<html class="apple-mail-supports-explicit-dark-mode">
<head>
<meta http-equiv="Content-Type" content="text/html; charset=utf-8">
</head>
<body dir="auto">
In the right circumstances, this can work. The problem is potential uncertainty.
<div><br>
</div>
<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>
<div><br>
</div>
<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>
<div><br>
</div>
<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>
<div>
<div><br id="lineBreakAtBeginningOfSignature">
<div dir="ltr">Sent from my iPhone</div>
<div dir="ltr"><br>
<font size="4" color="#777777"><span style="FONT-FAMILY: 'Calibri','sans-serif'"><font size="3"><font color="#000000"><o:p style="FONT-SIZE: 10pt; FONT-FAMILY: 'Calibri','sans-serif'">
<p style="FONT-SIZE: 10pt; FONT-FAMILY: 'Calibri','sans-serif'; MARGIN: 0in 0in 6pt"><span style="FONT-FAMILY: 'Calibri','sans-serif'">Amy Lewis,
Attorney<br>Pronouns she/her/hers<br></span><img style="HEIGHT: 68px; WIDTH: 211px" src="cid:Logo_fa335a1d-9f24-4802-a3dd-b58f259e3c98.png" width="211" height="68" border="0"><br></p></o:p></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'"> </span><a href="http://www.eisenhowerlaw.com/"><span style="FONT-SIZE: 11pt; TEXT-DECORATION: none; FONT-FAMILY: 'Calibri','sans-serif'; COLOR: #c00000; text-underline: none">www.eisenhowerlaw.com</span></a></font>
<blockquote type="cite">On Feb 26, 2026, at 9:34 AM, Brent Williams-Ruth <brent@williams-ruthlaw.com> wrote:<br>
<br>
</blockquote>
</div>
<blockquote type="cite">
<div dir="ltr">
<div dir="ltr">
<div>
<div class="gmail_default" style="font-family:arial,sans-serif">Jason - </div>
<div class="gmail_default" style="font-family:arial,sans-serif"><br>
</div>
<div class="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>
<div class="gmail_default" style="font-family:arial,sans-serif"><br>
</div>
<div class="gmail_default" style="font-family:arial,sans-serif">Brent</div>
<div class="gmail_default" style="font-family:arial,sans-serif"><br>
</div>
<div class="gmail_default" style="font-family:arial,sans-serif"><br>
</div>
<br clear="all">
</div>
<div>
<div dir="ltr" class="gmail_signature" data-smartmail="gmail_signature">
<div dir="ltr">
<div dir="ltr">
<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>
<p><font color="#ff0000" face="Times New Roman, serif">For All Meetings & Scheduling:
<a href="mailto:info@williams-ruthlaw.com" target="_blank">info@williams-ruthlaw.com</a></font></p>
<p></p>
<p><span style="font-family:"Times New Roman",serif"><a href="mailto:Brent@Williams-RuthLaw.com" target="_blank">e-mail</a> / <a href="http://www.williams-ruthlaw.com/" target="_blank">website</a> /</span><span style="font-size:9.5pt;font-family:"Times New Roman",serif"> </span><span style="font-family:"Times New Roman",serif"><a href="http://www.facebook.com/bwrlaw" target="_blank"><span style="font-size:9.5pt">facebook</span></a></span><span style="font-size:9.5pt;font-family:"Times New Roman",serif"> / </span><span style="font-size:12.0pt;font-family:"Times New Roman",serif"></span></p>
</div>
</div>
</div>
</div>
<br>
</div>
<br>
<div class="gmail_quote gmail_quote_container">
<div dir="ltr" class="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>
</div>
<blockquote class="gmail_quote" style="margin:0px 0px 0px 0.8ex;border-left:1px solid rgb(204,204,204);padding-left:1ex">
<div class="msg-4396283810570352675">
<div lang="EN-US" style="overflow-wrap: break-word;">
<div class="m_-4396283810570352675WordSection1">
<p class="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="MsoNormal"><u></u> <u></u></p>
<p class="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>
</span><a href="http://reedlongyearlaw.com/" target="_blank"><span style="color:windowtext;text-decoration:none"></span></a></p>
<div><image001.png></div>
<i><span style="font-size:11pt"><u></u><u></u></span></i>
<p></p>
<p class="MsoNormal" style="margin-bottom:12pt"><span style="font-size:10pt;font-family:"Segoe UI",sans-serif;color:rgb(78,72,72)">801 Second Ave, Suite 1415, Seattle, WA 98104<br>
(206) 624‑6271 | Fax: (206) 624‑6672<br>
</span><a href="mailto:jburnett@reedlongyearlaw.com" target="_blank"><span style="font-size:10pt;font-family:"Segoe UI",sans-serif;color:rgb(147,180,121)">jburnett@reedlongyearlaw.com</span></a><br>
<span style="font-size:10pt;font-family:"Segoe UI",sans-serif;color:rgb(147,180,121)"><a href="http://www.reedlongyearlaw.com" target="_blank"><span style="color:rgb(147,180,121)">www.reedlongyearlaw.com</span></a></span><br>
<span style="font-size:8pt"><br>
</span><a href="https://www.facebook.com/reedlongyear" target="_blank"><span style="font-size:8pt;font-family:"Segoe UI",sans-serif;color:rgb(78,72,72);text-decoration:none"></span></a></p>
<div><image002.png></div>
<a href="https://twitter.com/ReedLongyear" target="_blank"><span style="font-size:8pt;font-family:"Segoe UI",sans-serif;color:rgb(78,72,72);text-decoration:none">
