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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">Curious – How do you get around the typical language of a quitclaim deed that says it conveys "all right, title, and interest in the property, including any after-acquired
interest"? Wouldn't this include any community property interest?<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:#002060;mso-ligatures:standardcontextual">Mark B. Anderson<br>
</span></b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060;mso-ligatures:standardcontextual">ANDERSON LAW FIRM PLLC<br>
821 Dock Street, Suite 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:#002060">marka@mbaesq.com</span></a><br>
<a href="http://www.mbaesq.com/"><span style="color:#002060">www.mbaesq.com</span></a><b><o:p></o:p></b></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> wsbapt-bounces@lists.wsbarppt.com <wsbapt-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>Nick Pleasants<br>
<b>Sent:</b> Monday, June 2, 2025 10:56 AM<br>
<b>To:</b> 'WSBA Probate & Trust Listserv' <wsbapt@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBAPT] Effect of QCD that established Family Home as Separate property when Decedent dies intestate<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><span style="color:black">Mike,<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:black">Take a look at:<o:p></o:p></span></p>
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<p class="MsoNormal"><i><span style="color:black">In re Marriage of Watanabe</span></i><span style="color:black">, 199 Wn.2d 342, 506 P.3d 630 (2022)<o:p></o:p></span></p>
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<p class="MsoNormal"><i><span style="color:black">In re Estate of Borghi</span></i><span style="color:black">, 167 Wn.2d 480, 219 P.3d 932 (2009)<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:black"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="color:black">Watanabe stands for the presumption that where wife was gifted house from her parents and added husband to title at lender's request, absent actual intent to create community property, it remains separate property
in context of divorce.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:black">Borghi is the seminal case in this area, holding that no presumption arises from the names on a deed or title in the context of characterizing property as community or separate property.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:black"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="color:black">I think the caselaw supports wife's position that it was just a lender's requirement and not actual intent to create separate property.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:black"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="color:black">I would be nervous about filing an 11.54 claim because of the possibility that the court divides it to provide an inheritane to the step-children. <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:black"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="color:black">Best,<br>
Nick<o:p></o:p></span></p>
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<p class="elementtoproof"><b><span style="color:black">Nicholas Pleasants | Shareholder</span></b><o:p></o:p></p>
<p class="elementtoproof"><b><span style="color:black"> </span></b><o:p></o:p></p>
<p class="elementtoproof"><span style="color:#70AD47"><img border="0" width="222" height="94" style="width:2.3125in;height:.9791in" id="Picture_x0020_1" src="cid:image002.jpg@01DBD609.BAD7B4B0" alt="OseranHahnAttyatLaw 8"></span><o:p></o:p></p>
<p class="elementtoproof"><span style="color:#70AD47"> </span><o:p></o:p></p>
<p class="elementtoproof"><span style="color:black">11225 SE 6<sup>th</sup> Street | Suite 100 | Bellevue, WA 98004<br>
Main: (425) 455-3900 | Fax: (425) 455-9201 | E-mail: <a href="mailto:npleasants@ohswlaw.com">
npleasants@ohswlaw.com</a></span><o:p></o:p></p>
<p class="elementtoproof"><span style="color:black"> </span><o:p></o:p></p>
<p class="elementtoproof"><span style="font-size:10.0pt;font-family:"Times New Roman",serif;color:#1F497D">CONFIDENTIALITY NOTE: This e-mail message contains information belonging to the law firm of Oseran Hahn, P.S., which may be privileged, confidential and/or
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;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
<a href="mailto:msafren@jennylinglaw.com">msafren@jennylinglaw.com</a> <<a href="mailto:msafren@jennylinglaw.com">msafren@jennylinglaw.com</a>><br>
<b>Sent:</b> Monday, June 2, 2025 10:08 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] Effect of QCD that established Family Home as Separate property when Decedent dies intestate</span>
<o:p></o:p></p>
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<p class="MsoNormal"> <o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:11.0pt">Hello Fellow Listservers and Practitioners,</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt">I wanted to solicit your input and opinions on a scenario. Husband and wife purchase family home back in 1989 while married, but due to wife’s poor credit, she quit claimed her interest in the home at closing
to ensure that husband is only person on Deed of Trust and Loan as well as on title using the WAC exemption to establish the property as separate property. The family home is their primary and only residence and wife has resided there continuously since
1989. In fact, husband passed away in 2020 and only wife has been paying the mortgage since then.
</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt">Husband has children from a previous marriage and husband and wife have multiple children together, but all children have reached the age of majority/ are adults.</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt">Husband died without a will and so the right of the heirs at law to inherit is governed by RCW 11.04.015(1) which states “(1) Share of surviving spouse or state registered domestic partner. The surviving
spouse or state registered domestic partner shall receive the following share:</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt">(a) All of the decedent's share of the net community estate; and</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt">(b) One-half of the net separate estate if the intestate is survived by issue”</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt">It therefore appears that the surviving spouse/ wife is only entitled to ½ of the family home and the children are entitled to ½ of the family home, even though the property was purchased while married with
what are presumptively community assets. </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt">Questions:</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt">Is anyone familiar with any case law that exempts real estate acquired during the marriage, but then deemed separate property from RCW 11.04.015 or alternatively that allows the court to treat real estate
acquired during the course of the marriage where one spouse conveyed their interest to the other spouse as still community property?
</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt">I was thinking that the surviving spouse is entitled to make a petition for family support to try to claim the entirety of the family home under RCW 11.54.010 with the basic award covering the entire equity
of the property (property is not very valuable). Does anyone have thoughts or input on this? Can a petition for family support from a surviving spouse dispossess the interest of other beneficiaries such as adult children of the decedent?
</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt">Thanks so much to all for your input and feedback.</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal">Kind regards, <o:p></o:p></p>
<p class="xmsonormal"><b><span style="color:purple">Michael S. Safren, Esq.</span></b>
<b><br>
</b><i>Attorney at Law</i> <o:p></o:p></p>
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