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<p class="MsoNormal"><span style="color:#1F497D">Josh--Believe it or not, I've thought about that due to an earlier probate matter. I'd defer to John McCrady, but without having researched it much, I think a tenant could in theory have a homestead in the tenant's
<u>leasehold interest</u>, assuming the lease survives tenant's death. Of course, the homestead rights would be inferior to landlord's right to terminate for a tenant breach--failure to pay rent or whatever.<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 tenant doesn't even have a lengthy lease and is month-to-month, the landlord would be able to simply terminate regardless of whether or not the tenant has a homestead in the "right to occupy for the rest
of the month."<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 think as a practical matter, a tenant's leasehold is almost never worth protecting as a homestead. And protecting that leasehold from creditors won't make much sense, because no creditor is likely to execute
on a debtor's leasehold--why seize an asset that requires payment of monthly rent to maintain and is going to terminate at some point anyway?<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
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<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>
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<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
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<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>Josh Grant<br>
<b>Sent:</b> Thursday, October 31, 2019 1:10 PM<br>
<b>To:</b> 'WSBA Real Property Listserv'<br>
<b>Subject:</b> Re: [WSBARP] TODD and Domestic Partnership<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><span style="font-size:13.5pt;color:black">Interesting.</span><span style="font-size:14.0pt;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:13.5pt;color:black">This language: </span>
<span style="color:#1F497D">Thus, the right to a homestead does not depend upon title, but upon occupancy and use
</span><span style="color:black">Could lead to an argument that a tenant could file a homestead !??</span><span style="font-size:14.0pt;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><strong><span style="font-size:18.0pt;font-family:"Calibri","sans-serif";color:#004080">Joshua F. Grant</span></strong><span style="font-size:14.0pt;color:#004080"><br>
</span><span style="font-size:14.0pt;color:black"><img width="207" height="43" id="_x0000_i1025" src="cid:image001.png@01D58FEF.8EE7F6A0" alt="advocates"><br>
</span><span style="color:#004080">P. O. Box 619<br>
Wilbur, WA 99185<br>
509 647 5578</span><span style="font-size:14.0pt;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal" style="background:whitesmoke"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">
<a href="mailto:Eric@sayrelawoffices.com" title="Eric@sayrelawoffices.com">Eric Nelsen</a>
<o:p></o:p></span></p>
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<p class="MsoNormal" style="background:whitesmoke"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">Sent:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black"> Thursday, October 31, 2019 11:21
AM<o:p></o:p></span></p>
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<p class="MsoNormal" style="background:whitesmoke"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">To:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">
<a href="mailto:wsbarp@lists.wsbarppt.com" title="wsbarp@lists.wsbarppt.com">'WSBA Real Property Listserv'</a>
<o:p></o:p></span></p>
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<p class="MsoNormal" style="background:whitesmoke"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">Subject:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black"> Re: [WSBARP] TODD and Domestic
Partnership<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;color:black"> <o:p></o:p></span></p>
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<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:black"> </span><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:black"> </span><span style="color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.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:black"> </span><span style="color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:1.0in"><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:black"> </span><span style="color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.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:black"> </span><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:black"> </span><span style="color:#1F497D"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Sincerely,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black"> </span><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="color:black"> </span><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:black"> </span><span style="color:#1F497D"><o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black"> 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>
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<p class="MsoNormal"><span style="color:black"> <o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">John, you forced me to do some actual research because I got curious.<o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black"> <o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black"><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></span></p>
<p class="MsoPlainText"><span style="color:black"> <o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">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></span></p>
<p class="MsoPlainText"><span style="color:black"> <o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">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></span></p>
<p class="MsoPlainText"><span style="color:black"> <o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black"> <o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black"> <o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">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></span></p>
<p class="MsoPlainText"><span style="color:black"> <o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">Sincerely,<o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black"> <o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">Eric<o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black"> <o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">Eric C. Nelsen<o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">SAYRE LAW OFFICES, PLLC<o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">1417 31st Ave South<o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">Seattle WA 98144-3909<o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">phone 206-625-0092<o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">fax 206-625-9040<o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black"> <o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black"> <o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">-----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></span></p>
<p class="MsoPlainText"><span style="color:black"> <o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">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></span></p>
<p class="MsoPlainText"><span style="color:black"> <o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">John McCrady<o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">Counsel<o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">Puget Sound Title Company<o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">5350 Orchard Street West<o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">University Place WA 98467<o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">253-476-5721<o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black"><a href="mailto:j.mccrady@pstitle.com"><span style="color:windowtext;text-decoration:none">j.mccrady@pstitle.com</span></a><o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black"> <o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">-----Original Message-----<o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">From: <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">
<span style="color:windowtext;text-decoration:none">wsbarp-bounces@lists.wsbarppt.com</span></a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com"><span style="color:windowtext;text-decoration:none">mailto:wsbarp-bounces@lists.wsbarppt.com</span></a>] On
Behalf Of Paul Neumiller<o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">Sent: Wednesday, October 30, 2019 3:18 PM<o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">To: <a href="mailto:wsbarp@lists.wsbarppt.com">
<span style="color:windowtext;text-decoration:none">wsbarp@lists.wsbarppt.com</span></a><o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">Subject: [WSBARP] TODD and Domestic Partnership<o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black"> <o:p></o:p></span></p>
<p class="MsoPlainText"><span style="color:black">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></span></p>
<p class="MsoPlainText"><span style="color:black"> 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></span></p>
<p class="MsoPlainText"><span style="color:black"> <o:p></o:p></span></p>
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