<div><image003.png></div>
</span></a><a href="http://www.linkedin.com/company/reed-longyear-malnati-&-ahrens-pllc" target="_blank"><span style="font-size:8pt;font-family:"Segoe UI",sans-serif;color:rgb(78,72,72);text-decoration:none">
<div><image004.png></div>
</span></a><br>
<span style="font-size:8pt;font-family:"Segoe UI",sans-serif;color:rgb(78,72,72)">The information in this email message may be privileged and confidential. It is intended only for the use of the recipient named above (or the employee or agent responsible to
deliver it to the intended recipient). If you received this in error, you are hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited.</span><u></u><u></u>
<p></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<div style="border-right:none;border-bottom:none;border-left:none;border-top:1pt solid rgb(225,225,225);padding:3pt 0in 0in">
<p class="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>
</div>
<p class="MsoNormal"><u></u> <u></u></p>
<div>
<div>
<div>
<p class="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>
</div>
<div>
<p class="MsoNormal"><span style="font-family:Arial,sans-serif"><u></u> <u></u></span></p>
</div>
<div>
<p class="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>
</div>
<div>
<p class="MsoNormal"><span style="font-family:Arial,sans-serif"><u></u> <u></u></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-family:Arial,sans-serif">Brent<u></u><u></u></span></p>
</div>
<p class="MsoNormal"><br clear="all">
<u></u><u></u></p>
</div>
<div>
<div>
<div>
<div>
<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>
<p><span style="font-family:"Times New Roman",serif"><a href="mailto:Brent@Williams-RuthLaw.com" target="_blank">e-mail</a> / <a href="http://www.williams-ruthlaw.com/" target="_blank">website</a> /</span><span style="font-size:9.5pt;font-family:"Times New Roman",serif"> </span><span style="font-family:"Times New Roman",serif"><a href="http://www.facebook.com/bwrlaw" target="_blank"><span style="font-size:9.5pt">facebook</span></a></span><span style="font-size:9.5pt;font-family:"Times New Roman",serif"> / </span><u></u><u></u></p>
</div>
</div>
</div>
</div>
</div>
</div>
</div>
***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>
_______________________________________________<br>
WSBAPT mailing list<br>
<a href="mailto:WSBAPT@lists.wsbarppt.com" target="_blank">WSBAPT@lists.wsbarppt.com</a><br>
<a href="http://mailman.fsr.com/mailman/listinfo/wsbapt" rel="noreferrer" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbapt</a></div>
</blockquote>
</div>
<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>
<span>_______________________________________________</span><br>
<span>WSBAPT mailing list</span><br>
<span>WSBAPT@lists.wsbarppt.com</span><br>
<span><a href="http://mailman.fsr.com/mailman/listinfo/wsbapt">http://mailman.fsr.com/mailman/listinfo/wsbapt</a></span><br>
</div>
</blockquote>
</div>
</div>
<BR>
<DIV align=left><FONT color=black size=2>
<DIV
style="BORDER-TOP: #7f7f7f 1.5pt solid; BORDER-RIGHT: #7f7f7f 1.5pt solid; BORDER-BOTTOM: #7f7f7f 1.5pt solid; PADDING-BOTTOM: 1pt; PADDING-TOP: 1pt; PADDING-LEFT: 4pt; BORDER-LEFT: #7f7f7f 1.5pt solid; PADDING-RIGHT: 4pt">
<P class=MsoNormal
style="BORDER-TOP: medium none; BORDER-RIGHT: medium none; BORDER-BOTTOM: medium none; PADDING-BOTTOM: 0in; PADDING-TOP: 0in; PADDING-LEFT: 0in; BORDER-LEFT: medium none; MARGIN: 0in 0in 0pt; LINE-HEIGHT: normal; PADDING-RIGHT: 0in; mso-border-alt: solid #7F7F7F 1.5pt; mso-padding-alt: 1.0pt 4.0pt 1.0pt 4.0pt"><SPAN
style="FONT-SIZE: 10pt; FONT-FAMILY: 'Times New Roman'; COLOR: gray"><o:p><FONT
style="FONT-SIZE: 9pt"> </FONT></o:p></SPAN><FONT
style="FONT-SIZE: 9pt"><FONT style="FONT-SIZE: 9pt"><SPAN
style="FONT-SIZE: 10pt; FONT-FAMILY: 'Times New Roman'; COLOR: gray"><FONT
style="FONT-SIZE: 9pt"><FONT
style="FONT-SIZE: 9pt">IMPORTANT/CONFIDENTIAL</FONT>:</FONT> <FONT
style="FONT-SIZE: 9pt">This e-mail message (and any attachments accompanying it)
may contain confidential information, including information protected by
attorney-client privilege. The information is intended only for the use of the
intended recipient(s). Delivery of this message to anyone other than the
intended recipient(s) is not intended to waive any privilege or otherwise
detract from the confidentiality of the message. If you are not the intended
recipient, or if this message has been addressed to you in error, do not read,
disclose, reproduce, distribute, disseminate or otherwise use this transmission.
Rather,<EM> please promptly notify the sender by reply e-mail, and then destroy
all copies of the message and its attachments, if
any.</EM></FONT></SPAN></FONT></FONT><SPAN
style="FONT-FAMILY: 'Times New Roman'; COLOR: gray"><FONT
style="FONT-SIZE: 9pt"><FONT style="FONT-SIZE: 9pt"><FONT
style="FONT-SIZE: 9pt"> </FONT></FONT></FONT></SPAN></P></DIV></FONT></DIV></body>
</html>