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<p>I would agree with Eric about looking at the actual deed to see
the price paid for excise tax. If Roberto cannot do that easily,
he can email me directly with an address or grantor/grantee and I
could easily look it up.</p>
<p>As to case-law I thought I would find something in my 30+
year-old law school outlines, which I haven't looked at for over
10 years! What I was looking for wasn't there, but there is the
1910 case of Daly v. Rizzutto involving out of state owners, and
the court held that a BFP would prevail because there would be no
way of knowing that the property was community property. If this
was for $10, then not a BFP, but if it was for something more
reasonable it's possible any CP restrictions on transfer might
disappear. <br>
</p>
<pre class="moz-signature" cols="72">Kary L. Krismer
John L. Scott/KMS Renton
206 723-2148</pre>
<div class="moz-cite-prefix">On 1/17/2018 12:42 PM, Eric Nelsen
wrote:<br>
</div>
<blockquote type="cite"
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<p class="MsoNormal"><span style="color:#1F497D">I'm not sure
I'm following the facts. I'm reading that two years before
his death, H sold some Washington real estate to a third
party for basically nothing--amounts to a gift. My answer
assumes I got that right.<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">You say
"$10"--that's a common recital of consideration in a deed
and bears no relationship to the actual sale price. I would
verify the actual sale price through the county assessor
records and/or the Real Estate Excise Tax Affidavit filed
with the deed. Even a real estate agent might be able to
call up the information relatively quickly, or maybe you
could find sale information on Zillow.<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">If the property
sold by H was community property, see
<a
href="http://app.leg.wa.gov/RCW/default.aspx?cite=26.16.030"
moz-do-not-send="true">RCW 26.16.030(2) and (3)</a> and
associated cases. One spouse alone has no authority to
transfer community real property without joinder of the
spouse. Joinder typically means also signing the deed, but
the spouse can also waive the right, acquiesce, ratify after
the fact or be estopped from challenging the transfer,
depending on the facts. See WSBA Community Property Deskbook
Section 4.7 (4th ed. 2014).<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'd go down
that road first, before fighting the more difficult issues
of capacity and undue influence. If you feel like talking
through the issues in more detail, feel free to call me, or
email me off the list.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<div>
<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">1417 31st Ave South<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:12.0pt;color:#1F497D">Seattle WA
98144-3909<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>
</div>
<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"">
<a class="moz-txt-link-abbreviated" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>
[<a class="moz-txt-link-freetext" href="mailto:wsbarp-bounces@lists.wsbarppt.com">mailto:wsbarp-bounces@lists.wsbarppt.com</a>]
<b>On Behalf Of </b>Roberto Castro<br>
<b>Sent:</b> Wednesday, January 17, 2018 12:10 PM<br>
<b>To:</b> <a class="moz-txt-link-abbreviated" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><br>
<b>Subject:</b> [WSBARP] Bargain sale or Gift of
Community Property<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Listmates<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">I am striking out finding case law in WA
dealing with a bargain sale or gift of highly appreciated
property for a pittance ($10) of community property without
knowledge of spouse or children of the couple; this purported
transaction occurred 2 years before H’s death. I have an
estate where H &W lived in AZ and two years prior to H’s
death he purported to make a bargain sale of highly
appreciated property in WA to a non-family member without
knowledge of W or the children of the marriage. You can
imagine the uproar and issues of capacity and undue
influence. Any case law or thoughts is appreciated.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Thank you.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Regards,<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Roberto H Castro<o:p></o:p></p>
<p class="MsoNormal">Attorney<o:p></o:p></p>
<p class="MsoNormal"><i><span style="font-size:9.0pt">312 E.
Trow Avenue<o:p></o:p></span></i></p>
<p class="MsoNormal"><i><span style="font-size:9.0pt">P.O. Box
747<o:p></o:p></span></i></p>
<p class="MsoNormal"><i><span style="font-size:9.0pt">Chelan, WA
98818<o:p></o:p></span></i></p>
<p class="MsoNormal"><i><span style="font-size:9.0pt"><o:p> </o:p></span></i></p>
<p class="MsoNormal"><i><span style="font-size:9.0pt">5 South
Wenatchee Avenue, Ste 210<o:p></o:p></span></i></p>
<p class="MsoNormal"><i><span style="font-size:9.0pt">Wenatchee,
WA 98801<o:p></o:p></span></i></p>
<p class="MsoNormal"><i><span style="font-size:9.0pt"><o:p> </o:p></span></i></p>
<p class="MsoNormal"><i><span style="font-size:9.0pt">509.679.3668
(D)<o:p></o:p></span></i></p>
<p class="MsoNormal"><i><span style="font-size:9.0pt">509.266.7104
(F)<o:p></o:p></span></i></p>
<p class="MsoNormal"><i><span style="font-size:9.0pt"><a
href="mailto:rcastro@rcastrolaw.com"
moz-do-not-send="true">rcastro@rcastrolaw.com</a><o:p></o:p></span></i></p>
<p class="MsoNormal"><o:p> </o:p></p>
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