[WSBARP] WSBARP Digest, Vol 78, Issue 26
michael westseattleattorney.com
michael at westseattleattorney.com
Thu Mar 25 07:36:45 PDT 2021
Thanks Kate- very helpful. Mike
[cid:fbc5553a-943c-439c-8a89-d8a6c3398637]
________________________________
From: wsbarp-bounces at lists.wsbarppt.com <wsbarp-bounces at lists.wsbarppt.com> on behalf of Kate Gamble <uptownlawpt at gmail.com>
Sent: Thursday, March 25, 2021 6:28 AM
To: RPPT section <wsbarp at lists.wsbarppt.com>
Subject: Re: [WSBARP] WSBARP Digest, Vol 78, Issue 26
"So married couple with property held in a LLC getting divorce - Grantor in REET will be LLC but what would WAC be ? Normally we put due to dissolution of marriage - Thanks Mike Atkins”
I believe that since the real property is titled in the LLC (and if the parties want to keep the real property in the LLC) the transfer of interest would take place at the LLC level, and no deed would be required, since the LLC would still own the real property. The change in ownership interest would be reported to the Secretary of State on the Annual Report with Changes under the Controlling Interest section. Since the transfer of ownership interest is at least 50%, it triggers the need to report a Controlling Interest Transfer Form referenced on the Annual Report. See www.dor.wa.gov/REET<https://urldefense.proofpoint.com/v2/url?u=http-3A__www.dor.wa.gov_REET&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=KEDnavIX0T95_e0xmmP7pHPEymbbSteROH3HpiSq79g&m=-gXBM9RP9_CQK2xgDq63pnmB-BwccJaECoreGa2cZLo&s=lvED1IVooxXKLtBqnbpq-aKkMm2DDnXlWGV0blvWpQE&e=>. I’ve called DOR to try to tease this issue out and found them very helpful.
Regards,
Kate Gamble
Attorney at Law
Uptown Law PLLC
PO Box 835
Port Townsend, WA 98368
(360) 379-1818
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On Mar 24, 2021, at 4:56 PM, wsbarp-request at lists.wsbarppt.com<mailto:wsbarp-request at lists.wsbarppt.com> wrote:
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Today's Topics:
1. Re: LLC Deed WAC code in REET for dissolution (Nestor Gorfinkel)
2. Re: LLC Deed WAC code in REET for dissolution (Jeanne Dawes)
3. Re: LLC Deed WAC code in REET for dissolution
(michael westseattleattorney.com)
4. Re: LLC Deed WAC code in REET for dissolution (Jeanne Dawes)
----------------------------------------------------------------------
Message: 1
Date: Wed, 24 Mar 2021 21:58:04 +0000
From: Nestor Gorfinkel <esq at gorfinkel-law.com>
To: WSBA Real Property Listserv <wsbarp at lists.wsbarppt.com>
Subject: Re: [WSBARP] LLC Deed WAC code in REET for dissolution
Message-ID:
<CY4PR08MB3414AAE65715EFE0F19489A3FC639 at CY4PR08MB3414.namprd08.prod.outlook.com>
Content-Type: text/plain; charset="us-ascii"
If I understand correctly, there are 2 properties, one to each spouse.
I would have the First Deed from LLC to both spouses include both properties using mere change in identity or form WAC code and then 2 separate deeds from each spouse to the other using the DOM WAC code.
Nestor
Nestor Gorfinkel, Attorney at Law
Licensed in Florida & Washington State
Florida Civil-Law (International) Notary
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From: wsbarp-bounces at lists.wsbarppt.com <wsbarp-bounces at lists.wsbarppt.com> On Behalf Of michael westseattleattorney.com
Sent: Wednesday, March 24, 2021 5:46 PM
To: WSBA Real Property Listserv <wsbarp at lists.wsbarppt.com>
Subject: Re: [WSBARP] LLC Deed WAC code in REET for dissolution
OK we need two emails -- so there are 2 real properties going to parties and others being sold. For the 2 to the parties, can I put both Lots 9 and 10 , Block 20 .... on 1 Deed from LLC to parties and use 2 separate REETS using the 458-61A-211(2)(b) and then the one party to the other using the disso 458-61A-203(2) ?
[cid:image003.png at 01D720D7.073B8E40]
________________________________
From: wsbarp-bounces at lists.wsbarppt.com<mailto:wsbarp-bounces at lists.wsbarppt.com> <wsbarp-bounces at lists.wsbarppt.com<mailto:wsbarp-bounces at lists.wsbarppt.com>> on behalf of Kailei Feeney <kailei at westseattlelaw.com<mailto:kailei at westseattlelaw.com>>
Sent: Wednesday, March 24, 2021 2:20 PM
To: WSBA Real Property Listserv <wsbarp at lists.wsbarppt.com<mailto:wsbarp at lists.wsbarppt.com>>
Subject: Re: [WSBARP] LLC Deed WAC code in REET for dissolution
I think it depends on facts that are not 100% clear from your description - what is going to happen to the property?
