<html xmlns:v="urn:schemas-microsoft-com:vml" xmlns:o="urn:schemas-microsoft-com:office:office" xmlns:w="urn:schemas-microsoft-com:office:word" xmlns:m="http://schemas.microsoft.com/office/2004/12/omml" xmlns="http://www.w3.org/TR/REC-html40">
<head>
<meta http-equiv="Content-Type" content="text/html; charset=utf-8">
<meta name="Generator" content="Microsoft Word 14 (filtered medium)">
<!--[if !mso]><style>v\:* {behavior:url(#default#VML);}
o\:* {behavior:url(#default#VML);}
w\:* {behavior:url(#default#VML);}
.shape {behavior:url(#default#VML);}
</style><![endif]--><style><!--
/* Font Definitions */
@font-face
{font-family:Calibri;
panose-1:2 15 5 2 2 2 4 3 2 4;}
@font-face
{font-family:Tahoma;
panose-1:2 11 6 4 3 5 4 4 2 4;}
/* Style Definitions */
p.MsoNormal, li.MsoNormal, div.MsoNormal
{margin:0in;
margin-bottom:.0001pt;
font-size:11.0pt;
font-family:"Calibri","sans-serif";}
a:link, span.MsoHyperlink
{mso-style-priority:99;
color:blue;
text-decoration:underline;}
a:visited, span.MsoHyperlinkFollowed
{mso-style-priority:99;
color:purple;
text-decoration:underline;}
p
{mso-style-priority:99;
mso-margin-top-alt:auto;
margin-right:0in;
mso-margin-bottom-alt:auto;
margin-left:0in;
font-size:12.0pt;
font-family:"Times New Roman","serif";}
p.MsoAcetate, li.MsoAcetate, div.MsoAcetate
{mso-style-priority:99;
mso-style-link:"Balloon Text Char";
margin:0in;
margin-bottom:.0001pt;
font-size:8.0pt;
font-family:"Tahoma","sans-serif";}
span.EmailStyle17
{mso-style-type:personal;
font-family:"Calibri","sans-serif";
color:windowtext;}
span.EmailStyle18
{mso-style-type:personal;
font-family:"Calibri","sans-serif";
color:#1F497D;}
span.BalloonTextChar
{mso-style-name:"Balloon Text Char";
mso-style-priority:99;
mso-style-link:"Balloon Text";
font-family:"Tahoma","sans-serif";}
span.EmailStyle22
{mso-style-type:personal-reply;
font-family:"Calibri","sans-serif";
color:#1F497D;}
.MsoChpDefault
{mso-style-type:export-only;
font-size:10.0pt;}
@page WordSection1
{size:8.5in 11.0in;
margin:1.0in 1.0in 1.0in 1.0in;}
div.WordSection1
{page:WordSection1;}
--></style><!--[if gte mso 9]><xml>
<o:shapedefaults v:ext="edit" spidmax="1026" />
</xml><![endif]--><!--[if gte mso 9]><xml>
<o:shapelayout v:ext="edit">
<o:idmap v:ext="edit" data="1" />
</o:shapelayout></xml><![endif]-->
</head>
<body lang="EN-US" link="blue" vlink="purple">
<div class="WordSection1">
<p class="MsoNormal"><span style="color:#1F497D">Washington law is thin, but I think the main case law regarding life estates sets the principle out pretty clearly, in the context of who-inherits-what. In each case, the life estate vanishes at death, and the
remaindermen prevail over any claim based from the life-estate holder. See e.g. <u>
Parr v. Davison</u>, 146 Wash. 354, 262 P. 959 (1928), <u>See v. Hennigar</u>, 151 Wn.App. 669, 213 P.3d 941 (Div. 3, 2009). WSBA Rea Property Deskbook Vol. 3 Ch. 1.3 (4th ed. 2009) agrees but doesn't cite authority.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><u><span style="color:#1F497D">See v. Hennigar</span></u><span style="color:#1F497D"> says:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">It is axiomatic that a person cannot convey a greater interest in real estate than she owns.
