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<p class="MsoNormal">Something in this description of the situation still doesn’t make sense to me.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">“Undivided fractional interest” is just a tenant-in-common interest. It’s a fee interest in the land itself and would not be legally conjoined to Parcel A in the way you describe. “Grantor conveys to Grantee a 20% undivided fractional interest
in and to Parcel C.” Let’s say “Parcel C” is the community beach.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">To have an undivided fractional interest in Parcel C, there must be direct fee ownership. I would revisit the actual title documents here, to determine if the owner of Parcel A in fact owns an interest in the beach, or simply has an easement
right to use Parcel C and Parcel C is instead owned by, say, a community club or HOA.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">If the deed to Parcel A says something like “Parcel A and a 20% undivided fractional interest in and to Parcel C,” then the owner of Parcel A does indeed own a fee interest in Parcel C. Note that it’s common in these situations for there
to be a covenant on Parcel A, or a plat restriction or some other condition on the fee interest in Parcel C, requiring that a fractional interest in Parcel C may only be transferred with the fee interest in Parcel A. So there may be a legal prohibition on
separating the beach interest from Parcel A.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Assuming no such covenants, or conditions or other barriers to conveyance of Parcel C separate from Parcel A, then an interest in Parcel C ordinarily would be transferable without reference to any other property. It would be sufficient
to deed “Grantor conveys to Grantee a 20% undivided fractional interest in and to Parcel C” and no reference need be made at all to Parcel A or Parcel B.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">If the client owns all three, Parcel A, Parcel B, and a fractional interest in Parcel C, then no deed at this time is needed, since the fee to Parcel C is legally unrelated to the fee to Parcel A or Parcel B.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<div>
<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"><span style="color:#0563C1">eric@sayrelawoffices.com</span></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. Videoconferencing also is available. Signing of estate planning documents can be completed and will be handled on a case-by-case basis. Please
direct mail and deliveries to the Seattle office.<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<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>msafren@jennylinglaw.com<br>
<b>Sent:</b> Thursday, January 7, 2021 1:00 PM<br>
<b>To:</b> 'WSBA Real Property Listserv' <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] Transfer of an element of an Interest in Real Property<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Hi Steve,<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Thanks for your questions. Hopefully the below information can help clarify and allow you to better understand the scenario:<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Client owns Parcel A and Parcel B.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Parcel A has a legal undivided fractional interest in a community beach.
<o:p></o:p></p>
<p class="MsoNormal">Parcel B does not.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Client wants to transfer the legal undivided fractional interest in the community beach from Parcel A to Parcel B.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Can said transfer be accomplished via a Quit Claim Deed? I don’t believe that this interest is an easement because the interest is a possessory interest which is contained and described in the legal description of Parcel A.
<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<div>
<p class="MsoNormal"><span style="color:black">Warmest regards,<br>
<br>
</span><b><span style="font-size:12.0pt;color:purple">Michael S. Safren, Esq.</span></b>
<b><br>
</b><i>Attorney at Law</i> <br>
<br>
14900 Interurban Ave. S., Ste. 280 | Seattle, WA 98168 <br>
11900 NE 1st St., Bldg. G - Ste. 300 | Bellevue, WA 98005 <br>
P: (206) 859-5098 | E: <a href="mailto:msafren@jennylinglaw.com" target="_blank">
<span style="color:blue">msafren@jennylinglaw.com</span></a> <br>
<u><a href="http://www.jennylinglaw.com/" target="_blank"><span style="color:blue">www.jennylinglaw.com</span></a></u> |
<u><a href="http://www.facebook.com/jennylinglaw/" target="_blank"><span style="color:blue">facebook.com/jennylinglaw/</span></a></u>
<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><br>
<span style="font-size:8.0pt">This communication, including attachments, may contain information that is confidential and protected by the attorney/client or other privileges. It constitutes non-public information intended to be conveyed only to the designated
recipient(s). If the reader or recipient of this communication is not the intended recipient, an employee or agent of the intended recipient who is responsible for delivering it to the intended recipient, or you believe that you have received this communication
in error, please notify the sender immediately by return e-mail and promptly delete this e-mail, including attachments without reading or saving them in any manner. The unauthorized use, dissemination, distribution, or reproduction of this e-mail, including
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<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<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>Stephen Brandli<br>
<b>Sent:</b> Thursday, January 7, 2021 12:50 PM<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] Transfer of an element of an Interest in Real Property<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">What is being transferred exactly? What does it mean to transfer “a fractional undivided interest” “to another parcel?” If the PC owns both the interest being transferred and the parcel to which you intend to “transfer” that interest,
what exactly is changing?<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">I’m wondering if there is an easement benefiting the first parcel over the waterfront, and the PC wants the second parcel to benefit from that easement as well. Is that what you are trying to accomplish?<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"> Steve<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></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><a href="mailto:msafren@jennylinglaw.com">msafren@jennylinglaw.com</a><br>
<b>Sent:</b> Thursday, January 7, 2021 12:44 PM<br>
<b>To:</b> 'WSBA Real Property Listserv' <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> [WSBARP] Transfer of an element of an Interest in Real Property<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Hello Braintrust,<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">I was approached by a potential client to transfer an element of their real property, a fractional undivided interest in another parcel with waterfront access, to another parcel that the potential client owns.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"> My first thought is that the transfer could be accomplished by a Quit Claim Deed because i) the element in the property is a possessory interest (i.e. not an easement) and ii) this is an acquirable distinct element of the property that
is transferable and iii) not a subdivision/ boundary line adjustment. Etc. I believe that the transfer would be exempt from Real Estate Excise Tax because the transfer would be considered a gift as there was no exchange of consideration.
<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">I’m now second guessing myself and wondering if conveyance by deed is the correct method. Am I overthinking this?
<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">All suggestions are welcome<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:black">Warmest regards,<br>
<br>
</span><b><span style="font-size:12.0pt;color:purple">Michael S. Safren, Esq.</span></b>
<b><br>
</b><i>Attorney at Law</i> <br>
<br>
14900 Interurban Ave. S., Ste. 280 | Seattle, WA 98168 <br>
11900 NE 1st St., Bldg. G - Ste. 300 | Bellevue, WA 98005 <br>
P: (206) 859-5098 | E: <a href="mailto:msafren@jennylinglaw.com" target="_blank">
<span style="color:blue">msafren@jennylinglaw.com</span></a> <br>
<u><a href="http://www.jennylinglaw.com/" target="_blank"><span style="color:blue">www.jennylinglaw.com</span></a></u> |
<u><a href="http://www.facebook.com/jennylinglaw/" target="_blank"><span style="color:blue">facebook.com/jennylinglaw/</span></a></u>
<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><br>
<span style="font-size:8.0pt">This communication, including attachments, may contain information that is confidential and protected by the attorney/client or other privileges. It constitutes non-public information intended to be conveyed only to the designated
recipient(s). If the reader or recipient of this communication is not the intended recipient, an employee or agent of the intended recipient who is responsible for delivering it to the intended recipient, or you believe that you have received this communication
in error, please notify the sender immediately by return e-mail and promptly delete this e-mail, including attachments without reading or saving them in any manner. The unauthorized use, dissemination, distribution, or reproduction of this e-mail, including
attachments, is prohibited and may be unlawful. Receipt by anyone other than the intended recipient(s) is not a waiver of any attorney/client or other privilege.</span>
<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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