<html xmlns:v="urn:schemas-microsoft-com:vml" xmlns:o="urn:schemas-microsoft-com:office:office" xmlns:w="urn:schemas-microsoft-com:office:word" xmlns:m="http://schemas.microsoft.com/office/2004/12/omml" xmlns="http://www.w3.org/TR/REC-html40"><head><meta http-equiv=Content-Type content="text/html; charset=us-ascii"><meta name=Generator content="Microsoft Word 15 (filtered medium)"><!--[if !mso]><style>v\:* {behavior:url(#default#VML);}
o\:* {behavior:url(#default#VML);}
w\:* {behavior:url(#default#VML);}
.shape {behavior:url(#default#VML);}
</style><![endif]--><style><!--
/* Font Definitions */
@font-face
{font-family:"Cambria Math";
panose-1:2 4 5 3 5 4 6 3 2 4;}
@font-face
{font-family:Calibri;
panose-1:2 15 5 2 2 2 4 3 2 4;}
@font-face
{font-family:Cambria;
panose-1:2 4 5 3 5 4 6 3 2 4;}
@font-face
{font-family:Garamond;
panose-1:2 2 4 4 3 3 1 1 8 3;}
/* Style Definitions */
p.MsoNormal, li.MsoNormal, div.MsoNormal
{margin:0in;
margin-bottom:.0001pt;
font-size:11.0pt;
font-family:"Calibri",sans-serif;}
a:link, span.MsoHyperlink
{mso-style-priority:99;
color:blue;
text-decoration:underline;}
span.EmailStyle22
{mso-style-type:personal-compose;
font-family:"Times New Roman",serif;
color:windowtext;
font-weight:normal;
font-style:normal;
text-decoration:none none;}
.MsoChpDefault
{mso-style-type:export-only;
font-size:10.0pt;}
@page WordSection1
{size:8.5in 11.0in;
margin:1.0in 1.0in 1.0in 1.0in;}
div.WordSection1
{page:WordSection1;}
--></style></head><body lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>If the mobile home’s title was not eliminated with DOL in the past…..<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>An application to DOL can be made to eliminate the mobile home’s title under Chapter 65.20 RCW. If the application is approved, the mobile home is no longer personal property, but becomes a part of the real property and taxed as such. After approval of the application, then consider a TOD Deed if one makes sense for the client. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p> </o:p></span></p><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Very truly yours,<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Maureen A. Wickert, Attorney at Law<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p> </o:p></span></p><p class=MsoNormal><img width=192 height=48 style='width:2.0in;height:.5in' id="Picture_x0020_4" src="cid:image002.jpg@01D65C1D.BD2A95E0"><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>14900 Interurban Avenue South, Suite 255<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'> Tukwila, WA 98168<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'> Phone: 206-859-5502<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'> Fax: 206-260-9005<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'> <a href="http://www.wickertlawoffice.com/"><span style='color:blue'>www.wickertlawoffice.com</span></a><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'> wickertlaw@comcast.net<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b><i><span style='font-size:9.0pt;font-family:"Arial",sans-serif;color:#000099'>This electronic message contains information which may be confidential and/or legally privileged. The information is intended for the use of the individual or entity named above. If you are not the intended recipient, be aware that any disclosure, copying, distribution or use of the contents of this transmission is prohibited. If you have received this electronic transmission in error, please notify me by telephone or by email immediately.</span></i></b><span style='font-size:9.0pt;color:#000099'><o:p></o:p></span></p></div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><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 <wsbarp-bounces@lists.wsbarppt.com> <b>On Behalf Of </b>Jane Bitz<br><b>Sent:</b> July 17, 2020 9:21<br><b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br><b>Subject:</b> Re: [WSBARP] Mobile Home TOD?<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:14.0pt'>One word of caution on the use of a Revocable Living Trust to hold title to the mobile: if Mom ever needs Medicaid coverage, the State will not allow the mobile to be an exempt asset (as a principal residence) if title is not held individually by the applicant. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt'>Jane Bitz.