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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><span style='color:#1F497D'>Doing a probate is cleaner and more provides more certainty to your client.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>However the title industry does sometimes agree to insure in this situation without probate. Since title passes at death to the heirs and devisees, we do ask for a lack of probate affidavit disclosing who the heirs and devisees are. In this case the will left the property to the brother and sister, but the title company will also want deeds from any other heirs (those who would inherit were there no will). Also, in situations where title passes to other than a surviving spouse, most title companies’ rate schedule would require an increased premium for insuring without probate. Depending on the value of the property that can be an expensive proposition.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>A talk with your favorite title officer will help<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:11.0pt;font-family:"HelveticaNeueETW01-55Rg",serif;color:#1F497D'>John McCrady<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"HelveticaNeueETW01-55Rg",serif;color:#1F497D'>Counsel</span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>Puget Sound Title Company<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>5350 Orchard Street West<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>University Place WA 98466<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>253-476-5721<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><b><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'>From:</span></b><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>Jim Doran<br><b>Sent:</b> Friday, February 24, 2017 9:50 AM<br><b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br><b>Subject:</b> Re: [WSBARP] Probate or not to probate<o:p></o:p></span></p><p class=MsoNormal><o:p> </o:p></p><div><div><p class=MsoNormal style='margin-bottom:12.0pt'><span style='font-size:13.5pt'>I'll make an appointment with my local title officer. It seems cleaner to do a probate and get the title transferred. But I will see what the "gods of real estate" say.</span><o:p></o:p></p></div><p class=MsoNormal style='margin-bottom:12.0pt'><span style='font-size:13.5pt'>Jim</span><o:p></o:p></p></div><div><p class=MsoNormal><br clear=all><o:p></o:p></p><div><div><div><div><div><div><div><div><p class=MsoNormal>James R. Doran<o:p></o:p></p></div><p class=MsoNormal>Attorney at Law<o:p></o:p></p></div><p class=MsoNormal>100 E. Pine Street - Suite 205<o:p></o:p></p></div><p class=MsoNormal>Bellingham, WA 98225<br>(360)393-9506<o:p></o:p></p></div><p class=MsoNormal><a href="mailto:jim@doranlegal.com" target="_blank">jim@doranlegal.com</a><o:p></o:p></p></div><p class=MsoNormal><a href="http://www.doranlegal.com" target="_blank">www.doranlegal.com</a><o:p></o:p></p></div></div></div><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal>On Fri, Feb 24, 2017 at 9:28 AM, Rob Wilson-Hoss <<a href="mailto:rob@hctc.com" target="_blank">rob@hctc.com</a>> wrote:<o:p></o:p></p><blockquote style='border:none;border-left:solid #CCCCCC 1.0pt;padding:0in 0in 0in 6.0pt;margin-left:4.8pt;margin-right:0in'><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:14.0pt'>The statutory lack of probate affidavit gets you through the Treasurer on a sale. It does not transfer title. If you want to transfer title, you talk to your favorite title examiner and see what they need in their own lack of probate affidavits, which are enough to allow them to insure title. But you should be prepared for being able to show that there are no issues as to the proper successor title holders, and no debt, and that this will probably require an indemnification by the heir sellers. This is from John McCrady's post of January 13:</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:14.0pt'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>The lack of probate affidavit does not transfer the title; if it is the title company’s affidavit, it is used to convince the title company to insure title in the wife notwithstanding the lack of a probate.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>If it is the department of revenue’s affidavit, it is used to establish that no excise tax is owed on the “conveyance” from husband to wife. </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:14.0pt'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:14.0pt'>Rob</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:14.0pt'> </span><o:p></o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-autospace:none'><span style='font-size:14.0pt'>Robert D. Wilson-Hoss <br>Hoss & Wilson-Hoss, LLP <br>236 West Birch Street <br>Shelton, WA 98584 <br><a href="tel:(360)%20426-2999" target="_blank">360 426-2999</a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:14.0pt'><a href="http://www.hossandwilsonhoss.com" target="_blank">www.hossandwilson-hoss.com</a><br><a href="mailto:rob@hctc.com" target="_blank">rob@hctc.com</a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-autospace:none'><i><span style='font-size:11.0pt'>This message is intended solely for the use of the addressee and may contain information that is privileged, confidential, and exempt from disclosure under applicable law. If you are not the addressee, you are hereby notified that any use, distribution, or copying of this message is strictly prohibited. If you received this message in error, please notify us by reply e-mail or by telephone (call us collect at the number listed above) and immediately delete this message and any and all of its attachments. Thank you.</span></i><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b><span style='font-size:10.0pt;text-transform:uppercase'>This office does debt collection and this e-mail may be an attempt to collect a debt, Any information obtained will be used for that purpose. </span></b><span style='font-size:10.0pt'>To the extent the Federal Fair Debt Collection Practices Act (15 U.S.C. § 1692) applies this firm is acting as a debt collector for the condominium/homeowners' association named above to collect a debt owed to it. Any information obtained will be used for collection purposes. You have the right to seek advice of legal counsel.</span><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:14.0pt'> </span><o:p></o:p></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><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'> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> [mailto:<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>Wendy Walter<br><b>Sent:</b> Friday, February 24, 2017 8:50 AM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] Probate or not to probate</span><o:p></o:p></p></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>You might want to consider a lack of probate affidavit. <a href="http://dor.wa.gov/Docs/forms/RealEstExcsTx/Lackofprobateaffidavit.pdf" target="_blank">http://dor.wa.gov/Docs/forms/RealEstExcsTx/Lackofprobateaffidavit.pdf</a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>The forms for these vary depending on the title company, but I would definitely consult with one in order to ensure the transaction is insurable. </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>Wendy Walter</span></b><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'> </span><span style='font-size:10.