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<DIV>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?</DIV>
<DIV> </DIV>
<DIV style="FONT-SIZE: 12pt; FONT-FAMILY: 'Calibri'; COLOR: #000000">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<BR></DIV>
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<DIV> </DIV>
<DIV style="BACKGROUND: #f5f5f5">
<DIV style="font-color: black"><B>From:</B> <A title=Eric@sayrelawoffices.com
href="mailto:Eric@sayrelawoffices.com">Eric Nelsen</A> </DIV>
<DIV><B>Sent:</B> Tuesday, September 01, 2015 8:34 AM</DIV>
<DIV><B>To:</B> <A title=wsbarp@lists.wsbarppt.com
href="mailto:wsbarp@lists.wsbarppt.com">WSBA Real Property Listserv</A> </DIV>
<DIV><B>Subject:</B> Re: [WSBARP] Joint Tenancy with Rights of
Survivorship</DIV></DIV></DIV>
<DIV> </DIV></DIV>
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<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: #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: #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: #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: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 12pt; COLOR: #1f497d">Sincerely,<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 12pt; COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 12pt; COLOR: #1f497d">Eric<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 12pt; COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">Eric C.
Nelsen<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">SAYRE LAW
OFFICES, PLLC<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">1320 University
St<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">Seattle
WA 98101-2837<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">phone
206-625-0092<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; 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>
<DIV>
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<P class=MsoNormal><B><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"'>From:</SPAN></B><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"'>
wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com]
<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><o:p></o:p> </P>
<P class=MsoNormal><A name=_GoBack></A>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></P>
<P class=MsoNormal><o:p></o:p> </P>
<P class=MsoNormal style="TEXT-ALIGN: justify"><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Courier New"'>Marcus J.
Fry<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Courier New"'>Lyon, Weigand &
Gustafson, P.S.</SPAN><SPAN
style='FONT-SIZE: 12pt; FONT-FAMILY: "Times New Roman","serif"'> </SPAN><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Courier New"'><o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Courier New"'>P.O. Box 1689</SPAN><SPAN
style='FONT-SIZE: 12pt; FONT-FAMILY: "Times New Roman","serif"'>
<BR></SPAN><SPAN style='FONT-SIZE: 10pt; FONT-FAMILY: "Courier New"'>Yakima,
Washington 98907</SPAN><SPAN
style='FONT-SIZE: 12pt; FONT-FAMILY: "Times New Roman","serif"'>
<BR></SPAN><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Courier New"'>Telephone: (509)
248-7220</SPAN><SPAN
style='FONT-SIZE: 12pt; FONT-FAMILY: "Times New Roman","serif"'>
<BR></SPAN><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Courier New"'>Facsimile: (509)
575-1883</SPAN><SPAN
style='FONT-SIZE: 12pt; FONT-FAMILY: "Times New Roman","serif"'>
<o:p></o:p></SPAN></P>
<P class=MsoNormal style="TEXT-ALIGN: justify"><B><U><SPAN
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<P class=MsoNormal style="TEXT-ALIGN: justify"><B><U><SPAN
style='FONT-SIZE: 9pt; FONT-FAMILY: "Arial","sans-serif"'>NOTICES:<o:p></o:p></SPAN></U></B></P>
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