<div dir="ltr"><div><div class="gmail_default" style="font-family:arial,sans-serif">My thoughts are simple. Title Companies, generally speaking, will not issue title if there is even the slightest daylight possibility of a claim. </div><div class="gmail_default" style="font-family:arial,sans-serif"><br></div><div class="gmail_default" style="font-family:arial,sans-serif">To require a LOPA then puts the burden on a beneficiary - a LOPA can only be used if you are a descendant. What if I decide to mess with my family and I do a TODD to my mistress? Or best friend from high school? Or my mistress who is also my best friend from high school. They cannot do a LOPA. </div><div class="gmail_default" style="font-family:arial,sans-serif"><br></div><div class="gmail_default" style="font-family:arial,sans-serif">In my own opinion - TODD are the absolute worst. And some Title Companies have stated that they will not follow the law, they have their own policies in place. </div><div class="gmail_default" style="font-family:arial,sans-serif"><br></div><div class="gmail_default" style="font-family:arial,sans-serif">Though I have seem some respond saying that they will do things. The reality is that a TODD is "meant" to be a total and complete transfer and if a beneficiary wishes to sell before the 24 month period is over, I would put money on the fact that a Title Company will demand something before they will allow the sale to go through. </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 Tue, Jun 9, 2026 at 1:02 PM Eva Luchini <<a href="mailto:eva@luchinilaw.com">eva@luchinilaw.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">
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Hello,</div>
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At the section conference this weekend, it was mentioned that title companies will not allow TODD beneficiaries of real property to turn around and sell the property. Even after the 6months following publication of nonprobate notice to creditors. </div>
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So title companies won’t insure title on a sale until 24 months have passed.</div>
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But I contacted WFG national title and asked if they required a 24 month wait and was told that they don’t:</div>
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<span style="font-family:Aptos,sans-serif;font-size:12pt;color:rgb(33,33,33)">"But as a title company, we can still assess our risk by treating it like a LOP transaction. So a recent death with a TODD may result in us asking for full LOPA, but it does
not mean that we cannot insure for 24 month. And if everything is in alignment, many times we will vest through with a TODD once the death cert is recorded with an excise affidavit <img src="cid:ii_19eae5c289881ee08581" alt="🙂" id="m_-5760447059268051769m_4350235250616853595m_1663827267122789331_x0000_i1030" width="19" height="19" style="width: 0.2083in; height: 0.2083in; max-width: 100%; margin-top: 0px; margin-bottom: 0px;"></span></p>
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<span style="font-family:Aptos,sans-serif;font-size:16px;color:rgb(33,33,33)">Any thoughts on this?</span></p>
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<span style="font-size:12.5pt"><b><i>Eva M. Luchini,</i></b></span><span style="font-size:10pt"><b><i> JD, CAP</i></b></span></div>
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