<div dir="ltr"><div class="gmail_default" style="font-size:large;color:#351c75">Thanks John and Kary for your thoughtful responses. I hadn't even thought about FIRPTA because as John mentioned, I was planning to file the REETA with the appropriate WAC exemption, so did not view the transaction as a 'sale.' (Helping said client find US size letter paper in a world dominated by A4 paper is half the battle). <br></div><div class="gmail_default" style="font-size:large;color:#351c75"><br></div><div class="gmail_default" style="font-size:large;color:#351c75"><a href="https://www.irs.gov/individuals/international-taxpayers/firpta-withholding">https://www.irs.gov/individuals/international-taxpayers/firpta-withholding</a></div></div><br><div class="gmail_quote"><div dir="ltr" class="gmail_attr">On Wed, Jan 13, 2021 at 1:20 PM <<a href="mailto:wsbarp-request@lists.wsbarppt.com">wsbarp-request@lists.wsbarppt.com</a>> wrote:<br></div><blockquote class="gmail_quote" style="margin:0px 0px 0px 0.8ex;border-left:1px solid rgb(204,204,204);padding-left:1ex">Send WSBARP mailing list submissions to<br>
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Today's Topics:<br>
<br>
1. Taking non resident alien spouse off title of real estate -<br>
tax issues (Lisa Chiang)<br>
2. Dirters and Title Policy Wonks (Paul Neumiller)<br>
3. Seeking referral for property management company in Olympia,<br>
WA (Elizabeth [Lisa] M. Carney)<br>
4. Re: Taking non resident alien spouse off title of real estate<br>
- tax issues (John J. Sullivan)<br>
5. Re: Taking non resident alien spouse off title of real estate<br>
- tax issues (Kary Krismer)<br>
6. Re: Taking non resident alien spouse off title of real estate<br>
- tax issues (John J. Sullivan)<br>
7. Re: Taking non resident alien spouse off title of real estate<br>
- tax issues (Kary Krismer)<br>
8. Reminder and special guests for Thursday's Eviction<br>
Legislation Forum II (Roger Moss)<br>
<br>
<br>
----------------------------------------------------------------------<br>
<br>
Message: 1<br>
Date: Tue, 12 Jan 2021 15:41:05 -0800<br>
From: Lisa Chiang <<a href="mailto:feesimple7@gmail.com" target="_blank">feesimple7@gmail.com</a>><br>
To: <a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a><br>
Subject: [WSBARP] Taking non resident alien spouse off title of real<br>
estate - tax issues<br>
Message-ID:<br>
<<a href="mailto:CAP1iqxug86f4gRqpRvWzRBkuYj4%2B3BbQ69z5Q-j5OjCsyKPC9A@mail.gmail.com" target="_blank">CAP1iqxug86f4gRqpRvWzRBkuYj4+3BbQ69z5Q-j5OjCsyKPC9A@mail.gmail.com</a>><br>
Content-Type: text/plain; charset="utf-8"<br>
<br>
Hi all,<br>
<br>
A silly question, as it's been awhile since I've dealt with this scenario,<br>
so want to be sure:<br>
<br>
Client is U.S. citizen. Wife used to hold a green card, which she gave up<br>
after they moved overseas a decade ago. IRS deems her to be a non resident<br>
alien (NRA) for tax purposes. Kids are also U.S. citizens (all minors<br>
currently).<br>
<br>
Real estate in WA state acquired as community property when they both lived<br>
and worked here.<br>
<br>
Client would like to take his wife off title of WA house (she's<br>
agreeable).<br>
<br>
*Wondering about gift tax issues before we proceed. (Will prepare QDOT for<br>
other liquid assets). Any thoughts or wisdom from the group is greatly<br>
appreciated.*<br>
<br>
Kind regards,<br>
Lisa<br>
<br>
<br>
-- <br>
<br>
*Estate planning and settlement, trusts, real estate and probate*<br>
206.569.8838<br>
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Message: 2<br>
Date: Tue, 12 Jan 2021 23:54:19 +0000<br>
From: Paul Neumiller <<a href="mailto:pneumiller@hotmail.com" target="_blank">pneumiller@hotmail.com</a>><br>
To: "<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>" <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br>
