<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)">
<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;}
@font-face
{font-family:Garamond;
panose-1:2 2 4 4 3 3 1 1 8 3;}
@font-face
{font-family:"Viner Hand ITC";
panose-1:3 7 5 2 3 5 2 2 2 3;}
/* Style Definitions */
p.MsoNormal, li.MsoNormal, div.MsoNormal
{margin:0in;
margin-bottom:.0001pt;
font-size:12.0pt;
font-family:"Times New Roman","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";}
span.EmailStyle20
{mso-style-type:personal-reply;
font-family:"Calibri","sans-serif";
color:#1F497D;}
.MsoChpDefault
{mso-style-type:export-only;
font-family:"Calibri","sans-serif";}
@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="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">To make sure I have this right:<o:p></o:p></span></p>
<p class="MsoNormal"><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">1. Wife's Will says house to Husband, but if Husband dies first, then "to C1 and C2 or their issue by right of representation." I assume Wife is mother of C1
and C2.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">2. C1 dies. C1 has no issue.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">3. Husband dies before Wife.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">3. Wife dies.<o:p></o:p></span></p>
<p class="MsoNormal"><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">In that case, C2 inherits the house. C1 has no issue to take by right of representation under the terms of the Will (which mirrors antilapse statute, RCW 11.12.110).<o:p></o:p></span></p>
<p class="MsoNormal"><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">I would interpret this exact phrasing to mean a gift to C1 and C2 as a class, such that the survivor takes all, and the house would only fall out of this bequest
and into a separate residue clause if both C1 and C2 died before the Wife and neither of them had any issue.<o:p></o:p></span></p>
<p class="MsoNormal"><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">The Estate of C1 would only take 50% if C1
<u>survived</u> the Wife.<o:p></o:p></span></p>
<p class="MsoNormal"><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-family:"Calibri","sans-serif";color:#1F497D">Sincerely,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">Eric<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">Eric C. Nelsen<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">SAYRE LAW OFFICES, PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">1417 31st Ave South<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">Seattle WA 98144-3909<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">phone 206-625-0092<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">fax 206-625-9040<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<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>Ms. Roberta Armstrong<br>
<b>Sent:</b> Friday, September 15, 2017 11:04 AM<br>
<b>To:</b> WSBA Probate & Trust Listserv; WSBA Real Property Listserv<br>
<b>Subject:</b> [WSBARP] Tenants in Common verses Issue by Right of Representation<o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
<div>
<div>
<p class="MsoNormal">Hello ListServe,<o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><o:p> </o:p></p>
</div>
<div>
<p class="MsoNormal">Will provision states:<o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><o:p> </o:p></p>
</div>
<div>
<p class="MsoNormal"><span style="font-family:"Garamond","serif";color:black">I give, devise, and bequeath to HUSBAND all my interest in 1234 Apple Street, real property. In the event HUSBAND predeceases me, then I give, devise, and bequeath to CHILD 1 and
CHILD 2 or their issue by right of representation, all of my interest in such property.
</span><br clear="all">
<o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><o:p> </o:p></p>
</div>
<div>
<p class="MsoNormal">If CHILD 1 predecease Testator and Husband without issue does CHILD 2 take all? Or does CHILD 1 and CHILD 2 have a tenancy in common and the CHILD 1 estate owns 50% of the real property?
<o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><o:p> </o:p></p>
</div>
<div>
<p class="MsoNormal">Thank you in advance...<br>
-- <o:p></o:p></p>
</div>
<div>
<div>
<div>
<p class="MsoNormal"><em><b><span style="font-size:11.0pt;font-family:"Garamond","serif";color:red">Creator of the first on-line Indian Will Production System
</span></b></em><strong><span style="font-size:11.0pt;font-family:"Viner Hand ITC";color:red">-
</span></strong><strong><span style="font-size:11.0pt;font-family:"Garamond","serif";color:red">CHECK OUT
</span></strong><span style="color:#1F497D"><a href="http://www.nativewill.org/" target="_blank"><b><span style="font-size:11.0pt;font-family:"Garamond","serif";color:#339999">www.NativeWill.org</span></b></a></span><b><span style="font-size:11.0pt;font-family:"Garamond","serif";color:#1F497D"> </span></b><o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><o:p> </o:p></p>
</div>
<div>
<p class="MsoNormal"><strong><span style="font-size:11.0pt;font-family:"Garamond","serif";color:#1F497D">Ms. Roberta Armstrong</span></strong><o:p></o:p></p>
</div>
<p style="margin:0in;margin-bottom:.0001pt"><span style="font-size:11.0pt;font-family:"Garamond","serif";color:#1F497D">Washington State Bar Association No. 42343</span><o:p></o:p></p>
<p style="margin:0in;margin-bottom:.0001pt"><span style="font-size:11.0pt;font-family:"Garamond","serif";color:#1F497D">Founder and Executive Director</span><o:p></o:p></p>
<p style="margin:0in;margin-bottom:.0001pt"><span style="font-size:11.0pt;font-family:"Garamond","serif";color:#1F497D">Stewards of Indigenous Resources Endowment,</span><o:p></o:p></p>
<p style="margin:0in;margin-bottom:.0001pt"><i><span style="font-size:11.0pt;font-family:"Garamond","serif";color:#1F497D">a Non-Profit Professional Service Corporation
</span></i><o:p></o:p></p>
<p style="margin:0in;margin-bottom:.0001pt"><span style="font-size:11.0pt;font-family:"Garamond","serif";color:#1F497D">P O Box 2248</span><o:p></o:p></p>
<p style="margin:0in;margin-bottom:.0001pt"><span style="font-size:11.0pt;font-family:"Garamond","serif";color:#1F497D">Yelm, WA 98597</span><o:p></o:p></p>
<p style="margin:0in;margin-bottom:.0001pt"><span style="font-size:11.0pt;font-family:"Garamond","serif";color:#1F497D"> </span><o:p></o:p></p>
<p style="margin:0in;margin-bottom:.0001pt"><span style="font-size:11.0pt;font-family:"Garamond","serif";color:#1F497D">425.737.5448 | Direct</span><o:p></o:p></p>
<p style="margin:0in;margin-bottom:.0001pt"><span style="font-size:11.0pt;font-family:"Garamond","serif";color:#1F497D">866.227.6651 | Fax</span><o:p></o:p></p>
<p style="margin:0in;margin-bottom:.0001pt"><span style="font-size:11.0pt;font-family:"Garamond","serif";color:#1F497D"> </span><o:p></o:p></p>
<p style="margin:0in;margin-bottom:.0001pt"><a href="mailto:Roberta@IndianWillsOnWheels.org" target="_blank"><span style="font-size:11.0pt;font-family:"Garamond","serif"">Roberta@IndianWillsOnWheels.org</span></a><o:p></o:p></p>
<div>
<p class="MsoNormal"><a href="http://www.IndianWillsOnWheels.org" target="_blank"><span style="font-size:11.0pt;font-family:"Garamond","serif"">www.IndianWillsOnWheels.org</span></a><o:p></o:p></p>
</div>
<div>
<p class="MsoNormal"><o:p> </o:p></p>
</div>
<div>
<p style="margin:0in;margin-bottom:.0001pt"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Please note that the contents of this e-mail message are confidential and may be legally privileged, being intended for the named recipient.
Please do not reproduce or transmit this message without permission of the sender. If you have received this message in error notify the sender to inform them of the inadvertent mistake and then delete this message from your computer and server. Thank you
in advance for your adherence.<o:p></o:p></span></p>
</div>
</div>
</div>
</div>
</div>
</body>
</html>