McKarcher<br>
<b>Sent:</b> Tuesday, February 27, 2024 12:48 PM<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] Revocation of TODD?</span></p>
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<span style="font-family:"Calibri",sans-serif">This is what I get for attempting an answer to this question given my admitted dislike for TODDs generally.
</span></p>
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<span style="font-family:"Calibri",sans-serif"> </span></p>
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<span style="font-family:"Calibri",sans-serif">(I acknowledge they are wonderful for certain clients and situations, but I fear they give many clients/users more comfort than is warranted about a TODD’s effect in all but the most straightforward circumstances.
Also, the Legislature has now made them $315+ tools, forgetting that in 2014 it was probably trying to help homeowners SAVE estate planning fees. But alas.)</span></p>
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<span style="font-family:"Calibri",sans-serif">So, if I’m reading 64.80.080(2) and then .100(3) and (4) together, it appears the last surviving joint tenant or surviving spouse can simply file an entirely new TODD and accomplish a revocation by inconsistency
under .080(1)(a)(i) (even if it doesn’t reference any prior TODD, although I also would do as Mark suggests below, even if just to be kind).</span></p>
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<span style="font-family:"Calibri",sans-serif">Thank you, Mark, for this excellent education! Best, Josh
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<b><span style="font-family:"Calibri",sans-serif">From:</span></b><span style="font-family:"Calibri",sans-serif">
<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, February 27, 2024 11:30 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] Revocation of TODD?</span></p>
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<span style="font-size: 10pt; font-family: Arial, sans-serif; color: rgb(0, 32, 96);">I'm unaware of any "standard" form of revocation for a TODD. However, I would expect any revocation to be signed by the surviving spouse and acknowledged like any other deed.
I would also ensure that the revocation itself clearly references the TODD that is being revoked, both in the body and in the indexing information on the first page.
</span></p>
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<span style="font-size: 10pt; font-family: Arial, sans-serif; color: rgb(0, 32, 96);"> </span></p>
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<span style="font-size: 10pt; font-family: Arial, sans-serif; color: rgb(0, 32, 96);">Note that, under</span>
<span style="font-size: 10pt; font-family: Arial, sans-serif; color: rgb(0, 32, 96);">
WAC 458-61A-303(3)(j) and (k), no real estate excise tax affidavit is required for either the TODD or the revocation. I would not expect the tax rolls to be affected.</span></p>
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<span style="font-size: 10pt; font-family: Arial, sans-serif; color: rgb(0, 32, 96);"> </span></p>
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<span style="font-size: 10pt; font-family: Arial, sans-serif; color: rgb(0, 32, 96);">Also, RCW 64.80.100 (3)(a) would apply here, regardless of the characterization of the property as being community property.</span></p>
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<span style="font-size: 10pt; font-family: Arial, sans-serif; color: rgb(0, 32, 96);"> </span></p>
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<b><span style="font-size: 10pt; font-family: Arial, sans-serif; color: rgb(0, 32, 96);">Mark B. Anderson<br>
</span></b><span style="font-size: 10pt; font-family: Arial, sans-serif; color: rgb(0, 32, 96);">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: rgb(0, 32, 96);">marka@mbaesq.com</span></a><br>
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<b><span style="font-family:"Calibri",sans-serif">From:</span></b><span style="font-family:"Calibri",sans-serif">
<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>Joshua McKarcher<br>
<b>Sent:</b> Tuesday, February 27, 2024 8:35 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] Revocation of TODD?</span></p>
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<span style="font-family:"Calibri",sans-serif">I think these situations come down to “will the assessor’s office and a local title company accept – i.e., change tax rolls and insure title – based on whatever you record.”
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<span style="font-family:"Calibri",sans-serif">For my part, I’m wondering how anyone knows the property was community property such that a simple revocation by the surviving spouse is valid under the statute you mention. I could imagine one or the other of
the above entities wanting to see something like a declaration recorded with the spouse’s death certificate as an exhibit (or separately recorded) declaring it was community property and it is now held by surviving spouse individually – and then perhaps that
spouse records a new TODD next in line or “something” like that.</span></p>
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<span style="font-family:"Calibri",sans-serif">But I could also imagine nobody questioning any of that and a single document simply changing the TODD as the surviving spouse.</span></p>
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<span style="font-family:"Calibri",sans-serif">Which is why, to come full circle, see sentence number one above.
</span><span style="font-family:"Segoe UI Emoji",sans-serif">😊</span><span style="font-family:"Calibri",sans-serif">Best, Josh
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<b><span style="font-family:"Calibri",sans-serif">From:</span></b><span style="font-family:"Calibri",sans-serif">
<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>Adrienne Keith Wills<br>
<b>Sent:</b> Monday, February 26, 2024 5:40 PM<br>
<b>To:</b> <a href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a><br>
<b>Subject:</b> [WSBAPT] Revocation of TODD?</span></p>
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<span style="font-family:"Calibri",sans-serif">Hi all,</span></p>
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<span style="font-family:"Calibri",sans-serif"> </span></p>
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<span style="font-family:"Calibri",sans-serif">Married couple worked with previous counsel to execute TODD for two properties, one to each adult child, and both TODD were recorded. One spouse has since passed. Surviving spouse now wants to change the property
each child would receive. Is there a standard revocation for a TODD? Or, would a notarized revocation that complies with RCW
<b><a href="https://urldefense.proofpoint.com/v2/url?u=http-3A__app.leg.wa.gov_RCW_default.aspx-3Fcite-3D64.80.080&d=DwMGaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=HmI827tYNEay_doKT4-Wahi2_BTHniCUtfy1kU_LvqQ&m=EBt89NZJjXVHaBBWswV1RY0vEA73Ki5s6o5ujPOKfosxa3KqwrUMkrwiCxG25cPp&s=tAbj0TnFWVS5XEc1sFXNgDXGEHpwJL_Mgx8Q1vAWQZs&e=">64.80.080</a></b>
and is then subsequently recorded be sufficient?</span></p>
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<span style="font-family:"Calibri",sans-serif">Thanks so much, Adrienne</span></p>
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<span style="font-family: Calibri, sans-serif; color: black;"> --</span></p>
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<span style="font-family: Calibri, sans-serif; color: black;">Adrienne Keith Wills, Attorney/Mediator</span></p>
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<span style="font-family: Calibri, sans-serif; color: black;">Wills Law Firm Inc. | </span><span style="font-size:12.0pt"><a href="https://urldefense.proofpoint.com/v2/url?u=https-3A__linkprotect.cudasvc.com_url-3Fa-3Dhttp-253a-252f-252fwww.willslawfirm.com-252f-26c-3DE-2C1-2CMWRTSnTGyt4mnAUSXReNTJeFIdBkIRJwLkTnoxyGchrxVbwIFj5kGbvdGOZKWAhwggh7W6gA4N68voiMkcbhLJqZhRBBdVu-5FwCt0kLx47m5iEH02mG-5Fz-26typo-3D1&d=DwMGaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=HmI827tYNEay_doKT4-Wahi2_BTHniCUtfy1kU_LvqQ&m=EBt89NZJjXVHaBBWswV1RY0vEA73Ki5s6o5ujPOKfosxa3KqwrUMkrwiCxG25cPp&s=hPvJiDrX3PoGGGpyIhsfTltxUEb3wiQ7ePGg810ikJ4&e=" title="http://www.willslawfirm.com/"><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(5, 99, 193);">www.WillsLawFirm.com</span></a></span></p>
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