<html>
<head>
<meta http-equiv="Content-Type" content="text/html; charset=Windows-1252">
<style type="text/css" style="display:none;"> P {margin-top:0;margin-bottom:0;} </style>
</head>
<body dir="ltr">
<div style="font-family: Calibri, Helvetica, sans-serif; font-size: 12pt; color: rgb(0, 0, 0);">
In my opinion, a TODD in WA may be recorded now conveying at the time of grantor's death: "to sister, for the life of sister, remainder to Child A and Child B." Pursuant to 64.80.060(2), the transfer to all three occurs immediately upon death. The statute requires
vesting immediately; it does not require the estate to allow possession upon the grantor's death.</div>
<div style="font-family: Calibri, Helvetica, sans-serif; font-size: 12pt; color: rgb(0, 0, 0);">
<br>
</div>
<div style="font-family: Calibri, Helvetica, sans-serif; font-size: 12pt; color: rgb(0, 0, 0);">
<span style="color: rgb(0, 0, 0); font-family: Calibri, Helvetica, sans-serif; font-size: 12pt;">I would counsel however to create a trust that enables a Trustee to supervise and administer, consistent with the client's [grantor's] expectations. The sister
could live there until 90, long past when the children might need that resource. Focus on the client's expectations and make that a Trustee's responsibility for the primary beneficiaries, expected to be the two children. </span><br>
</div>
<div style="font-family: Calibri, Helvetica, sans-serif; font-size: 12pt; color: rgb(0, 0, 0);">
<br>
</div>
<div id="Signature">
<div style="font-family:Calibri,Helvetica,sans-serif; font-size:12pt; color:rgb(0,0,0)">
Dwight Bickel</div>
<div style="font-family:Calibri,Helvetica,sans-serif; font-size:12pt; color:rgb(0,0,0)">
DwightBickel@hotmail.com</div>
<div style="font-family:Calibri,Helvetica,sans-serif; font-size:12pt; color:rgb(0,0,0)">
206-484-1976</div>
<div style="font-family:Calibri,Helvetica,sans-serif; font-size:12pt; color:rgb(0,0,0)">
<br>
</div>
<div>
<div id="appendonsend"></div>
<div style="font-family:Calibri,Helvetica,sans-serif; font-size:12pt; color:rgb(0,0,0)">
<br>
</div>
<hr tabindex="-1" style="display:inline-block; width:98%">
<div id="divRplyFwdMsg" dir="ltr"><font face="Calibri, sans-serif" color="#000000" style="font-size:11pt"><b>From:</b> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com> on behalf of Timothy Lehr <timothy@stileslaw.com><br>
<b>Sent:</b> Wednesday, August 21, 2019 12:30 PM<br>
<b>To:</b> 'WSBA Real Property Listserv' <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> [WSBARP] Life estate upon death of grantor</font>
<div> </div>
</div>
<div lang="EN-US">
<div class="x_WordSection1">
<p class="x_MsoNormal" style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;">
All,</p>
<p class="x_MsoNormal" style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;">
</p>
<p class="x_MsoNormal" style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;">
Client is widowed and has two children and currently owns property solely in her name. Has a sister living with her on the property. We previously recorded a TODD per her wishes ensuring the property passes equally to the two children outside of probate. Now,
she wants to ensure the sister can live on property until she passes or voluntarily decides to leave – even after property transfers to two children.</p>
<p class="x_MsoNormal" style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;">
</p>
<p class="x_MsoNormal" style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;">
First idea that I had and we discussed was granting a life estate in favor of sister. My understanding is that at client’s death, property would transfer via TODD to the two children and they would take “subject to the life estate”. However, client does not
want to give sister a present interest of a life estate in case there is a falling out between client and sister and sister exercises right to possession of property during her lifetime.
