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I’ve seen this once before. LOPA was recorded (representing that the decedent’s estate wasn’t probated) to avoid re-opening the probate to transfer the real property that was not (but should have been) transferred before the probate was closed. Were it me,
I would have advised the client that probate needed to be reopened to transfer the property (via PR Deed as you mentioned) and then closed once more. Was the LOPA recorded with assistance of counsel? Or did SS do that pro se? Can you tell from the recorded
LOPA?</div>
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<b>From: </b>wsbapt-bounces@lists.wsbarppt.com <wsbapt-bounces@lists.wsbarppt.com> on behalf of Brent Williams-Ruth <brent@williams-ruthlaw.com><br>
<b>Date: </b>Tuesday, August 4, 2026 at 1:50 PM<br>
<b>To: </b>WSBA Probate & Trust Listserv <wsbapt@lists.wsbarppt.com><br>
<b>Subject: </b>Re: [WSBAPT] Baffled by Transaction; Probate done but property not transferred<br>
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It was not. Attorney was involved, now retired. </div>
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<p class="gmail_signature" style="direction: ltr;"><span style="font-family: "Times New Roman", serif;"><b>Brent Williams-Ruth</b> (pronouns: he/him)<br>
<i>Attorney-At-Law</i></span></p>
<p class="gmail_signature" style="direction: ltr;"><span style="font-family: "Times New Roman", serif;"><b>Law Offices of Brent Williams-Ruth,
</b></span><span style="font-family: "Times New Roman", serif; font-size: 10px;"><b>a division of BWR Consulting, PLLC</b></span></p>
<p class="gmail_signature" style="direction: ltr;"><span style="font-family: "Times New Roman", serif;"><b>Physical Address: 500 S 336th Street, Suite 214; Federal Way, WA 98003</b></span></p>
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<p class="gmail_signature" style="direction: ltr;"><span style="font-family: "Times New Roman", serif;">Office/Scheduling Phone:</span><span style="font-family: "Times New Roman", serif; color: rgb(0, 64, 128);"> </span><span style="font-family: "Times New Roman", serif; color: rgb(255, 0, 0);">(253)
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<div class="gmail_attr" style="direction: ltr;">On Tue, Aug 4, 2026 at 1:37 PM Diane Kiepe <<a href="mailto:diane@kiepelaw.com" data-outlook-id="29e31646-30bd-4365-b1bf-e81aa61d3cd6">diane@kiepelaw.com</a>> wrote:</div>
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<div class="gmail_default" style="direction: ltr; font-size: 13.5pt;">Brent,</div>
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<div class="gmail_default" style="direction: ltr; font-size: 13.5pt;">I wonder if it was a pro se probate. I always do a deed (as you noted you do). I have to believe it was an oversight and someone somehow thought the declaration was a transfer device.</div>
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<div class="gmail_default" style="direction: ltr; font-size: 13.5pt;">Also, just go my first Intestacy case. I am in tier (b).</div>
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Diane Kiepe</div>
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<div class="gmail_attr" style="direction: ltr;">On Tue, Aug 4, 2026 at 1:22 PM Brent Williams-Ruth <<a href="mailto:brent@williams-ruthlaw.com" target="_blank" data-outlook-id="8aa2d4f4-1418-4b48-a2fb-670f432f1b93">brent@williams-ruthlaw.com</a>> wrote:</div>
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Listmates - </div>
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I am truly baffled by a matter (historical) and I am curious if this was just the "old way of doing it". </div>
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Decedent died intestate in 2015. Surviving spouse opens probate, is appointed. Files declaration of completion nearly 1 year later and in the declaration it states that surviving spouse was beneficiary of all, no separate property. </div>
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LOPA was filed in 2018 declaring that no probate was done and transfering house to surviving spouse. </div>
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WHAT I NORMALLY DO in that situation is that before I close probate, I have the Executor/Surviving Spouse transfer through a Deed of PR the decedent's share. </div>
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I'm only curious because now that the SS has died and I am helping get the property to the next of kin, I had my favorite title company pull the property report and last vesting deed and it was still the deed from 1996 when H&W bought the house. </div>
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Wasted a bunch of time tracking down to see who is actually the owner because the title company didn't pull the LOPA as part of the general process in helping me identify the nature and ownership of the property. </div>
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Just looking for a little validation as a solo attorney ensuring that I am doing things in lines with industry standard. </div>
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Thanks!</div>
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Brent</div>
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<p class="gmail_signature" style="direction: ltr;"><span style="font-family: "Times New Roman", serif;"><b>Brent Williams-Ruth</b> (pronouns: he/him)<br>
<i>Attorney-At-Law</i></span></p>
<p class="gmail_signature" style="direction: ltr;"><span style="font-family: "Times New Roman", serif;"><b>Law Offices of Brent Williams-Ruth,
</b></span><span style="font-family: "Times New Roman", serif; font-size: 10px;"><b>a division of BWR Consulting, PLLC</b></span></p>
<p class="gmail_signature" style="direction: ltr;"><span style="font-family: "Times New Roman", serif;"><b>Physical Address: 500 S 336th Street, Suite 214; Federal Way, WA 98003</b></span></p>
<p class="gmail_signature" style="direction: ltr;"><span style="font-family: "Times New Roman", serif; color: rgb(255, 0, 0);"><b>Mailing Address:</b></span><span style="font-family: "Times New Roman", serif;"><b> PO BOX 3319; Federal Way, WA 98063 </b></span></p>
<p class="gmail_signature" style="direction: ltr;"><span style="font-family: "Times New Roman", serif;">Office/Scheduling Phone:</span><span style="font-family: "Times New Roman", serif; color: rgb(0, 64, 128);"> </span><span style="font-family: "Times New Roman", serif; color: rgb(255, 0, 0);">(253)
285-7751</span></p>
<p class="gmail_signature" style="direction: ltr;"><span style="font-family: "Times New Roman", serif; color: rgb(255, 0, 0);">For All Meetings & Scheduling:
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