Subject: [WSBARP] Dirters and Title Policy Wonks<br>
Message-ID:<br>
<<a href="mailto:MW3PR13MB3980BE3391B7EAFAE8DA381CD2AA0@MW3PR13MB3980.namprd13.prod.outlook.com" target="_blank">MW3PR13MB3980BE3391B7EAFAE8DA381CD2AA0@MW3PR13MB3980.namprd13.prod.outlook.com</a>><br>
<br>
Content-Type: text/plain; charset="iso-8859-1"<br>
<br>
So, bear with me. Client recently buys waterfront property. Commitment and Title Policy (ALTA Owner's Policy (06/17/2006) lists an exception for "Terms and Conditions of "Boundary Line Adjustment" from 2004 and gives the recording information for a Boundary Line Correction ("Correction") and the accompanying survey. The Correction purports to lop off 20 feet of waterfront and gives it to the property to the north of the subject property and then lops off another 18 feet of waterfront and gives it to the property to the south. Client buys the property knowing about the Correction. The legal description insured by the title company is the post-Correction description.<br>
<br>
BUT BUT BUT, I discover that the parties never recorded the title transfer documents to consummate the Correction. And, because the parties never recorded the transfer deeds to re-configure the parcels, the County never changed its maps and its legal descriptions for the client's property. So, the client has been paying for taxes, and continues to pay, for the full sized parcel even though the client has use of only the reduced size parcel (OUCH because client is paying for an extra 38 feet of low bank water front property which is about a third of its original width). Assume the other parties are now unwilling to sign and record the transfer deeds (why not (?), because they have full use of property for which they are not paying taxes.)<br>
<br>
Now it seems to me (and it is industry practice) that the title company should have caught this recording oversight and have the parties sign and record the transfer title deeds to complete the Boundary Line Correction back when the client bought the property. But it didn't. Now the client is paying far more taxes than it should be paying AND the title policy is for a non-legal parcel. That is, the title policy insures the post-Correction description but because the Correction was never completed, the correct parcel is the full parcel, not the reduced parcel. BTW, the client's lenders deed of trust also uses the post-Correction legal description. <br>
<br>
Does the client have grounds to submit this claim to the title company to figure out a fix? Is a title company allowed to insure a non-legal parcel? Any other thoughts?<br>
<br>
<br>
<br>
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Message: 3<br>
Date: Wed, 13 Jan 2021 00:26:44 +0000<br>
From: "Elizabeth [Lisa] M. Carney" <<a href="mailto:carney@westseattlelaw.com" target="_blank">carney@westseattlelaw.com</a>><br>
To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br>
Subject: [WSBARP] Seeking referral for property management company in<br>
Olympia, WA<br>
Message-ID:<br>
<<a href="mailto:MWHPR22MB0032A920A5C0A34D39BBFCA3A6A90@MWHPR22MB0032.namprd22.prod.outlook.com" target="_blank">MWHPR22MB0032A920A5C0A34D39BBFCA3A6A90@MWHPR22MB0032.namprd22.prod.outlook.com</a>><br>
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Content-Type: text/plain; charset="us-ascii"<br>
<br>
Colleagues,<br>
<br>
Client seeking property management help for single family residence in Olympia. Owners leaving town for a few years but don't want to sell.<br>
<br>
Seems things can go sideways fast with the wrong property manager.<br>
<br>
Maybe a story that begins and ends with -'the property management company consistently does a great job for me'?<br>
<br>
