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<p class="MsoNormal"><span style="font-size:11.0pt">I looked into this and found that both sellers (H and W) are deceased. No probate for either estate. Unfortunately, title company says QT is necessary.
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<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
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<p class="MsoNormal" style="margin-bottom:3.0pt"><b><span style="font-size:13.0pt;font-family:"Cambria",serif;color:#203864">Inge A. Fordham | Attorney</span></b><span style="font-size:12.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:3.0pt"><span style="font-size:12.0pt;font-family:"Cambria",serif;color:black">Fordham Law, PLLC</span><span style="font-size:12.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:3.0pt"><span style="font-size:12.0pt;font-family:"Cambria",serif;color:black">3218 Sixth Avenue | Tacoma, WA 98406</span><span style="font-size:12.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><b><span style="font-size:12.0pt;color:black">From:
</span></b><span style="font-size:12.0pt;color:black">wsbapt-bounces@lists.wsbarppt.com <wsbapt-bounces@lists.wsbarppt.com> on behalf of Eric Nelsen <eric@sayrelawoffices.com><br>
<b>Date: </b>Wednesday, September 3, 2025 at 11:24</span><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black"> </span><span style="font-size:12.0pt;color:black">AM<br>
<b>To: </b>WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br>
<b>Subject: </b>Re: [WSBAPT] Commencing Joint Probate for H & W Estates where Wills Already Filed<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt">You might do a little investigation to see if you can locate the REK sellers and/or their heirs. I know the contract is 44 years old but I have had some luck getting the sellers or their heirs to sign QCDs
and satisfy the title problem that way.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">It’s always a crapshoot on which method—QCDs or quiet title action—is going to cost more in time and effort. But if you file a quiet title action, you’ll need to do some minimum due diligence to try to locate
the sellers anyway, since you have to name them or their heirs as defendants. If you get lucky, they’re still alive and cooperative, or perhaps they only have one or two children as heirs and they would be willing to sign off.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:11.0pt">Sincerely,</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Eric</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Eric C. Nelsen</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Sayre Law Offices, PLLC</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">1417 31st Ave South</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Seattle WA 98144-3909</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">206-625-0092</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><a href="mailto:eric@sayrelawoffices.com">eric@sayrelawoffices.com</a></span><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>Inge Fordham<br>
<b>Sent:</b> Wednesday, September 3, 2025 10:52 AM<br>
<b>To:</b> WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBAPT] Commencing Joint Probate for H & W Estates where Wills Already Filed</span><o:p></o:p></p>
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<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">I just discovered a CPA. With the Will and the CPA, I should be able to commence probate for W’s estate and quiet title in favor of W’s estate. Any thoughts on this course of action?</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
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<p class="MsoNormal" style="margin-bottom:3.0pt"><b><span style="font-size:13.0pt;font-family:"Cambria",serif;color:#203864">Inge A. Fordham | Attorney</span></b><o:p></o:p></p>
<p class="MsoNormal" style="margin-bottom:3.0pt"><span style="font-size:12.0pt;font-family:"Cambria",serif;color:black">Fordham Law, PLLC</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-bottom:3.0pt"><span style="font-size:12.0pt;font-family:"Cambria",serif;color:black">3218 Sixth Avenue | Tacoma, WA 98406</span><o:p></o:p></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><b><span style="font-size:12.0pt;color:black">From:
</span></b><span style="font-size:12.0pt;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 Inge Fordham
<<a href="mailto:inge@fordhamlegal.com">inge@fordhamlegal.com</a>><br>
<b>Date: </b>Wednesday, September 3, 2025 at 10:20</span><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black"> </span><span style="font-size:12.0pt;color:black">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] Commencing Joint Probate for H & W Estates where Wills Already Filed</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:11.0pt">Mark,</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">H died first – in October 2020. W died in July 2024. The wills are reciprocal. They have a 30-day survival clause. We’re well past that. Both Wills leave everything to the surviving spouse. In the absence