If just sold, then the LLC can likely sell.
If one spouse will get pursuant to divorce, then I think it perhaps needs to be two-stepped:
>From LLC to same two members, mere change in identity or form. 458-61A-211(2)((b).
>From spouse divesting their interest, to other spouse staying on title, pursuant to divorce. 458-61A-203(2).
Kailei
Kailei B. Feeney
Attorney-at-Law
[cid:image004.jpg at 01D720D7.073B8E40]
3909 California Avenue SW
Seattle, WA 98116-3705
(206)938-5500
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From: wsbarp-bounces at lists.wsbarppt.com<mailto:wsbarp-bounces at lists.wsbarppt.com> <wsbarp-bounces at lists.wsbarppt.com<mailto:wsbarp-bounces at lists.wsbarppt.com>> On Behalf Of michael westseattleattorney.com
Sent: Wednesday, March 24, 2021 2:02 PM
To: WSBA Real Property List <wsbarp at lists.wsbarppt.com<mailto:wsbarp at lists.wsbarppt.com>>
Subject: [WSBARP] LLC Deed WAC code in REET for dissolution
So married couple with property held in a LLC getting divorce - Grantor in REET will be LLC but what would WAC be ? Normally we put due to dissolution of marriage - Thanks Mike Atkins
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Message: 2
Date: Wed, 24 Mar 2021 22:20:29 +0000
From: Jeanne Dawes <jjdawes at goregrewe.com>
To: WSBA Real Property Listserv <wsbarp at lists.wsbarppt.com>
Subject: Re: [WSBARP] LLC Deed WAC code in REET for dissolution
Message-ID:
<CY1PR05MB26990BD7FD037A745C974444AC639 at CY1PR05MB2699.namprd05.prod.outlook.com>
Content-Type: text/plain; charset="us-ascii"
I'm wondering if you could say conveying spouse has 49% interest, and receiving spouse has 51% interest, and then just do an assignment of membership interest and leave the property in the name of the LLC?
Jeanne
Jeanne J. Dawes
Attorney at Law
Gore & Grewe, P.S.
103 E. Indiana Avenue, Suite A
Spokane, WA 99207-2317
Voice: 509-326-7500
Fax: 509-326-7503
jjdawes at goregrewe.com<mailto:jjdawes at goregrewe.com>
[cid:image002.png at 01D720C1.38ABD040][cid:image003.png at 01D720C1.38ABD040]
INFORMATION CONTAINED IN THIS E-MAIL TRANSMISSION IS PRIVILEGED AND CONFIDENTIAL.
From: wsbarp-bounces at lists.wsbarppt.com On Behalf Of michael westseattleattorney.com
Sent: Wednesday, March 24, 2021 2:31 PM
To: WSBA Real Property Listserv <wsbarp at lists.wsbarppt.com>
Subject: Re: [WSBARP] LLC Deed WAC code in REET for dissolution
Great - Thx Andrew
[cid:image004.png at 01D720C1.38ABD040]
________________________________
From: wsbarp-bounces at lists.wsbarppt.com<mailto:wsbarp-bounces at lists.wsbarppt.com> <wsbarp-bounces at lists.wsbarppt.com<mailto:wsbarp-bounces at lists.wsbarppt.com>> on behalf of Andrew Hay <andrewhay at washingtonlaw.net<mailto:andrewhay at washingtonlaw.net>>
Sent: Wednesday, March 24, 2021 2:13 PM
To: WSBA Real Property Listserv <wsbarp at lists.wsbarppt.com<mailto:wsbarp at lists.wsbarppt.com>>
Subject: Re: [WSBARP] LLC Deed WAC code in REET for dissolution
LLC is giving property to one spouse?
WAC 458-61A-203(1) to separate CP.
You want to have language in the divorce settlement agreement or decree supportive of the exemption.
The husband shall transfer the parties' community property real estate parcel no Y held in ABC LLC to the wife as her sole and sep property.
