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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link="#0563C1" vlink="#954F72"><div class=WordSection1><p class=MsoNormal><span style='color:#1F497D'>I can only guess that this is the standard reluctance of title companies to insure through a joint tenancy, due to the strong presumption in law that title is intended to be acquired as tenants in common. Our practice is to insure through a joint tenancy only if:<o:p></o:p></span></p><p class=MsoListParagraph style='text-indent:-.25in;mso-list:l0 level1 lfo1'><![if !supportLists]><span style='color:#1F497D'><span style='mso-list:Ignore'>1)<span style='font:7.0pt "Times New Roman"'> </span></span></span><![endif]><span style='color:#1F497D'>The deed went into “A and B as joint tenants with right of survivorship and not as tenants in common.”<o:p></o:p></span></p><p class=MsoListParagraph style='text-indent:-.25in;mso-list:l0 level1 lfo1'><![if !supportLists]><span style='color:#1F497D'><span style='mso-list:Ignore'>2)<span style='font:7.0pt "Times New Roman"'> </span></span></span><![endif]><span style='color:#1F497D'>The deed is acknowledged by the grantees, stating that they intend to acquire title as “joint tenants with right of survivorship and not as tenants in common.”<o:p></o:p></span></p><p class=MsoListParagraph style='text-indent:-.25in;mso-list:l0 level1 lfo1'><![if !supportLists]><span style='color:#1F497D'><span style='mso-list:Ignore'>3)<span style='font:7.0pt "Times New Roman"'> </span></span></span><![endif]><span style='color:#1F497D'>We have the survivor claiming title (or the successor of the survivor) sign an affidavit attesting to the normal estate tax and survivorship issues and that the joint tenancy had not been severed.<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='color:#1F497D'>John McCrady<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Counsel<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Puget Sound Title Company<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>5350 Orchard Street West<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>University Place WA 98467<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>253-476-5721<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>j.mccrady@pstitle.com<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 #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b>From:</b> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>Claudia A Gowan<br><b>Sent:</b> Thursday, April 12, 2018 5:25 PM<br><b>To:</b> wsbarp@lists.wsbarppt.com; wsbapt@lists.wsbarppt.com<br><b>Subject:</b> [WSBARP] Title issue<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='color:#1F4E79'>Colleagues and particularly those of you so skilled with title issues: I have encountered a problem that I have never encountered before. </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'>Title company is refusing to clear title for title insurance purposes on property that was held as JTWROS. They are demanding that probate on 1<sup>st</sup> deceased either be reopened or that all intestate heirs sign off on a veritable lack of probate affidavit style series of documents that they want. </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'>Basic facts: </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'>Mom died years ago. Deed from mom’s PR to brother and sister as JTWROS was recorded. Brother died in 1995. Death certificate available. </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'>Probate opened, but of course this property did not go through probate. </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'>Good law firm so I assume that brother’s death certificate was recorded or provided, but of course, that is not available on-line. </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'>Sister died in 2017. Sister’s estate is selling the property. Preliminary commitment says that property is vested in the heirs & devisees of both (deceased) sister and brother. </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'>Title company says it’s a “matter of policy” that any loose (my word) potential heirs of brother sign off for them to issue title insurance. They won’t recognize the JTWROS status – which is clearly set forth on the deed. </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'>Title company tells me that every title company does this… </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'>Your thoughts? </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'>Best, Claudia </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F4E79'> </span><o:p></o:p></p><p class=MsoNormal><b><i><span style='font-size:12.0pt;font-family:parkavenue;color:#1F4E79'>Claudia A. Gowan </span></i></b><o:p></o:p></p><p class=MsoNormal><b><i><span style='color:#1F4E79'> </span></i></b><o:p></o:p></p><p class=MsoNormal><b><span style='color:#1F497D'>Claudia A. Gowan, PLLC </span></b><o:p></o:p></p><p class=MsoNormal><b><span style='color:#1F497D'>2101 Fourth Avenue, Suite 1900 </span></b><o:p></o:p></p><p class=MsoNormal><b><span style='color:#1F497D'>Seattle, WA 98121 </span></b><o:p></o:p></p><p class=MsoNormal><b><span style='color:#1F497D'>(206) 443-2733 (T) </span></b><o:p></o:p></p><p class=MsoNormal><b><span style='color:#1F497D'>(206) 448-</span><span style='color:#1F4E79'>1843</span><span style='color:#1F497D'> (F) </span></b><o:p></o:p></p><p class=MsoNormal><b><span style='color:#1F4E79'><a href="mailto:claudia@cagowanlaw.com"><span style='color:#1F4E79'>claudia@cagowanlaw.com</span></a> </span></b><o:p></o:p></p><p class=MsoNormal><b><span style='color:#1F4E79'> </span></b><o:p></o:p></p><p class=MsoNormal><b><span style='color:#1F4E79'><a href="http://www.seattletrustsandestates.com/"><span style='color:#1F4E79'>www.seattletrustsandestates.com</span></a> </span></b><o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p></div></body></html>