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt'><o:p> </o:p></span></p><div><p class=MsoNormal>Jane G. Bitz<o:p></o:p></p><p class=MsoNormal>Of Counsel<o:p></o:p></p><p class=MsoNormal>Wolff, Hislop & Crockett, PLLC<o:p></o:p></p><p class=MsoNormal>12209 E. Mission Ave, Suite 5<o:p></o:p></p><p class=MsoNormal>Spokane Valley, WA 99206-4824<o:p></o:p></p><p class=MsoNormal>(509) 927-9700 x126<o:p></o:p></p><p class=MsoNormal>FAX: (509) 777-1800<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif;color:#1F497D'><img border=0 width=191 height=96 style='width:1.9895in;height:1.0in' id="Picture_x0020_1" src="cid:image006.jpg@01D65C1D.653BE780" alt="image001 (4)"></span><span style='color:black'><img border=0 width=115 height=100 style='width:1.1979in;height:1.0416in' id="Picture_x0020_2" src="cid:image007.png@01D65C1D.653BE780"><img border=0 width=273 height=96 style='width:2.8437in;height:1.0in' id="Picture_x0020_3" src="cid:image008.jpg@01D65C1D.653BE780"></span><o:p></o:p></p><p class=MsoNormal><b><i><span style='font-size:12.0pt;color:#2F5496'>THE CONTENTS OF THIS ELECTRONIC MAIL ARE CONFIDENTIAL AND PROTECTED BY THE ATTORNEY-CLIENT PRIVILEGE OR OTHER APPLICABLE PROTECTION.</span></i></b><i><span style='font-size:12.0pt;color:#2F5496'> Any review, use, distribution or disclosure by others is strictly prohibited. <u>If you have received this electronic mail in error</u>, <b>PLEASE NOTIFY ME BY E-MAIL, FAX OR TELEPHONE and PROMPTLY DELETE</b> this electronic mail. This mail cannot be modified without express written consent of Wolff, Hislop & Crockett, PLLC. Thank You.<o:p></o:p></span></i></p></div><p class=MsoNormal><span style='font-size:14.0pt'><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> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> <b>On Behalf Of </b>Joshua McKarcher<br><b>Sent:</b> Friday, July 17, 2020 8:06 AM<br><b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br><b>Subject:</b> Re: [WSBARP] Mobile Home TOD?<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><div><div><div><div><p class=MsoNormal>Even adding a joint tenant on the mobile home’s title document now requires title work once now and once after death. And it sounds difficult apparently. So instead retitle it now to the simplest revocable living trust you can draft. Could even make both of them co-trustees now if you want to. Then retitle now, and they are effectively both “on title” now for authority but not yet for ownership — thus no loss of step-up in basis at death. <o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>After mom’s death daughter can retitle it to herself individually or (maybe) leave it in trust (depending on what you draft). <o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>The trust could even make the successor trustee to be the PR of the mother’s probate estate; heck, the contingent beneficiary could be the mother’s estate. That saves lots of thinking now if mom doesn’t want to do that and understands it ends up the same place it would now if daughter dies with her in car accident or something. <o:p></o:p></p></div></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>No more than two titling events required. Pretty easy, really, and I find vehicle titles retitle easily in Washington. <o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>Hope that helps! :) All the best, Josh<o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><div><p class=MsoNormal>Joshua D. McKarcher<o:p></o:p></p></div><div><p class=MsoNormal>McKarcher Law PLLC<o:p></o:p></p></div><div><p class=MsoNormal>537 6th Street<o:p></o:p></p></div><div><p class=MsoNormal>Clarkston, WA 99403<o:p></o:p></p></div><div><p class=MsoNormal>(509) 758-3345<o:p></o:p></p></div><div><p class=MsoNormal>(509) 758-3314 (fax)<o:p></o:p></p></div><div><p class=MsoNormal><a href="mailto:josh@mckarcherlaw.com">josh@mckarcherlaw.com</a><o:p></o:p></p></div></div></div><div id=id-b3ed816e-21fb-4728-9751-cef1a94a55e0><div class=MsoNormal align=center style='text-align:center'><hr size=2 width="98%" noshade style='color:black' align=center></div><div id=divRplyFwdMsg><p class=MsoNormal><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> on behalf of Kira Rubel <<a href="mailto:kira@theharborlawgroup.com">kira@theharborlawgroup.com</a>><br><b>Sent:</b> Friday, July 17, 2020 6:39 AM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] Mobile Home TOD? <o:p></o:p></p><div><p class=MsoNormal> <o:p></o:p></p></div></div><div><p class=MsoNormal>Hello, esteemed list. I'm following up on my previous