<div dir="ltr"><div><div class="gmail_default" style="font-size:large">Preach!</div><br clear="all"></div><div><div dir="ltr" class="gmail_signature" data-smartmail="gmail_signature"><div dir="ltr"><div><br></div><div><br></div><div><span style="color:rgb(56,118,29);font-family:georgia,serif;font-size:large">Diane Kiepe</span></div><div><font color="#38761d" face="georgia, serif" size="4">Kiepe Estate and Probate, PLLC<br></font><div><font size="4" face="georgia, serif" color="#38761d"><a href="mailto:diane@kiepelaw.com" target="_blank">diane@kiepelaw.com</a></font></div><div><font size="4" face="georgia, serif" color="#38761d">200 N. Mullan Rd., Suite 203</font></div><div><font size="4" face="georgia, serif" color="#38761d">Spokane Valley, WA 99206</font></div></div><div><span style="color:rgb(56,118,29);font-family:georgia,serif;font-size:large">509-280-6414</span></div><div><div><span style="color:rgb(105,105,105);font-family:Verdana,sans-serif;font-size:10px">Confidentiality</span><span style="color:rgb(105,105,105);font-family:Verdana,sans-serif;font-size:10px"> Notice: This page and any accompanying documents contain information that is </span><span style="color:rgb(105,105,105);font-family:Verdana,sans-serif;font-size:10px">confidential</span><span style="color:rgb(105,105,105);font-family:Verdana,sans-serif;font-size:10px">, privileged, or exempt from disclosure under applicable law and is intended for the exclusive use of the addressee. This information is private and protected by law. If you are not the intended recipient, you are hereby notified that any disclosure, copying, distribution, or use of the contents of this information in any manner is strictly prohibited.</span></div></div></div></div></div><br></div><br><div class="gmail_quote gmail_quote_container"><div dir="ltr" class="gmail_attr">On Wed, Jun 10, 2026 at 2:52 PM Brent Williams-Ruth <<a href="mailto:brent@williams-ruthlaw.com">brent@williams-ruthlaw.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 dir="ltr"><div><div class="gmail_default" style="font-family:arial,sans-serif">It is extremely messy. </div><div class="gmail_default" style="font-family:arial,sans-serif"><br></div><div class="gmail_default" style="font-family:arial,sans-serif">It comes up with about a week to go prior to the scheduled closing date. </div><div class="gmail_default" style="font-family:arial,sans-serif"><br></div><div class="gmail_default" style="font-family:arial,sans-serif">My worst case ever was where the Title Company wanted the Executor to issue a Deed of PR - TO A HOUSE THAT HAD ALREADY BEEN TRANSFERRED. They literally wanted me to transfer it back to the Estate, then have the Executor be the one who "sells" the house and given the proceeds to the people who already - under the law - owned the house. </div><div class="gmail_default" style="font-family:arial,sans-serif"><br></div><div class="gmail_default" style="font-family:arial,sans-serif">It was a massive waste of time and money and, by the time it was over, added nearly $5,000 to the cost of estate administration. </div><div class="gmail_default" style="font-family:arial,sans-serif"><br></div><div class="gmail_default" style="font-family:arial,sans-serif">This was the title company that famously said to me - we don't care what the law is, we have our own policies. </div><div class="gmail_default" style="font-family:arial,sans-serif"><br></div><div class="gmail_default" style="font-family:arial,sans-serif">This is why I strongly recommend everyone develop a relationship with a title company and title officer. When all else fails, I have my clients and their real estate agents switch to a different title company. </div><br clear="all"></div><div><div dir="ltr" class="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:rgb(0,64,128)"> </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:12pt;font-family:"Times New Roman",serif"></span></p></div></div></div></div><br></div><br><div class="gmail_quote"><div dir="ltr" class="gmail_attr">On Wed, Jun 10, 2026 at 1:02 PM Eva Luchini <<a href="mailto:eva@luchinilaw.com" target="_blank">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">
<div>
<div style="direction:ltr;font-family:"Segoe UI",Arial,Helvetica,sans-serif;font-size:14pt;color:rgb(6,64,12)">
What I’m gathering from this discussion is that doing a TODD on your house as a way to avoid probate might work out okay if the Title company will accept the additional documentation they’ll probably ask for (a LOPA) and if you’re giving the house to your descendants.</div>
<div style="direction:ltr;font-family:"Segoe UI",Arial,Helvetica,sans-serif;font-size:14pt;color:rgb(6,64,12)">
<br>
</div>
<div style="direction:ltr;font-family:"Segoe UI",Arial,Helvetica,sans-serif;font-size:14pt;color:rgb(6,64,12)">
But even at best, they are not likely to be able to simply turn around and sell the house real quick. </div>
<div style="direction:ltr;font-family:"Segoe UI",Arial,Helvetica,sans-serif;font-size:14pt;color:rgb(6,64,12)">
<br>
</div>
<div style="direction:ltr;font-family:"Segoe UI",Arial,Helvetica,sans-serif;font-size:14pt;color:rgb(6,64,12)">
And if they can’t find a title company who will be happy with the information provided, they’ll probably have to go do a probate anyhow.</div>
<div style="direction:ltr;font-family:"Segoe UI",Arial,Helvetica,sans-serif;font-size:14pt;color:rgb(6,64,12)">
<br>
</div>
<div style="direction:ltr;font-family:"Segoe UI",Arial,Helvetica,sans-serif;font-size:14pt;color:rgb(6,64,12)">
But when does this all come up? Doesn’t it come up once the beneficiaries are already knee deep in the sale process? That sounds messy.</div>
<div style="direction:ltr;font-family:"Segoe UI",Arial,Helvetica,sans-serif;font-size:14pt;color:rgb(6,64,12)">
<br>
</div>
<div style="direction:ltr;font-family:"Segoe UI",Arial,Helvetica,sans-serif;font-size:14pt;color:rgb(6,64,12)">
Eva Luchini</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></blockquote></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></blockquote></div>