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<p class="MsoNormal">The statutory form requires use of the word "convey", as do all the statutory forms of deeds—<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><a href="https://app.leg.wa.gov/RCW/default.aspx?cite=64.04.050">https://app.leg.wa.gov/RCW/default.aspx?cite=64.04.050</a><o:p></o:p></p>
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<span style="font-family:"Helvetica",sans-serif;color:black">RCW <a href="http://app.leg.wa.gov/RCW/default.aspx?cite=64.04.050"><span style="color:#7DAB8A;text-decoration:none">64.04.050</span></a><o:p></o:p></span></h3>
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<span style="font-family:"Helvetica",sans-serif;color:black">Quitclaim deed</span><span style="font-family:"Times New Roman",serif;color:black">—</span><span style="font-family:"Helvetica",sans-serif;color:black">Form and effect.<o:p></o:p></span></h3>
<p class="MsoNormal" style="text-indent:.5in;background:white"><span style="font-size:12.0pt;font-family:"Helvetica",sans-serif;color:black">Quitclaim deeds may be in substance in the following form:<o:p></o:p></span></p>
<p class="MsoNormal" style="text-indent:.5in;background:white"><span style="font-size:12.0pt;font-family:"Helvetica",sans-serif;color:black">The grantor (here insert the name or names and place of residence), for and in consideration of (here insert consideration)
<span style="background:yellow;mso-highlight:yellow">conveys and quitclaims</span> to (here insert grantee's name or names) all interest in the following described real estate (here insert description), situated in the county of . . . . . ., state of Washington.
Dated this . . . . day of . . . . . ., (year) . . . .<o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="font-size:12.0pt;font-family:"Helvetica",sans-serif;color:black">Every deed in substance in the above form, when otherwise duly executed, shall be deemed and held a good and sufficient conveyance, release
and quitclaim to the grantee, his or her heirs and assigns in fee of all the then existing legal and equitable rights of the grantor in the premises therein described, but shall not extend to the after acquired title unless words are added expressing such
intention.<o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="font-size:12.0pt;font-family:"Helvetica",sans-serif;color:black">[ <a href="http://lawfilesext.leg.wa.gov/biennium/2015-16/Pdf/Bills/Session%20Laws/House/2359-S.SL.pdf?cite=2016%20c%20202%20%C2%A7%2039;"><b><span style="color:#7DAB8A;text-decoration:none">2016
c 202 § 39;</span></b></a> <a href="http://lawfilesext.leg.wa.gov/biennium/2011-12/Pdf/Bills/Session%20Laws/Senate/6095.SL.pdf?cite=2012%20c%20117%20%C2%A7%20188;"><b><span style="color:#7DAB8A;text-decoration:none">2012 c 117 § 188;</span></b></a> <a href="http://leg.wa.gov/CodeReviser/documents/sessionlaw/1929c33.pdf?cite=1929%20c%2033%20%C2%A7%2011;"><b><span style="color:#7DAB8A;text-decoration:none">1929
c 33 § 11;</span></b></a> RRS § 10554. Prior: <a href="http://leg.wa.gov/CodeReviser/Pages/session_laws.aspx?cite=1886%20p%20178%20%C2%A7%205."><b><span style="color:#7DAB8A;text-decoration:none">1886 p 178 § 5.</span></b></a>]<o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">At common law, a critical issue in interpreting a deed was finding a clear, present, intent to convey. Some word such as "convey," "grant," "assign and set over," or "transfer" was essential. See 23 Am.Jur.2d
<u>Deeds</u> Sec. 35. That wasn't actually necessary for a quitclaim, which historically was merely a transfer of a person's
<i>interest</i> in land whatever it may be, and not the land itself. (Sounds philosophical to the point of obscurity to me, but there it is.) The phrase for quitclaims was "remise, release, and quitclaim." According to AmJur, there is a considerable body of
common law decisions in the U.S. that make hay out of the difference between "words of grant" in a deed that would convey land, versus "words of release" that convey the grantor's interest in the land and not the land itself.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">So, I think that, if an instrument does not clearly invoke the statutory form by using the words "convey and quitclaim," then it would be interpreted under common law of deeds and perhaps would not be considered a conveyance of land but
only a release of interest? Arguably the word "quitclaim" is sufficient but the use of the specific word "convey" in virtually all deeds is so thoroughly embedded into Washington law I can understand getting pushback from a title company.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Sincerely,<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Eric<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Eric C. Nelsen<o:p></o:p></p>
<p class="MsoNormal">Sayre Law Offices, PLLC<o:p></o:p></p>
<p class="MsoNormal">1417 31st Ave South<o:p></o:p></p>
<p class="MsoNormal">Seattle WA 98144-3909<o:p></o:p></p>
<p class="MsoNormal">206-625-0092<o:p></o:p></p>
<p class="MsoNormal"><a href="mailto:eric@sayrelawoffices.com">eric@sayrelawoffices.com</a><o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><b><span style="background:aqua;mso-highlight:aqua">Covid-19 Update -
</span></b>All attorneys are working remotely during regular business hours and are available via email and by phone; please call the Seattle office. Videoconferencing also is available. Signing of estate planning documents can be completed and will be handled
on a case-by-case basis; please call the Seattle office.<o:p></o:p></p>
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<p class="MsoNormal">MAIL AND DELIVERIES can be received at the Seattle office. For any other needed arrangements, please call the Seattle office.<o:p></o:p></p>
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<p class="MsoNormal"><b>From:</b> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>David Faber<br>
<b>Sent:</b> Tuesday, July 7, 2020 9:48 AM<br>
<b>To:</b> wsbarp <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> [WSBARP] The term "Convey" in a Quitclaim Deed<o:p></o:p></p>
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<p class="MsoNormal">RCW 64.04.050 says that a quitclaim deed must be in "substantially" the form described. I'm currently getting pushback from a title company on a quitclaim deed that did not include the word "convey" (reading instead "[x] does hereby quitclaim
to [y] all title in . . ..") Though a "conveyance", I can see no substantial reason in law to require the use of both the terms "convey" and "quitclaim" in a valid deed, nor can I find any literature on point that suggests otherwise. I'd very much like to
avoid eating the cost of re-recording here, plus this seems like a good opportunity to improve my practice. Can anyone speak to this point, either to confirm I'm correct or give me authority that clearly says I'm incorrect? It seems that both efficiency and
clarity makes the use of the term "convey" superfluous.<o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif">Best,<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif">David J. Faber<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif">Faber Feinson PLLC<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif">210 Polk Street, Suite 1<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif">Port Townsend, WA 98368<br>
(360) 379-4110<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif"><o:p> </o:p></span></p>
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