Or, information related to companies to avoid?<br>
<br>
Thanks,<br>
Lisa<br>
<br>
Elizabeth [Lisa] M. Carney<br>
Attorney at Law<br>
<br>
[devrieze-carney logo 6 13_60%]<br>
de Vrieze | Carney pllc<br>
3909 California Avenue SW<br>
Seattle, WA 98116-3705<br>
Phone: 206.938.5500<br>
Fax: 206.535.6264<br>
Carney@WestSeattleLaw.com<mailto:<a href="mailto:Carney@WestSeattleLaw.com" target="_blank">Carney@WestSeattleLaw.com</a>><br>
<a href="http://www.WestSeattleLaw.com" rel="noreferrer" target="_blank">www.WestSeattleLaw.com</a><<a href="http://www.westseattlelaw.com/" rel="noreferrer" target="_blank">http://www.westseattlelaw.com/</a>><br>
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<br>
<br>
<br>
<br>
<br>
<br>
<br>
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Message: 4<br>
Date: Tue, 12 Jan 2021 18:22:06 -0800<br>
From: "John J. Sullivan" <<a href="mailto:sullaw@comcast.net" target="_blank">sullaw@comcast.net</a>><br>
To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br>
Subject: Re: [WSBARP] Taking non resident alien spouse off title of<br>
real estate - tax issues<br>
Message-ID: <<a href="mailto:810EE85B-2A28-4C66-8076-6D385E74DF5C@comcast.net" target="_blank">810EE85B-2A28-4C66-8076-6D385E74DF5C@comcast.net</a>><br>
Content-Type: text/plain; charset="utf-8"<br>
<br>
If NRA wife gifts now to citizen husband, the unlimited marital deduction applies. <br>
<br>
I would specify it?s to create separate property and claim that REET exemption so if she dies her estate has no CP interest in US source property. <br>
<br>
John J. Sullivan<br>
<br>
Sent from my iPhone<br>
<br>
> On Jan 12, 2021, at 3:42 PM, Lisa Chiang <<a href="mailto:feesimple7@gmail.com" target="_blank">feesimple7@gmail.com</a>> wrote:<br>
> <br>
> ?<br>
> Hi all,<br>
> <br>
> A silly question, as it's been awhile since I've dealt with this scenario, so want to be sure:<br>
> <br>
> Client is U.S. citizen. Wife used to hold a green card, which she gave up after they moved overseas a decade ago. IRS deems her to be a non resident alien (NRA) for tax purposes. Kids are also U.S. citizens (all minors currently). <br>
> <br>
> Real estate in WA state acquired as community property when they both lived and worked here. <br>
> <br>
> Client would like to take his wife off title of WA house (she's agreeable). <br>
> <br>
> Wondering about gift tax issues before we proceed. (Will prepare QDOT for other liquid assets). Any thoughts or wisdom from the group is greatly appreciated. <br>
> <br>
> Kind regards, <br>
> Lisa<br>
> <br>
> <br>
> -- <br>
> <br>
> Estate planning and settlement, trusts, real estate and probate<br>
> 206.569.8838<br>
> <br>
> This electronic mail transmission and any accompanying documents contain information belonging to the sender which may be confidential and legally privileged. This information is intended only for the use of the individual or entity to whom this electronic mail transmission was sent as indicated above. If you are not the intended recipient, any disclosure, copying, distribution, or action taken in reliance on the contents of the information contained in this transmission is strictly prohibited. If you have received this transmission in error, please delete the message. Thank you.<br>
> <br>
> <br>
> <br>
> Circular 230 Disclaimer. Any U.S. federal tax advice contained in this communication (including any attachments) is not intended or written to be used, and may not be used, for the purpose of (i) avoiding penalties under the Internal Revenue Code or (ii) promoting, marketing or recommending to another party any transaction or matter addressed herein.<br>
> <br>
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Message: 5<br>
Date: Tue, 12 Jan 2021 19:14:26 -0800<br>
