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I think it is possible that a Lack of Probate Affidavit can be used to induce the title company to insure title on a sale of real property, regardless of the value of the property. The question is how is the Washington Estate Tax going to be taken care of.
The <a title="https://dor.wa.gov/sites/default/files/2022-02/EstateTxInst.pdf" href="https://dor.wa.gov/sites/default/files/2022-02/EstateTxInst.pdf">
instructions</a><a style="text-decoration: none;" title="https://dor.wa.gov/sites/default/files/2022-02/EstateTxInst.pdf" href="https://dor.wa.gov/sites/default/files/2022-02/EstateTxInst.pdf">
</a>to the WA ETR are vague on who exactly is allowed to sign the return, partly because they respect the fact that this could be a Trustee, Personal Representative, or other duly authorized fiduciary. But I tend to think this should go through probate so that
there is a clear path to filing the WA ETR.</div>
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<span style="font-family: Aptos, Aptos_EmbeddedFont, Aptos_MSFontService, Calibri, Helvetica, sans-serif; font-size: 12pt; color: black;"><b>Nicholas Pleasants | Shareholder</b></span></p>
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<span style="font-family: Aptos, Aptos_EmbeddedFont, Aptos_MSFontService, Calibri, Helvetica, sans-serif; color: black;">11225 SE 6<sup>th</sup> Street | Suite 100 | Bellevue, WA 98004<br>
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<div id="divRplyFwdMsg" dir="ltr"><font face="Calibri, sans-serif" style="font-size:11pt" color="#000000"><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> Thursday, February 26, 2026 9:49 AM<br>
<b>To:</b> wsbapt@lists.wsbarppt.com <wsbapt@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBAPT] Lack of Probate Affidavit - Real Estate under $12m</font>
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<div dir="auto">In the right circumstances, this can work. The problem is potential uncertainty.
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<div>If the property will be sold in the near future, then they can test the effectiveness of the lack of probate affidavit with a particular title company in the sale transaction. If the title company accepts the lack of probate affidavit, then there are
no further issues. </div>
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<div>However, if they are going to hold onto the property, then they won’t know whether a probate will be required in the future until someone tries to sell the property. Probate is the only way to achieve certainty.</div>
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<div>Given the dollar value being quoted in this advice, it seems that it’s tied to an old number for the federal exemption, not the state of Washington exemption. My comments are not taking into account any potential Washington Estate Tax liability, only
the title issue. </div>
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<div dir="ltr">Sent from my iPhone</div>
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<span style="font-family:'Calibri','sans-serif'">Amy Lewis, Attorney<br>
Pronouns she/her/hers<br>
</span><img width="211" height="68" border="0" style="height:68px; width:211px" data-outlook-trace="F:1|T:1" src="cid:Logo_fa335a1d-9f24-4802-a3dd-b58f259e3c98.png"><br>
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</font></font></span><span style="font-size:11pt; font-family:'Calibri','sans-serif'"><span style="color:#000000"><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:#000000"></strong>phone 253.572.4500 | fax 253.272.5732 |</span></span></span><span style="font-size:11pt; font-family:'Calibri','sans-serif'">
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<blockquote type="cite">On Feb 26, 2026, at 9:34 AM, Brent Williams-Ruth <brent@williams-ruthlaw.com> wrote:<br>
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<div class="x_gmail_default" style="font-family:arial,sans-serif">Jason - </div>
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<div class="x_gmail_default" style="font-family:arial,sans-serif">I appreciate the fierceness of your convictions - but be advised, this "clanker" is an actual person who allegedly has worked with title and escrow for 30 years and takes meetings with local
real estate professional offices on how to deal with estate administration and avoiding the need for probate. The PC's wife is a real estate agent and he was telling them how to do things. </div>
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<div class="x_gmail_default" style="font-family:arial,sans-serif">Brent</div>
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<p><b><span style="font-family:"Times New Roman",serif">Brent Williams-Ruth</span></b><span style="font-family:"Times New Roman",serif"> (pronouns: he/him)<br>
<i>Attorney-At-Law</i></span></p>
<p><b><span style="font-family:"Times New Roman",serif">Law Offices of Brent Williams-Ruth, </span></b><b><span style="font-family:"Times New Roman",serif"><font size="1">a division of BWR Consulting, PLLC</font></span></b><b><span style="font-family:"Times New Roman",serif"></span></b></p>
<p><b><span style="font-family:"Times New Roman",serif">Physical Address: 500 S 336th Street, Suite 214; Federal Way, WA 98003</span></b><span style="font-family:"Times New Roman",serif"></span></p>