<u>Firth v. Lu</u>, 146 Wash.2d 608, 615, 49 P.3d 117 (2002); <u>McGill v. Shugarts</u>, 58 Wash.2d 203, 204, 361 P.2d 645 (1961). That principle has been applied in many different real estate contexts.
<u>E.g.</u>, <u>McDuffie v. Noonan</u>, 176 Wash. 436, 439, 29 P.2d 684 (1934) (leasehold);
<u>Easly v. Easly</u>, 78 Wash. 505, 139 P. 200 (1914) (partition action); <u>McDowell v. Beckham</u>, 72 Wash. 224, 130 P. 350 (1913) (holder of life estate could only transfer a life estate).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">I think the argument goes--a life estate holder can only transfer what she owns. Her ownership terminates at death, and so any right to the property that she transfers also terminates at her death. (Even a complete
sale of her life estate to another means that the transferee holds <i>pur autre vie</i>, during the other's, her, life). She can only encumber her own interest, so the DOT only encumbers the life estate, and so disappears at death.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Sincerely,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Eric<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Eric C. Nelsen<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">SAYRE LAW OFFICES, PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">1320 University St<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Seattle WA 98101-2837<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">phone 206-625-0092<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">fax 206-625-9040<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<div>
<div style="border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif""> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com]
<b>On Behalf Of </b>Josh Grant<br>
<b>Sent:</b> Tuesday, September 01, 2015 10:05 AM<br>
<b>To:</b> WSBA Real Property Listserv<br>
<b>Subject:</b> Re: [WSBARP] Joint Tenancy with Rights of Survivorship<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<div>
<div>
<div>
<p class="MsoNormal"><span style="font-size:12.0pt;color:black">I have a case where a life tenant granted a DOT, and after death the bank attempts to foreclose against the remainderman (non-borrower). Your comment about life estate, (and this is in a different
context), makes me wonder if you have any authorities, briefs, etc. that stand for the proposition that once a life tenant passes on, any security given evaporates in thin air?<o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-size:12.0pt;color:black"> <o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-size:12.0pt;color:black">Joshua F. Grant, PS<br>
Attorney at Law<br>
P. O. Box 619<br>
Wilbur, WA 99185<br>
tel 509 647 5578<br>
fax 509 647 2734<o:p></o:p></span></p>
</div>
<div>
<div>
<div>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black"> <o:p></o:p></span></p>
</div>
<div>
<div>
<p class="MsoNormal" style="background:whitesmoke"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">
<a href="mailto:Eric@sayrelawoffices.com" title="Eric@sayrelawoffices.com">Eric Nelsen</a>
<o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal" style="background:whitesmoke"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">Sent:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black"> Tuesday, September 01, 2015 8:34
AM<o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal" style="background:whitesmoke"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">To:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">
<a href="mailto:wsbarp@lists.wsbarppt.com" title="wsbarp@lists.wsbarppt.com">WSBA Real Property Listserv</a>
<o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal" style="background:whitesmoke"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">Subject:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black"> Re: [WSBARP] Joint Tenancy with
Rights of Survivorship<o:p></o:p></span></p>
</div>
</div>
</div>
<div>
<p class="MsoNormal"><span style="font-size:12.0pt;color:black"> <o:p></o:p></span></p>
</div>
</div>
<div>
<p class="MsoNormal"><span style="color:#1F497D">For what it's worth, I think you're right, I haven't found any Washington case law that addresses the issue, and the cases make clear that Washington's JTWROS statute is peculiar and not readily comparable to
any other state's JT rules.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black"> </span><span style="color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Seems to me our cases regarding severance of the ROS all have to do with transfers or attempted/contemplated transfers of a fee interest--whether it's via a community property agreement, or a contract to sell
the property. I can't think of a case in Washington where ROS is severed by a transfer of less than a fee interest, like a lease or perhaps a deed of trust. Maybe creation of a life estate would sever ROS, but I think that's a special case that does involve
splitting the fee interest in some way. I wonder if one JT's attempted grant of an easement would sever.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black"> </span><span style="color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Approached the other direction--what happens to the lease when the lessor JT dies? Since the lessor JT's fee interest "vanishes" at death, does the lease automatically terminate, analogous to a leasehold tenancy