email - apparently this is stumping everyone else just like me? We called the county recorder's office and they didn't know what to suggest either. Worst case, it's reflected in the Will only, but I was sure hoping to make it a bit easier on them. <o:p></o:p></p><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><i><span style='font-size:13.5pt;font-family:"Cambria",serif'>Thank you - </span></i><o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><i><span style='font-size:13.5pt;font-family:"Cambria",serif'>Kira M. Rubel</span></i> <o:p></o:p></p><div><div><div><div><p style='background-image:initial;background-position:initial;background-repeat:initial'><i><span style='font-size:10.0pt;font-family:"Cambria",serif'>*Licensed in CA and WA</span></i><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p></o:p></span></p><p style='background-image:initial;background-position:initial;background-repeat:initial'><b><span style='font-size:12.0pt;font-family:"Cambria",serif'>The Harbor Law Group (</span></b><i><span style='font-size:12.0pt;font-family:"Cambria",serif'>formerly, Law Office of Kira M. Rubel</span></i><b><span style='font-size:12.0pt;font-family:"Cambria",serif'>)</span></b><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p></o:p></span></p><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial'><b><span style='font-size:10.0pt;font-family:"Garamond",serif'>3615 Harborview Drive NW, Suite C (on the dock)</span></b><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p></o:p></span></p><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial'><b><span style='font-size:10.0pt;font-family:"Garamond",serif'>Gig Harbor, WA 98332-2129</span></b><span style='font-size:10.0pt;font-family:"Arial",sans-serif'> </span><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p></o:p></span></p><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial'><span style='font-size:10.0pt;font-family:"Garamond",serif'>Tel. (253) 251-2955 | (800) 836-6531</span><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p></o:p></span></p><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial'><span style='font-size:10.0pt;font-family:"Garamond",serif'>Fax. (206) 238-1694</span><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p></o:p></span></p><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial'><span style='font-size:10.0pt;font-family:"Garamond",serif'>Zoom ID. (253) 251-2977</span><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p></o:p></span></p><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial'><span style='font-size:10.0pt;font-family:"Garamond",serif'><a href="http://www.theharborlawgroup.com" target="_blank">www.theharborlawgroup.com</a></span><o:p></o:p></p><p style='text-align:justify;line-height:8.5pt;background-image:initial;background-position:initial;background-repeat:initial'><span style='font-size:7.5pt;font-family:"Times New Roman",serif'>The information transmitted (including any attachments) is intended only for the person to whom it is addressed and may contain confidential and/or privileged material that may be protected by law from disclosure. If you receive this transmission in error, please notify the sender by reply e-mail and delete the message and any attachments from your computer. Any review, retransmission, dissemination, copying, or other use of, or taking of any action in reliance upon, this information by persons or entities other than the intended recipient is prohibited.</span><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p></o:p></span></p><p style='text-align:justify;line-height:8.5pt;background-image:initial;background-position:initial;background-repeat:initial'><span style='font-size:7.5pt;font-family:"Times New Roman",serif'>No Tax Advice: No matter what I say in this email, I am an attorney, not a tax advisor and cannot provide any tax advice to you! Please refer all tax matters to your own tax advisor to ensure you are receiving the most up-to-date and relevant tax advice. </span><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p></o:p></span></p></div></div></div></div><p class=MsoNormal style='background-image:initial;background-position:initial;background-repeat:initial'><o:p> </o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><div><div><p class=MsoNormal>On Mon, Jul 13, 2020 at 1:50 PM Kira Rubel <<a href="mailto:kira@theharborlawgroup.com">kira@theharborlawgroup.com</a>> wrote:<o:p></o:p></p></div><blockquote