(2) may also apply if the language in the court order is written similarly
From: wsbarp-bounces at lists.wsbarppt.com<mailto:wsbarp-bounces at lists.wsbarppt.com> <wsbarp-bounces at lists.wsbarppt.com<mailto:wsbarp-bounces at lists.wsbarppt.com>> On Behalf Of michael westseattleattorney.com
Sent: Wednesday, March 24, 2021 2:02 PM
To: WSBA Real Property List <wsbarp at lists.wsbarppt.com<mailto:wsbarp at lists.wsbarppt.com>>
Subject: [WSBARP] LLC Deed WAC code in REET for dissolution
So married couple with property held in a LLC getting divorce - Grantor in REET will be LLC but what would WAC be ? Normally we put due to dissolution of marriage - Thanks Mike Atkins
[cid:image004.png at 01D720C1.38ABD040]
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------------------------------
Message: 3
Date: Wed, 24 Mar 2021 22:46:07 +0000
From: "michael westseattleattorney.com"
<michael at westseattleattorney.com>
To: WSBA Real Property Listserv <wsbarp at lists.wsbarppt.com>
Subject: Re: [WSBARP] LLC Deed WAC code in REET for dissolution
Message-ID:
<DM6PR05MB655565DFA664429A5482FD0AB7639 at DM6PR05MB6555.namprd05.prod.outlook.com>
Content-Type: text/plain; charset="windows-1252"
Leaving it in LLC would be good if you could
[cid:5b99b81b-5fd3-4739-94ca-c445b742a929]
________________________________
From: wsbarp-bounces at lists.wsbarppt.com <wsbarp-bounces at lists.wsbarppt.com> on behalf of Jeanne Dawes <jjdawes at goregrewe.com>
Sent: Wednesday, March 24, 2021 3:20 PM
To: WSBA Real Property Listserv <wsbarp at lists.wsbarppt.com>
Subject: Re: [WSBARP] LLC Deed WAC code in REET for dissolution
I?m wondering if you could say conveying spouse has 49% interest, and receiving spouse has 51% interest, and then just do an assignment of membership interest and leave the property in the name of the LLC?
Jeanne
Jeanne J. Dawes
Attorney at Law
Gore & Grewe, P.S.
103 E. Indiana Avenue, Suite A
Spokane, WA 99207-2317
Voice: 509-326-7500
Fax: 509-326-7503
jjdawes at goregrewe.com<mailto:jjdawes at goregrewe.com>
[cid:image002.png at 01D720C1.38ABD040][cid:image003.png at 01D720C1.38ABD040]
INFORMATION CONTAINED IN THIS E-MAIL TRANSMISSION IS PRIVILEGED AND CONFIDENTIAL.
From: wsbarp-bounces at lists.wsbarppt.com On Behalf Of michael westseattleattorney.com
Sent: Wednesday, March 24, 2021 2:31 PM
To: WSBA Real Property Listserv <wsbarp at lists.wsbarppt.com>
Subject: Re: [WSBARP] LLC Deed WAC code in REET for dissolution
Great - Thx Andrew
[cid:image004.png at 01D720C1.38ABD040]
________________________________
From: wsbarp-bounces at lists.wsbarppt.com<mailto:wsbarp-bounces at lists.wsbarppt.com> <wsbarp-bounces at lists.wsbarppt.com<mailto:wsbarp-bounces at lists.wsbarppt.com>> on behalf of Andrew Hay <andrewhay at washingtonlaw.net<mailto:andrewhay at washingtonlaw.net>>
Sent: Wednesday, March 24, 2021 2:13 PM
To: WSBA Real Property Listserv <wsbarp at lists.wsbarppt.com<mailto:wsbarp at lists.wsbarppt.com>>
Subject: Re: [WSBARP] LLC Deed WAC code in REET for dissolution
LLC is giving property to one spouse?
WAC 458-61A-203(1) to separate CP.
You want to have language in the divorce settlement agreement or decree supportive of the exemption.
The husband shall transfer the parties? community property real estate parcel no Y held in ABC LLC to the wife as her sole and sep property.
(2) may also apply if the language in the court order is written similarly
From: wsbarp-bounces at lists.wsbarppt.com<mailto:wsbarp-bounces at lists.wsbarppt.com> <wsbarp-bounces at lists.wsbarppt.com<mailto:wsbarp-bounces at lists.wsbarppt.com>> On Behalf Of michael westseattleattorney.com
Sent: Wednesday, March 24, 2021 2:02 PM
To: WSBA Real Property List <wsbarp at lists.wsbarppt.com<mailto:wsbarp at lists.wsbarppt.com>>
Subject: [WSBARP] LLC Deed WAC code in REET for dissolution
So married couple with property held in a LLC getting divorce - Grantor in REET will be LLC but what would WAC be ? Normally we put due to dissolution of marriage - Thanks Mike Atkins
[cid:image004.png at 01D720C1.38ABD040]
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------------------------------
Message: 4
Date: Wed, 24 Mar 2021 23:55:54 +0000
From: Jeanne Dawes <jjdawes at goregrewe.com>
To: WSBA Real Property Listserv <wsbarp at lists.wsbarppt.com>
Subject: Re: [WSBARP] LLC Deed WAC code in REET for dissolution
Message-ID:
<CY1PR05MB269978BB1F8D0912926BBE5FAC639 at CY1PR05MB2699.namprd05.prod.outlook.com>
Content-Type: text/plain; charset="us-ascii"
Now that I've thought about this a little longer, I think even if ownership is 50-50 you could do an assignment of membership interest, and then just file the REET citing the dissolution exemption. I don't believe you would need to record a deed if you keep the property in the name of the LLC.