from a life-estate lessor? Or does the lease attorn to the survivor? I don't think attornment would be a fair result for the survivor, who never agreed to subject their ownership and possessory interest to a tenant. Yet, to hold that the lease survives would
effectively cause the deceased's JT interest to linger after death, until the lease terminates--and that result sounds a lot like "a lease by one JT severs the ROS."<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black"> </span><span style="color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">All purely speculative of course, since I don't think we have any binding guidance from the appellate courts.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black"> </span><span style="color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Sincerely,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black"> </span><span style="font-size:12.0pt;color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Eric<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black"> </span><span style="font-size:12.0pt;color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Eric C. Nelsen<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">SAYRE LAW OFFICES, PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">1320 University St<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Seattle WA 98101-2837<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">phone 206-625-0092<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">fax 206-625-9040<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black"> </span><span style="color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black"> </span><span style="color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black"> </span><span style="color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black"> </span><span style="color:#1F497D"><o:p></o:p></span></p>
<div>
<div style="border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">
<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">mailto:wsbarp-bounces@lists.wsbarppt.com</a>]
<b>On Behalf Of </b>Marcus Fry<br>
<b>Sent:</b> Tuesday, September 01, 2015 7:28 AM<br>
<b>To:</b> 'wsbarp@lists.wsbarppt.com'<br>
<b>Subject:</b> [WSBARP] Joint Tenancy with Rights of Survivorship<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><span style="color:black"> <o:p></o:p></span></p>
<p class="MsoNormal"><a name="_GoBack"></a><span style="color:black">Does a lease by one JTWROS of the real property to a third party convert the tenancy to a tenancy in common? I haven’t found any WA case law on this pt. CA court decision says yes, but a
Cal Law review says majority of states say the opposite. WA appears to be silent.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black"> <o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:10.0pt;font-family:"Courier New";color:black">Marcus J. Fry<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Courier New";color:black">Lyon, Weigand & Gustafson, P.S.</span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:black">
</span><span style="font-size:10.0pt;font-family:"Courier New";color:black"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Courier New";color:black">P.O. Box 1689</span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:black">
<br>
</span><span style="font-size:10.0pt;font-family:"Courier New";color:black">Yakima, Washington 98907</span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:black">
<br>
</span><span style="font-size:10.0pt;font-family:"Courier New";color:black">Telephone: (509) 248-7220</span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:black">
<br>
</span><span style="font-size:10.0pt;font-family:"Courier New";color:black">Facsimile: (509) 575-1883</span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:black">
<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><b><u><span style="font-size:9.0pt;font-family:"Arial","sans-serif";color:black"><o:p><span style="text-decoration:none"> </span></o:p></span></u></b></p>
<p class="MsoNormal" style="text-align:justify"><b><u><span style="font-size:9.0pt;font-family:"Arial","sans-serif";color:black">NOTICES:<o:p></o:p></span></u></b></p>
<p class="MsoNormal" style="text-align:justify"><b><span style="font-size:9.0pt;font-family:"Arial","sans-serif";color:black">Confidentiality:
</span></b><span style="font-size:9.0pt;font-family:"Arial","sans-serif";color:black">This e-mail transmission may contain information which is protected by attorney-client, work product and/or other privileges. If you are not the intended recipient, you are
hereby notified that any disclosure, or taking of any action in reliance on the contents, is strictly prohibited. If you have received this transmission in error, please contact us immediately and return the e-mail to us by choosing Reply (or the corresponding
function on your e-mail system) and then deleting the e-mail.</span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:black"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black"> <o:p></o:p></span></p>
<div class="MsoNormal" align="center" style="text-align:center"><span style="font-size:12.0pt;color:black">
<hr size="2" width="100%" align="center">
</span></div>
<p class="MsoNormal"><span style="font-size:12.0pt;color:black">_______________________________________________<br>
WSBARP mailing list<br>
<a href="mailto:WSBARP@lists.wsbarppt.com">WSBARP@lists.wsbarppt.com</a><br>
<a href="http://mailman.fsr.com/mailman/listinfo/wsbarp">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><o:p></o:p></span></p>
</div>
</div>
</div>
</div>
</body>
</html>