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<DIV style="FONT-SIZE: 14pt; FONT-FAMILY: 'Calibri'; COLOR: #000000">
<DIV><FONT size=4>Interesting.</FONT></DIV>
<DIV><FONT size=4>This language: </FONT><SPAN style="COLOR: "><FONT
style="FONT-SIZE: 11pt" color=#1f497d>Thus, the right to a homestead does not
depend upon title, but upon occupancy and use <FONT color=#000000>Could lead to
an argument that a tenant could file a homestead !??</FONT></FONT></SPAN></DIV>
<DIV><FONT color=#000000></FONT> </DIV>
<DIV style="FONT-SIZE: 14pt; FONT-FAMILY: 'Calibri'; COLOR: #000000">
<DIV dir=ltr>
<DIV style="FONT-SIZE: 14pt; FONT-FAMILY: 'Calibri'; COLOR: #000000">
<DIV><STRONG><SPAN style="FONT-SIZE: 18pt; COLOR: #004080">Joshua F.
Grant</SPAN></STRONG><SPAN style="COLOR: #004080"><BR></SPAN><SPAN
style="COLOR: black"><IMG title=advocates
style="BORDER-TOP: 0px; BORDER-RIGHT: 0px; BACKGROUND-IMAGE: none; BORDER-BOTTOM: 0px; PADDING-TOP: 0px; PADDING-LEFT: 0px; BORDER-LEFT: 0px; DISPLAY: inline; PADDING-RIGHT: 0px"
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width=207 height=43><BR></SPAN><SPAN style="FONT-SIZE: 11pt; COLOR: #004080">P.
O. Box 619<BR>Wilbur, WA 99185<BR>509 647 5578</SPAN><SPAN
style="COLOR: black"><o:p></o:p></SPAN></DIV></DIV></DIV></DIV>
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<DIV> </DIV>
<DIV style="BACKGROUND: #f5f5f5">
<DIV style="font-color: black"><B>From:</B> <A title=Eric@sayrelawoffices.com
href="mailto:Eric@sayrelawoffices.com">Eric Nelsen</A> </DIV>
<DIV><B>Sent:</B> Thursday, October 31, 2019 11:21 AM</DIV>
<DIV><B>To:</B> <A title=wsbarp@lists.wsbarppt.com
href="mailto:wsbarp@lists.wsbarppt.com">'WSBA Real Property Listserv'</A> </DIV>
<DIV><B>Subject:</B> Re: [WSBARP] TODD and Domestic
Partnership</DIV></DIV></DIV>
<DIV> </DIV></DIV>
<DIV
style='FONT-SIZE: small; TEXT-DECORATION: none; FONT-FAMILY: "Calibri"; FONT-WEIGHT: normal; COLOR: #000000; FONT-STYLE: normal; DISPLAY: inline'>
<DIV class=WordSection1>
<P class=MsoNormal><SPAN style="COLOR: #1f497d">Ach--I hit send too
early!<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">The extended quote from
<U>Edgley</U> at 797-798:<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal style="MARGIN-LEFT: 0.5in"><SPAN style="COLOR: #1f497d">Thus,
the right to a homestead does not depend upon title, but upon occupancy and use.
See also, 73 A.L.R. 116, 128 (1931); 74 A.L.R.2d 1355 (1960). The statute is
designed to protect the home; there is no provision for apportioning interests.
To this end, the statute has been interpreted not to deprive a declarant of the
right to a homestead where another party also has an interest in the property.
<U>Downey v. Wilber</U>, 117 Wash. 660, 202 P. 256 (1921); <U>Desmond v.
Shotwell</U>, 142 Wash. 187, 252 P. 692 (1927); <U>Swanson v. Anderson</U>, 180
Wash. 284, 38 P.2d 1064 (1934). It was noted in <U>Downey</U>, supra 117 Wash.
at 661, 202 P. 256:<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal style="MARGIN-LEFT: 1in"><SPAN style="COLOR: #1f497d">The
statute, it is true, defines a homestead as the "dwelling house in which the
claimant resides and the land upon which the same is situated," and in defining
the property from which a homestead may be selected uses the terms "his
property" and "her property" in referring to the property of claimant, yet it
does not necessarily follow that the interest of the claimant in the property
must be title in fee. Such a construction, we think, would be contrary to the
purpose and spirit of the statute. Its purpose is not to give or confirm title
in the claimant, but is to prevent a forced sale of the home; in other words, to
secure the claimant and his family in the possession of his home. Seemingly,
therefore, if a claimant has a sufficient interest in real property to entitle
him to maintain a home thereon, he has such an interest as will entitle him to
protection under the homestead statute.<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal style="MARGIN-LEFT: 0.5in"><SPAN
style="COLOR: #1f497d">Possession is sufficient to exempt the property from
execution against all except the other party who also possesses an interest in
the property. Swanson v. Anderson, 180 Wash. 284, 38 P.2d 1064 (1934). See also
128 A.L.R. 1431 (1940).<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">Based on that, I can see an
argument that RCW 6.13.060 means that, if your homestead with your spouse is in
your separate property house, you can't convey it away without the non-owning
spouse joining the deed.<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: 12pt; COLOR: #1f497d">Sincerely,<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 12pt; COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 12pt; COLOR: #1f497d">Eric<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style="FONT-SIZE: 12pt; COLOR: #1f497d"><o:p></o:p></SPAN> </P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">Eric C.