Jeanne
Jeanne J. Dawes
Attorney at Law
Gore & Grewe, P.S.
103 E. Indiana Avenue, Suite A
Spokane, WA 99207-2317
Voice: 509-326-7500
Fax: 509-326-7503
jjdawes at goregrewe.com<mailto:jjdawes at goregrewe.com>
[cid:image001.png at 01D720CE.8C9ED410][cid:image002.png at 01D720CE.8C9ED410]
INFORMATION CONTAINED IN THIS E-MAIL TRANSMISSION IS PRIVILEGED AND CONFIDENTIAL.
From: Jeanne Dawes
Sent: Wednesday, March 24, 2021 3:20 PM
To: WSBA Real Property Listserv <wsbarp at lists.wsbarppt.com>
Subject: RE: LLC Deed WAC code in REET for dissolution
I'm wondering if you could say conveying spouse has 49% interest, and receiving spouse has 51% interest, and then just do an assignment of membership interest and leave the property in the name of the LLC?
Jeanne
Jeanne J. Dawes
Attorney at Law
Gore & Grewe, P.S.
103 E. Indiana Avenue, Suite A
Spokane, WA 99207-2317
Voice: 509-326-7500
Fax: 509-326-7503
jjdawes at goregrewe.com<mailto:jjdawes at goregrewe.com>
[cid:image001.png at 01D720CE.8C9ED410][cid:image002.png at 01D720CE.8C9ED410]
INFORMATION CONTAINED IN THIS E-MAIL TRANSMISSION IS PRIVILEGED AND CONFIDENTIAL.
From: wsbarp-bounces at lists.wsbarppt.com<mailto:wsbarp-bounces at lists.wsbarppt.com> On Behalf Of michael westseattleattorney.com
Sent: Wednesday, March 24, 2021 2:31 PM
To: WSBA Real Property Listserv <wsbarp at lists.wsbarppt.com<mailto:wsbarp at lists.wsbarppt.com>>
Subject: Re: [WSBARP] LLC Deed WAC code in REET for dissolution
Great - Thx Andrew
[cid:image003.png at 01D720CE.8C9ED410]
________________________________
From: wsbarp-bounces at lists.wsbarppt.com<mailto:wsbarp-bounces at lists.wsbarppt.com> <wsbarp-bounces at lists.wsbarppt.com<mailto:wsbarp-bounces at lists.wsbarppt.com>> on behalf of Andrew Hay <andrewhay at washingtonlaw.net<mailto:andrewhay at washingtonlaw.net>>
Sent: Wednesday, March 24, 2021 2:13 PM
To: WSBA Real Property Listserv <wsbarp at lists.wsbarppt.com<mailto:wsbarp at lists.wsbarppt.com>>
Subject: Re: [WSBARP] LLC Deed WAC code in REET for dissolution
LLC is giving property to one spouse?
WAC 458-61A-203(1) to separate CP.
You want to have language in the divorce settlement agreement or decree supportive of the exemption.
The husband shall transfer the parties' community property real estate parcel no Y held in ABC LLC to the wife as her sole and sep property.
(2) may also apply if the language in the court order is written similarly
From: wsbarp-bounces at lists.wsbarppt.com<mailto:wsbarp-bounces at lists.wsbarppt.com> <wsbarp-bounces at lists.wsbarppt.com<mailto:wsbarp-bounces at lists.wsbarppt.com>> On Behalf Of michael westseattleattorney.com
Sent: Wednesday, March 24, 2021 2:02 PM
To: WSBA Real Property List <wsbarp at lists.wsbarppt.com<mailto:wsbarp at lists.wsbarppt.com>>
Subject: [WSBARP] LLC Deed WAC code in REET for dissolution
So married couple with property held in a LLC getting divorce - Grantor in REET will be LLC but what would WAC be ? Normally we put due to dissolution of marriage - Thanks Mike Atkins
[cid:image003.png at 01D720CE.8C9ED410]
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