of a surviving spouse, both Wills leave everything to three children to be divided equally. The subject property was acquired through a 1981 real estate contract between [sellers] and H & W, husband and wife. Although the REK was PIF, there was no fulfillment
deed recorded (hence the need for a QT action). It would be an utter waste of money to commence probate for two separate estates and bring a QT action in the name of both estates. I could commence probate for W’s estate, bring a QT in the name of W’s estate
only (arguing that when H died, his share passed to W), but I’m not sure the Court would buy off on that. I welcome your thoughts.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Best regards,</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
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<p class="MsoNormal" style="margin-bottom:3.0pt"><b><span style="font-size:13.0pt;font-family:"Cambria",serif;color:#203864">Inge A. Fordham | Attorney</span></b><o:p></o:p></p>
<p class="MsoNormal" style="margin-bottom:3.0pt"><span style="font-size:12.0pt;font-family:"Cambria",serif;color:black">Fordham Law, PLLC</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-bottom:3.0pt"><span style="font-size:12.0pt;font-family:"Cambria",serif;color:black">3218 Sixth Avenue | Tacoma, WA 98406</span><o:p></o:p></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><b><span style="font-size:12.0pt;color:black">From:
</span></b><span style="font-size:12.0pt;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>Date: </b>Wednesday, September 3, 2025 at 9:19</span><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black"> </span><span style="font-size:12.0pt;color:black">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] Commencing Joint Probate for H & W Estates where Wills Already Filed</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#002060">Before directly addressing your scenario, I have some questions:</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-family:"Arial",sans-serif;color:#002060">Who died first and how much time passed before the other spouse died?</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-family:"Arial",sans-serif;color:#002060">Is there a limitation in either will such as "…
<i>provided that s/he survives me by X number of days</i>"?</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-family:"Arial",sans-serif;color:#002060">Are the wills reciprocal?</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-family:"Arial",sans-serif;color:#002060">Was title held as "husband-and-wife," as tenants-in-common, or jointly?</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#002060"> </span><o:p></o:p></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><b><span style="font-family:"Arial",sans-serif;color:#002060">Mark B. Anderson<br>
</span></b><span style="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"><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></span><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">
<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>Inge Fordham<br>
<b>Sent:</b> Tuesday, September 2, 2025 3:29 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> [WSBAPT] Commencing Joint Probate for H & W Estates where Wills Already Filed</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:12.0pt"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Colleagues,</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">I am commencing probate to clear title to real property owned by H & W (both deceased). The property is the sole asset and the property will be transferred to three beneficiaries (the three children of H
& W). H & W’s Wills were filed in Pierce County Superior Court in 2024. Ordinarily, I would file a petition under the Cause No. for the Will that was filed. It doesn’t make sense to do two separate probates in this instance. Can I file a petition under
the Cause No. for W’s Will, for example, and reference H’s Will by separate Cause No.? Has anyone done this in Pierce County?</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt">Thanks,</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt"> </span><o:p></o:p></p>
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<p class="MsoNormal" style="margin-bottom:3.0pt"><b><span style="font-size:13.0pt;font-family:"Cambria",serif;color:#203864">Inge A. Fordham | Attorney</span></b><o:p></o:p></p>
<p class="MsoNormal" style="margin-bottom:3.0pt"><span style="font-size:12.0pt;font-family:"Cambria",serif;color:black">Fordham Law, PLLC</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-bottom:3.0pt"><span style="font-size:12.0pt;font-family:"Cambria",serif;color:black">3218 Sixth Avenue | Tacoma, WA 98406</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-bottom:3.0pt"><span style="font-size:12.0pt;font-family:"Cambria",serif;color:black">Office: (253) 348-2657 | </span><span style="font-size:11.0pt;font-family:"Cambria",serif;color:black">Fax: (253) 276-0280</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-bottom:3.0pt"><span style="font-size:12.0pt;font-family:"Cambria",serif;color:black"><a href="http://www.fordhamlegal.com"><span style="color:#0563C1">www.fordhamlegal.com</span></a></span><o:p></o:p></p>
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