</p>
<p class="x_MsoNormal" style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;">
</p>
<p class="x_MsoNormal" style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;">
My question – could client deed property to herself and create a “future” life estate for sister. (I think back to Property class in law school). Draft a deed that gives sister a life estate “at the time of grantor/grantee’s death” with a reversionary interest
to the two children? Or something to that effect. Her main goal is having property pass to the two children while allowing sister to remain on the property until sister passes away or leaves, but she does not want to give a present interest in property to
sister. I may be thinking too far into this. </p>
<p class="x_MsoNormal" style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;">
</p>
<p class="x_MsoNormal" style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;">
Thanks, </p>
<p class="x_MsoNormal" style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;">
</p>
<p class="x_MsoNormal" style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;">
<b>Timothy C. Lehr</b></p>
<p class="x_MsoNormal" style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;">
Attorney at Law</p>
<p class="x_MsoNormal" style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;">
Stiles Law Inc., P.S.</p>
<p class="x_MsoNormal" style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;">
</p>
<p class="x_MsoNormal" style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;">
p: 360.855.0131</p>
<p class="x_MsoNormal" style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;">
e: <a href="mailto:timothy@stileslaw.com">timothy@stileslaw.com</a></p>
<p class="x_MsoNormal" style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;">
w: <a href="https://nam02.safelinks.protection.outlook.com/?url=http%3A%2F%2Fwww.stileslaw.com&data=02%7C01%7C%7C63b78270e6e947f7c86108d7266eac67%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C637020129089492344&sdata=AMLd2YRV%2FfgrsxlZGJZKLDFshMKfB7EffqsirC3UJXg%3D&reserved=0" originalsrc="http://www.stileslaw.com" shash="fXIfPmsSsAxKs9Oqb7hYrK92sJaL17t38s0OMCLEepSc5+gITY1+NDXIDiQvHiMxBEA/ftYxTZNdx9pqEKoIDn4WoIt1li6fO4i1SK+H3R5vMxXeUrAZMMv4VfrNysQ6HALOD/xUazm3Snomj4g14FBARySEI6V6a0n35mymsf0=">
www.stileslaw.com</a></p>
<p class="x_MsoNormal" style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;">
</p>
<p class="x_MsoNormal" style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;">
<b>NOTICE</b>: The information contained in this email is proprietary and/or confidential and may be privileged. If you are not the intended recipient of this communication, you are hereby notified to : (i) delete the email and all copies; (ii) not disclose,
distribute or use the email in any manner; (iii) notify the sender immediately. Thank you.
</p>
<p class="x_MsoNormal" style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;">
</p>
</div>
<div id="x_DAB4FAD8-2DD7-40BB-A1B8-4E2AA1F9FDF2"><br>
<br>
<hr style="border:none; color:#909090; background-color:#B0B0B0; height:1px; width:99%">
<table style="border-collapse:collapse; border:none">
<tbody>
<tr>
<td style="border:none; padding:0px 15px 0px 8px"><a href="https://nam02.safelinks.protection.outlook.com/?url=https%3A%2F%2Fwww.avg.com%2Finternet-security&data=02%7C01%7C%7C63b78270e6e947f7c86108d7266eac67%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C637020129089492344&sdata=x%2BPOrFFHIuM5CjS%2BRDB3KGiNufaEjXYvzODoziso1m0%3D&reserved=0" originalsrc="https://www.avg.com/internet-security" shash="caR0eCF7ACLanhRwyO/NizG9uwrTPzlOJCqYeBlmeazL46yKOz2skRGjS5mMgU9TQ5GJrsE+TQIPXu38wBN+667rX+AKEWCgRJc1gqZ5xCSFxhsREKuTU5TqxNVfDAMVvlbQNiasJVafj4lA2D5o6/2YZ4osyX4P7hn7QysasC0="><img border="0" alt="AVG logo" src="https://static.avast.com/emails/avg-mail-stamp.png">
</a></td>
<td>
<p style="color:#3d4d5a; font-family:"Calibri","Verdana","Arial","Helvetica"; font-size:12pt">
This email has been checked for viruses by AVG antivirus software. <br>
<a href="https://nam02.safelinks.protection.outlook.com/?url=https%3A%2F%2Fwww.avg.com%2Finternet-security&data=02%7C01%7C%7C63b78270e6e947f7c86108d7266eac67%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C637020129089502355&sdata=4cGr2694JKgCbODZ68X6dKI3YaQdyQqVaMcpVgQzgUA%3D&reserved=0" originalsrc="https://www.avg.com/internet-security" shash="zktvySacHUSLr4nwXZ/AeXCZuHBAjRQMiBOrU5NwjYkhvr1rfhxkPNlATth7ijga5CgYSnLyVlyNUSd8ws8PyWqgjgVDpwWB5yyXAun50HOqtx0SyjwD/L318daHnKHZgdU9cDOmjrgDBEiYcQnibPfyFVqzNUKMcLpVHFNMv4I=">www.avg.com</a>
</p>
</td>
</tr>
</tbody>
</table>
<br>
<a href="#x_DAB4FAD8-2DD7-40BB-A1B8-4E2AA1F9FDF2" width="1" height="1"></a></div>
</div>
</div>
</div>
</body>
</html>