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<p class="MsoNormal">Well, as ever, I interject partially to expand on Eric’s advice and to sound like a nag. I suggest that a PR’s or trustee’s counsel should ALWAYS at minimum check with a local title company or county assessor’s office to confirm a given
deed (or, at least “legal description”) is acceptable if recorded.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">By which I mean it is acceptable for <b>changing tax records</b> -- because assessor’s offices in Washington are responsible for maintaining the state’s fancy new GPS system to ensure proper boundary lines and legal descriptions and can
reject deeds based on former/existing legal descriptions if you have not encountered this excitement in the past – and, ideally, to confirm with a friendly local title company (that knows you will not waste their time unnecessarily) whether they see anything
in the chain of title that suggests a proper title policy based on assessed value or fair market value is warranted to “clean things up.”<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Why?<br>
<br>
Because our clients believe that what we do for them is right and correct and accurate. And it should be to the best of our ability.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">And our nation’s title insurance system is NOT as many believe simply in existence to charge outlandish fees “for nothing.” It is in fact a central fulcrum for our entire real property system that ensures the NAMED PARTIES on deeds that
we prepare and now PAY $325 TO RECORD EACH TIME WE RECORD is accurate and actually conveys GOOD TITLE to the parties whose names we type onto deeds.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">At $325 a pop now in our fine state to record a deed OR A CORRECTION DEED later on, I don’t think it’s okay to get it wrong when these simple mechanisms are available to us in every county I’ve ever encountered in every state I’ve ever
assisted with (even if it took some work).<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">I think WE AS LAWYERS lessen the number of people who are required twenty years after a conveyance to suddenly reopen a probate; do a probate; file a quiet title action; find several heirs of a long-ago deceased person; or otherwise take
a bunch of action that would have been easily prevented twenty years earlier if counsel to the PR or trustee had done the due diligence described above.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">That’s my two cents. Best, Josh<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: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>Mark Anderson<br>
<b>Sent:</b> Wednesday, July 2, 2025 12:43 PM<br>
<b>To:</b> WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBAPT] Legal Description of Property<o:p></o:p></span></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">I would think that a Quitclaim Deed would provide more protections for the Personal Representative than a "PR Deed" (i.e., a Bargain and Sale Deed) in that there
are no warranties at all. <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">Thoughts on that?<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>
<p class="MsoNormal" style="margin-bottom:12.0pt"><b><span style="font-size:10.0pt;font-family:"Arial Narrow",sans-serif;color:#002060;mso-ligatures:standardcontextual">CONFIDENTIALITY NOTICE<br>
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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">
<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>Tom Westbrook<br>
<b>Sent:</b> Wednesday, July 2, 2025 12:30 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] Legal Description of Property<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">As always Eric is spot on. Just one thing I would recommend is to use a PR deed and not a warranty deed or even quit claim deed. You want to make sure to protect the PR as best you can since that is your client.<o:p></o:p></p>
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<p class="MsoNormal">Regards, Tom<o:p></o:p></p>
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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 Eric Nelsen <<a href="mailto:eric@sayrelawoffices.com">eric@sayrelawoffices.com</a>><br>
<b>Sent:</b> Wednesday, July 2, 2025 10:27:53 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] Legal Description of Property</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">Depending on the county and how old the last deed of record is, you might need to contact the customer service department of a title company in order to get the last deed. But for many counties you can find
them by checking the assessor’s tax parcel records, which often includes a link to deeds from prior transfers of the parcel.</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">Keep in mind that legal descriptions can change though, via boundary line adjustments, adverse possession litigation, subdivision of a larger parcel, condemnation of a new public right-of-way, etc. The older
a last deed is, the more important it is to check with the client and ask them whether there has been any alteration to the property lines since the decedent received it.</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">If the Estate is selling the property, there will always be a title company involved so you’re safe using the legal description that the title company provides—no need to search for a last deed.</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">If it’s a distribution to heirs, it’s a judgment call on whether to ask for a title company’s help, based on how confident everybody is that the legal description hasn’t changed since the last deed of record.</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">Sincerely,</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">Eric</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">Eric C. Nelsen</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt">Sayre Law Offices, PLLC</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt">1417 31st Ave South</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt">Seattle WA 98144-3909</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt">206-625-0092</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt"><a href="mailto:eric@sayrelawoffices.com"><span style="color:#467886">eric@sayrelawoffices.com</span></a></span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