<p><b><span style="font-family:"Times New Roman",serif"><font color="#ff0000">Mailing Address:</font> </span></b><b><span style="font-family:"Times New Roman",serif">PO BOX 3319; Federal Way, WA 98063 </span></b></p>
<p><span style="font-family:"Times New Roman",serif">Office/Scheduling Phone:<span style="color:#004080"> </span><font color="#ff0000">(253) 285-7751</font></span></p>
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<div dir="ltr" class="x_gmail_attr">On Thu, Feb 26, 2026 at 8:27 AM Jason Burnett <<a href="mailto:jburnett@reedlongyearlaw.com">jburnett@reedlongyearlaw.com</a>> wrote:<br>
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<p class="x_MsoNormal">Don’t take that client. He is getting drive-by legal advice from a clanker, and if you are a licensed attorney you are better than arguing with a bot. Seriously. <u></u><u></u></p>
<p class="x_MsoNormal"><u></u> <u></u></p>
<p class="x_MsoNormal" style="margin-bottom:12pt"><b><span style="font-family:"Segoe UI",sans-serif; color:rgb(78,72,72)">Jason</span></b><span style="font-size:10pt; font-family:"Segoe UI",sans-serif; color:rgb(78,72,72)"> </span><b><span style="font-family:"Segoe UI",sans-serif; color:rgb(78,72,72)">W.</span></b><span style="font-size:10pt; font-family:"Segoe UI",sans-serif; color:rgb(78,72,72)"> </span><b><span style="font-family:"Segoe UI",sans-serif; color:rgb(78,72,72)">Burnett<br>
</span></b><span style="font-family:"Segoe UI",sans-serif; color:rgb(78,72,72)">Attorney at Law</span><b><span style="font-size:14pt; font-family:"Segoe UI",sans-serif; color:rgb(78,72,72)"><br>
</span></b><span style="font-size:10pt; font-family:"Segoe UI",sans-serif; color:rgb(78,72,72)">Reed Longyear Malnati Corwin & Burnett, PLLC<br>
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<p class="x_MsoNormal"><u></u> <u></u></p>
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<p class="x_MsoNormal"><b><span style="font-size:11pt; font-family:Calibri,sans-serif">From:</span></b><span style="font-size:11pt; 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>Brent Williams-Ruth<br>
<b>Sent:</b> Wednesday, February 25, 2026 5:10 PM<br>
<b>To:</b> WSBA Probate & Trust Listserv <<a href="mailto:WSBAPT@lists.wsbarppt.com" target="_blank">WSBAPT@lists.wsbarppt.com</a>><br>
<b>Subject:</b> [WSBAPT] Lack of Probate Affidavit - Real Estate under $12m<u></u><u></u></span></p>
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<p class="x_MsoNormal"><span style="font-family:Arial,sans-serif">I just had a phone call from a PC who has an estate for his father. He told me that he has been advised that he does not need to do probate because he can us a LAPO for property under $12m. <u></u><u></u></span></p>
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<p class="x_MsoNormal"><span style="font-family:Arial,sans-serif">This is totally news to me. I am happy to help find ways to streamline estate administration, but am not familiar with any rule that lets us bypass probate this way. <u></u><u></u></span></p>
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<p class="x_MsoNormal"><span style="font-family:Arial,sans-serif"><u></u> <u></u></span></p>
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<p class="x_MsoNormal"><span style="font-family:Arial,sans-serif">Brent<u></u><u></u></span></p>
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<p><b><span style="font-family:"Times New Roman",serif">Brent Williams-Ruth</span></b><span style="font-family:"Times New Roman",serif"> (pronouns: he/him)<br>
<i>Attorney-At-Law</i></span><u></u><u></u></p>
<p><b><span style="font-family:"Times New Roman",serif">Law Offices of Brent Williams-Ruth, </span></b><b><span style="font-size:7.5pt; font-family:"Times New Roman",serif">a division of BWR Consulting, PLLC</span></b><u></u><u></u></p>
<p><b><span style="font-family:"Times New Roman",serif">Physical Address: 500 S 336th Street, Suite 214; Federal Way, WA 98003</span></b><u></u><u></u></p>
<p><b><span style="font-family:"Times New Roman",serif; color:red">Mailing Address:</span></b><b><span style="font-family:"Times New Roman",serif"> PO BOX 3319; Federal Way, WA 98063 </span></b><u></u><u></u></p>
<p><span style="font-family:"Times New Roman",serif">Office/Scheduling Phone:<span style="color:rgb(0,64,128)"> </span><span style="color:red">(253) 285-7751</span></span><u></u><u></u></p>
<p><span style="font-family:"Times New Roman",serif; color:red">For All Meetings & Scheduling:
<a href="mailto:info@williams-ruthlaw.com" target="_blank">info@williams-ruthlaw.com</a></span><u></u><u></u></p>
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<span>***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.***</span><br>
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<span><a href="https://urldefense.proofpoint.com/v2/url?u=http-3A__mailman.fsr.com_mailman_listinfo_wsbapt&d=DwMGaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=-GmOVePHrMxpHDsqhlpu0IV7jy1tkCWDKAKJmc3TDcg&m=nUcL1b8GRM5zoO2SjQ125JEVVqwti3ddlJ3x-g9tMxESX4NCvxwdBZnXyQfH5tY8&s=cv0XbCtBJBpIcOU8LHVOCt0hxvtNRzhmeJUQ0LhATsk&e=">http://mailman.fsr.com/mailman/listinfo/wsbapt</a></span><br>
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