Nelsen<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">SAYRE LAW
OFFICES, PLLC<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">1417 31st Ave
South<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">Seattle
WA 98144-3909<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; COLOR: #1f497d">phone
206-625-0092<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style="FONT-SIZE: 12pt; 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-TOP: #b5c4df 1pt solid; BORDER-RIGHT: medium none; BORDER-BOTTOM: medium none; PADDING-BOTTOM: 0in; PADDING-TOP: 3pt; PADDING-LEFT: 0in; BORDER-LEFT: medium none; PADDING-RIGHT: 0in">
<P class=MsoNormal><B><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"'>From:</SPAN></B><SPAN
style='FONT-SIZE: 10pt; FONT-FAMILY: "Tahoma","sans-serif"'> Eric Nelsen
<BR><B>Sent:</B> Thursday, October 31, 2019 11:18 AM<BR><B>To:</B> WSBA Real
Property Listserv<BR><B>Subject:</B> RE: TODD and Domestic
Partnership<o:p></o:p></SPAN></P></DIV></DIV>
<P class=MsoNormal><o:p></o:p> </P>
<P class=MsoPlainText>John, you forced me to do some actual research because I
got curious.<o:p></o:p></P>
<P class=MsoPlainText><o:p></o:p> </P>
<P class=MsoPlainText><A
href="https://app.leg.wa.gov/RCW/default.aspx?cite=64.80.100">RCW
64.80.100(4)</A> only refers to TOD transfer of community property, right? So if
the house is CP, then the decedent could transfer a one-half interest to a TOD
beneficiary, leaving the surviving spouse with a one-half interest. But in
Paul's scenario, the house is apparently separate property.<o:p></o:p></P>
<P class=MsoPlainText><o:p></o:p> </P>
<P class=MsoPlainText>Re homestead, I honestly don't know the full implications
of <A
href="https://app.leg.wa.gov/RCW/default.aspx?cite=6.13&full=true#6.13.020">RCW
6.13.020</A> stating that a spouse or SRDP can have a homestead in the separate
property of the <B><I>other</I></B> partner. I have run into this issue before
but managed to avoid having to address it head-on. I couldn't imagine how one
could have a homestead in property that one doesn't actually own, or even what
the point would be in such an arrangement. But reading RCW 6.13.020 and RCW
6.13.060 together, it appears that if an SRDP couple is living in one partner's
separate property home and that home is their homestead, it can't be conveyed
without the non-owning SRDP joining in the deed.<o:p></o:p></P>
<P class=MsoPlainText><o:p></o:p> </P>
<P class=MsoPlainText>So then I did do some research just now, and found Edgley
v. Edgley, 31 Wn.App. 795, 644 P.2d 1208 (1982), which explains that even the
mere possessory right of a spouse living in the other spouse's property would be
sufficient to allow a homestead, specifically to prevent a forced sale--and by
implication, I think the point is to prevent the non-owning spouse from being
deprived of a place to live.<o:p></o:p></P>
<P class=MsoPlainText><o:p></o:p> </P>
<P class=MsoPlainText><o:p></o:p> </P>
<P class=MsoPlainText><o:p></o:p> </P>
<P class=MsoPlainText>Though I admit, that interpretation appears to contradict
the general authority under <A
href="https://app.leg.wa.gov/RCW/default.aspx?cite=26.16&full=true#26.16.020">RCW
26.16.020</A> that preserves all separate property rights of management and
conveyance of a domestic partner against any need to involve the other. I don't
know how to reconcile RCW 6.13.020 and RCW 26.16.020, and I haven't seen any
guidance in cases.<o:p></o:p></P>
<P class=MsoPlainText><o:p></o:p> </P>
<P class=MsoPlainText>Sincerely,<o:p></o:p></P>
<P class=MsoPlainText><o:p></o:p> </P>
<P class=MsoPlainText>Eric<o:p></o:p></P>
<P class=MsoPlainText><o:p></o:p> </P>
<P class=MsoPlainText>Eric C. Nelsen<o:p></o:p></P>
<P class=MsoPlainText>SAYRE LAW OFFICES, PLLC<o:p></o:p></P>
<P class=MsoPlainText>1417 31st Ave South<o:p></o:p></P>
<P class=MsoPlainText>Seattle WA 98144-3909<o:p></o:p></P>