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<p class="xmsonormal"><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">
<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>Ann Manley<br>
<b>Sent:</b> Wednesday, July 2, 2025 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> Re: [WSBAPT] Legal Description of Property</span><o:p></o:p></p>
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<p class="xmsonormal"> <o:p></o:p></p>
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<p class="xmsonormal">Is it advisable to contact a title insurance company before executing a PR deed? And does it matter if the transfer is intra-family vs. to a third party purchaser?<o:p></o:p></p>
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<p class="xmsonormal"> <o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif">Ann Manley, Esq.</span><o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif">The Manley Law Firm, P.S., Inc.</span><o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif">PO Box 16324</span><o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif">Seattle, WA 98116</span><o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif">(206)292-3064 / (206)292-3914 fax</span><o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif"><a href="http://www.manleyfirm.com/" target="_blank">www.manleyfirm.com</a></span><o:p></o:p></p>
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<p><b><i><span style="font-size:10.0pt;font-family:"Arial",sans-serif">The Manley Law Firm practice areas include Bankruptcy*, Estate Planning, Auto Accidents, Civil Litigation, Construction, Commercial and Contract Law, Personal injury, Small Business, Unemployment
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<p class="xmsonormal">On Wed, Jul 2, 2025 at 10:08<span style="font-family:"Arial",sans-serif"> </span>AM Mark Anderson <<a href="mailto:marka@mbaesq.com">marka@mbaesq.com</a>> wrote:<o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">Jordan – I recommend that you use the same legal description that was on the deed under which the Decedent took title. After all, the PR can only convey what
the Decedent owned.</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060"> </span><o:p></o:p></p>
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<p class="xmsonormal" style="margin-bottom:12.0pt"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">Mark B. Anderson<br>
</span></b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">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" target="_blank"><span style="color:#002060">marka@mbaesq.com</span></a><br>
<a href="http://www.mbaesq.com/" target="_blank"><span style="color:#002060">www.mbaesq.com</span></a></span><o:p></o:p></p>
<p class="xmsonormal" style="margin-bottom:12.0pt"><b><span style="font-size:10.0pt;font-family:"Arial Narrow",sans-serif;color:#002060">CONFIDENTIALITY NOTICE<br>
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product doctrine, or other confidentiality protection. If you are not the intended recipient, or the person responsible to deliver it to the intended recipient, be advised that any dissemination, distribution, or copying of this communication is prohibited.
If you have received this transmission in error, please immediately notify the sender via e-mail or by telephone at (253) 327-1750 that you have received the message in error, and then delete it. Thank you.</span><o:p></o:p></p>
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<p class="xmsonormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060"> </span><o:p></o:p></p>
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<p class="xmsonormal"><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">
<a href="mailto:wsbapt-bounces@lists.wsbarppt.com" target="_blank">wsbapt-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbapt-bounces@lists.wsbarppt.com" target="_blank">wsbapt-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Jordan Kostelyk<br>
<b>Sent:</b> Wednesday, July 2, 2025 8:36 AM<br>
<b>To:</b> <a href="mailto:WSBAPT@lists.wsbarppt.com" target="_blank">WSBAPT@lists.wsbarppt.com</a><br>
<b>Subject:</b> [WSBAPT] Legal Description of Property</span><o:p></o:p></p>
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<p class="xmsonormal"> <o:p></o:p></p>
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<p class="xmsonormal">Hello all, <o:p></o:p></p>
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<p class="xmsonormal">I am wondering where do you get the legal description of property for your PR Deeds? Is it acceptable to use the description from a prior deed for the same property?
<o:p></o:p></p>
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<p class="xmsonormal"> <o:p></o:p></p>
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<p class="xmsonormal">Jordan <o:p></o:p></p>
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<p class="xmsonormal">***Disclaimer: Please note that RPPT listserv participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working in related fields, and others.***<br>
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