style='border:none;border-left:solid #CCCCCC 1.0pt;padding:0in 0in 0in 6.0pt;margin-left:4.8pt;margin-top:5.0pt;margin-right:0in;margin-bottom:5.0pt'><div><p class=MsoNormal>Happy Monday! I have a client who has a stationary mobile home (more of a manufactured home) and she'd like to do a transfer on death deed to her daughter. Unfortunately, there's no deed as it's technically a mobile home! One practitioner suggested a joint tenancy, but the client does not want to do that. Any other thoughts on this? <o:p></o:p></p><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><i><span style='font-size:13.5pt;font-family:"Cambria",serif'>Thank you! </span></i><o:p></o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><i><span style='font-size:13.5pt;font-family:"Cambria",serif'>Kira M. Rubel</span></i> <o:p></o:p></p><div><div><div><div><p style='background-image:initial;background-position:initial;background-repeat:initial'><i><span style='font-size:10.0pt;font-family:"Cambria",serif'>*Licensed in CA and WA</span></i><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p></o:p></span></p><p style='background-image:initial;background-position:initial;background-repeat:initial'><b><span style='font-size:12.0pt;font-family:"Cambria",serif'>The Harbor Law Group (</span></b><i><span style='font-size:12.0pt;font-family:"Cambria",serif'>formerly, Law Office of Kira M. Rubel</span></i><b><span style='font-size:12.0pt;font-family:"Cambria",serif'>)</span></b><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p></o:p></span></p><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial'><b><span style='font-size:10.0pt;font-family:"Garamond",serif'>3615 Harborview Drive NW, Suite C (on the dock)</span></b><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p></o:p></span></p><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial'><b><span style='font-size:10.0pt;font-family:"Garamond",serif'>Gig Harbor, WA 98332-2129</span></b><span style='font-size:10.0pt;font-family:"Arial",sans-serif'> </span><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p></o:p></span></p><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial'><span style='font-size:10.0pt;font-family:"Garamond",serif'>Tel. (253) 251-2955 | (800) 836-6531</span><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p></o:p></span></p><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial'><span style='font-size:10.0pt;font-family:"Garamond",serif'>Fax. (206) 238-1694</span><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p></o:p></span></p><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial'><span style='font-size:10.0pt;font-family:"Garamond",serif'>Zoom ID. (253) 251-2977</span><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p></o:p></span></p><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial'><span style='font-size:10.0pt;font-family:"Garamond",serif'><a href="http://www.theharborlawgroup.com" target="_blank">www.theharborlawgroup.com</a></span><o:p></o:p></p><p style='text-align:justify;line-height:8.5pt;background-image:initial;background-position:initial;background-repeat:initial'><span style='font-size:7.5pt;font-family:"Times New Roman",serif'>The information transmitted (including any attachments) is intended only for the person to whom it is addressed and may contain confidential and/or privileged material that may be protected by law from disclosure. If you receive this transmission in error, please notify the sender by reply e-mail and delete the message and any attachments from your computer. Any review, retransmission, dissemination, copying, or other use of, or taking of any action in reliance upon, this information by persons or entities other than the intended recipient is prohibited.</span><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p></o:p></span></p><p style='text-align:justify;line-height:8.5pt;background-image:initial;background-position:initial;background-repeat:initial'><span style='font-size:7.5pt;font-family:"Times New Roman",serif'>No Tax Advice: No matter what I say in this email, I am an attorney, not a tax advisor and cannot provide any tax advice to you! Please refer all tax matters to your own tax advisor to ensure you are receiving the most up-to-date and relevant tax advice. </span><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p></o:p></span></p></div></div></div></div></div></div></blockquote></div></div></div></div></body></html>