<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">
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<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>
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<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"><img border="0" width="179" height="61" style="width: 1.8645in; height: 0.6354in;" id="m_-4396283810570352675Picture_x0020_1" src="cid:ii_19c9aff7a6f4cff311" alt="A black background with white text
Description automatically generated with low confidence"></span></a><i><span style="font-size:11pt"><u></u><u></u></span></i></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>
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<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>
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<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>
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<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>
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<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>
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<p class="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>
<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>
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