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>|</span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#002060'> </span><span style='font-size:9.0pt;font-family:"Calibri",sans-serif;color:#777777'>Partner - Pacific Northwest<i> </i></span><span style='font-size:10.0pt;font-family:"Calibri",sans-serif;color:#777777'>| Member State Bars of WA and OR</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;color:#1F497D'>McCarthy </span><span style='font-size:11.0pt;color:red'>♦</span><span style='font-size:11.0pt;color:#1F497D'> Holthus LLP</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'> m. 108 1<sup>st</sup> Ave. S., Suite 300, Seattle, WA 98104 </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'> d. <a href="tel:(206)%20596-4844" target="_blank">206.596.4844</a> | f. <a href="tel:(206)%20780-6862" target="_blank">206.780.6862</a> | c. <a href="tel:(425)%20241-5459" target="_blank">425.241.5459</a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'> e. <a href="mailto:wwalter@mccarthyholthus.com" target="_blank"><span style='color:#1F497D'>wwalter@mccarthyholthus.com</span></a></span><o:p></o:p></p><p class=MsoNormal align=center style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-align:center'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>Arizona </span><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:red'>♦</span><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D'> </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>California </span><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:red'>♦</span><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D'> </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>Colorado </span><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:red'>♦ </span><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D'> </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>Idaho </span><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:red'>♦</span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'> Nevada </span><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:red'>♦</span><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D'> </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>New Mexico </span><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:red'>♦</span><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D'> </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>Oregon </span><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:red'>♦</span><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D'> </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>Texas </span><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:red'>♦</span><span style='font-size:11.0pt;font-family:"Arial",sans-serif;color:#1F497D'> </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>Washington</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-align:justify'><span style='font-size:7.5pt;font-family:"Calibri",sans-serif;color:gray'>CONFIDENTIALITY NOTICE: The information contained herein may be privileged and protected by the attorney/client and/or other privilege. It is confidential in nature and intended for use by the intended addressee only. If you are not the intended recipient, you are hereby expressly prohibited from dissemination distribution, copy or any use whatsoever of this transmission and its contents. If you receive this transmission in error, please reply or call the sender and arrangements will be made to retrieve the originals from you at no charge.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:7.5pt;font-family:"Calibri",sans-serif;color:red'>Federal law requires us to advise you that communication with our office could be interpreted as an attempt to collect a debt and that any information obtained will be used for that purpose.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a name="m_2445769444462578127__MailEndCompose"></a><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><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'> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">mailto:wsbarp-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>Jim Doran<br><b>Sent:</b> Friday, February 24, 2017 8:41 AM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> [WSBARP] Probate or not to probate</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><div><div><div><div><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:12.0pt'><span style='font-size:13.5pt'>I am going to ask this question simply because times and statutes change.</span><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:12.0pt'><span style='font-size:13.5pt'>I have a client whose sister died owning a home. The Will gives the home to the surviving sister and the brother. Everyone is in good accord.</span><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:12.0pt'><span style='font-size:13.5pt'>I am unaware of any other process besides the probate process to transfer the property to the heirs (brother and sister) through a Personal Representative Deed. Is there an alternative way to do this?</span><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:12.0pt'><span style='font-size:13.5pt'>I was going to call my local title company but I remember there are a few of you on this list serve.</span><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:12.0pt'><span style='font-size:13.5pt'>Thank you.</span><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:13.5pt'>Jim Doran</span><o:p></o:p></p><div><div><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:13.5pt'><br><br clear=all></span><o:p></o:p></p><div><div><div><div><div><div><div><div><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>James R. Doran<o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Attorney at Law<o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>100 E. Pine Street - Suite 205<o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Bellingham, WA 98225<br><a href="tel:(360)%20393-9506" target="_blank">(360)393-9506</a><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a href="mailto:jim@doranlegal.com" target="_blank">jim@doranlegal.com</a><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a href="http://www.doranlegal.com" target="_blank">www.doranlegal.com</a><o:p></o:p></p></div></div></div></div></div></div></div></div></div></div></div></div><p class=MsoNormal><br>_______________________________________________<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" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><o:p></o:p></p></blockquote></div><p class=MsoNormal><o:p> </o:p></p></div></div></body></html>