<P class=MsoPlainText>phone 206-625-0092<o:p></o:p></P>
<P class=MsoPlainText>fax 206-625-9040<o:p></o:p></P>
<P class=MsoPlainText><o:p></o:p> </P>
<P class=MsoPlainText><o:p></o:p> </P>
<P class=MsoPlainText>-----Original Message-----<BR>From: <A
href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</A>
[<A
href="mailto:wsbarp-bounces@lists.wsbarppt.com">mailto:wsbarp-bounces@lists.wsbarppt.com</A>]
On Behalf Of John McCrady<BR>Sent: Thursday, October 31, 2019 10:40 AM<BR>To:
WSBA Real Property Listserv<BR>Subject: Re: [WSBARP] TODD and Domestic
Partnership<o:p></o:p></P>
<P class=MsoPlainText><o:p></o:p> </P>
<P class=MsoPlainText>RCW 64.80.100 specifically contemplates the conveyance by
one Domestic Partner. I know of no authority regarding the effect of
homestead rights, nor, for that matter, the right to an award in lieu of
homestead. I would be very interested to hear of any decisions I may have
missed.<o:p></o:p></P>
<P class=MsoPlainText><o:p></o:p> </P>
<P class=MsoPlainText>John McCrady<o:p></o:p></P>
<P class=MsoPlainText>Counsel<o:p></o:p></P>
<P class=MsoPlainText>Puget Sound Title Company<o:p></o:p></P>
<P class=MsoPlainText>5350 Orchard Street West<o:p></o:p></P>
<P class=MsoPlainText>University Place WA 98467<o:p></o:p></P>
<P class=MsoPlainText>253-476-5721<o:p></o:p></P>
<P class=MsoPlainText><A href="mailto:j.mccrady@pstitle.com"><SPAN
style="TEXT-DECORATION: none; COLOR: windowtext">j.mccrady@pstitle.com</SPAN></A><o:p></o:p></P>
<P class=MsoPlainText><o:p></o:p> </P>
<P class=MsoPlainText>-----Original Message-----<o:p></o:p></P>
<P class=MsoPlainText>From: <A
href="mailto:wsbarp-bounces@lists.wsbarppt.com"><SPAN
style="TEXT-DECORATION: none; COLOR: windowtext">wsbarp-bounces@lists.wsbarppt.com</SPAN></A>
[<A href="mailto:wsbarp-bounces@lists.wsbarppt.com"><SPAN
style="TEXT-DECORATION: none; COLOR: windowtext">mailto:wsbarp-bounces@lists.wsbarppt.com</SPAN></A>]
On Behalf Of Paul Neumiller<o:p></o:p></P>
<P class=MsoPlainText>Sent: Wednesday, October 30, 2019 3:18 PM<o:p></o:p></P>
<P class=MsoPlainText>To: <A href="mailto:wsbarp@lists.wsbarppt.com"><SPAN
style="TEXT-DECORATION: none; COLOR: windowtext">wsbarp@lists.wsbarppt.com</SPAN></A><o:p></o:p></P>
<P class=MsoPlainText>Subject: [WSBARP] TODD and Domestic
Partnership<o:p></o:p></P>
<P class=MsoPlainText><o:p></o:p> </P>
<P class=MsoPlainText>Listmates; this is a new issue for me and my local
senior title officer is a bit stumped. Dad (74 years old) was widowed in
2003 and there is a PR deed for the house to Dad as sole owner. Dad enters
into a registered domestic partnership in 2007 (both partners were over 64 so it
appears Referendum 74 does not apply to them). Support and all house
expenses continued to be paid by Dad. Dad has not transferred any interest
in the house to domestic partner. Dad now wants Daughter (and not domestic
partner) to receive house upon Dad's death. It would most likely be a
non-taxable estate at Dad's death. So, on the Transfer on Death Deed, how
do I refer to Dad? "Grantor, Dad, a registered domestic partner, as his
sole and separate property"? Assume that the domestic partner will not
sign a quitclaim deed now and not at the time of Dad's death. This is far
outside of my expertise (not doing ANY family law.) I will advise Dad to
consult with a family law attorney regarding!<o:p></o:p></P>
<P class=MsoPlainText> whether domestic partner has acquired a community
interest in the house. Is it necessary to say "as his sole and separate
property"? Maybe the title guys can chime in with the proper language to
refer to Dad. Thanks for your input. <o:p></o:p></P>
<P class=MsoPlainText><o:p></o:p> </P>
<P class=MsoPlainText><o:p></o:p> </P>
<P class=MsoPlainText><o:p></o:p> </P>
<P class=MsoPlainText><o:p></o:p> </P>
<P class=MsoPlainText><o:p></o:p> </P>
<P class=MsoPlainText><o:p></o:p> </P>
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