From: Kary Krismer <<a href="mailto:Krismer@comcast.net" target="_blank">Krismer@comcast.net</a>><br>
To: <a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a><br>
Subject: Re: [WSBARP] Taking non resident alien spouse off title of<br>
real estate - tax issues<br>
Message-ID: <<a href="mailto:48538c2d-56f5-5955-107e-24094814c0a6@comcast.net" target="_blank">48538c2d-56f5-5955-107e-24094814c0a6@comcast.net</a>><br>
Content-Type: text/plain; charset="utf-8"; Format="flowed"<br>
<br>
I would take a step back, and if this is just about FIRPTA, find out if <br>
FIRPTA would even apply with a US Citizen still on title. I sort of <br>
doubt it would since they would have a taxpayer to reach, but I don't <br>
know that.<br>
<br>
And then I would think about the step up in basis on death of community <br>
property when a spouse passes away, and find out whether you'd be giving <br>
that away.? Without this transfer and a step up in basis there'd likely <br>
be little or no gain for several years, and even if FIRPTA applied any <br>
money taken would be paid back upon filing a return.? Note that step up <br>
in basis would apply whichever spouse dies first.<br>
<br>
It may be the client is wishing to avoid a non-existent problem and <br>
creating a future liability.<br>
<br>
Kary L. Krismer<br>
206 723-2148<br>
<br>
On 1/12/2021 6:22 PM, John J. Sullivan wrote:<br>
> If NRA wife gifts now to citizen husband, the unlimited marital <br>
> deduction applies.<br>
><br>
> I would specify it?s to create separate property and claim that REET <br>
> exemption so if she dies her estate has no CP interest in US source <br>
> property.<br>
><br>
> John J. Sullivan<br>
><br>
> Sent from my iPhone<br>
><br>
>> On Jan 12, 2021, at 3:42 PM, Lisa Chiang <<a href="mailto:feesimple7@gmail.com" target="_blank">feesimple7@gmail.com</a>> wrote:<br>
>><br>
>> ?<br>
>> Hi all,<br>
>><br>
>> A silly question, as it's been awhile since I've dealt with this <br>
>> scenario, so want to be sure:<br>
>><br>
>> Client is U.S. citizen.? Wife used to hold a green card, which she <br>
>> gave up after they moved overseas a decade ago.? IRS deems her to be <br>
>> a non resident alien (NRA) for tax purposes. Kids are also U.S. <br>
>> citizens (all minors currently).<br>
>><br>
>> Real estate in WA state acquired as community property when they both <br>
>> lived and worked here.<br>
>><br>
>> Client would like to take his wife off title of WA house (she's <br>
>> agreeable).<br>
>><br>
>> *Wondering about gift tax issues before we proceed.? (Will prepare <br>
>> QDOT for other liquid assets). Any thoughts or wisdom from the group <br>
>> is greatly appreciated.*<br>
>><br>
>> Kind regards,<br>
>> Lisa<br>
>><br>
>><br>
>> -- <br>
>> /<br>
>> /<br>
>> /Estate planning and settlement, trusts, real estate and probate/<br>
>> 206.569.8838*<br>
>> *<br>
>><br>
>> This electronic mail transmission and any accompanying documents <br>
>> contain information belonging to the sender which may be confidential <br>
>> and legally privileged. This information is intended only for the use <br>
>> of the individual or entity to whom this electronic mail transmission <br>
>> was sent as indicated above. If you are not the intended recipient, <br>
>> any disclosure, copying, distribution, or action taken in reliance on <br>
>> the contents of the information contained in this transmission is <br>
>> strictly prohibited. If you have received this transmission in error, <br>
>> please delete the message. Thank you.<br>
>><br>
>> **<br>
>><br>
>> *Circular 230 Disclaimer*. Any U.S. federal tax advice contained in <br>
>> this communication (including any attachments) is not intended or <br>
>> written to be used, and may not be used, for the purpose of (i) <br>
>> avoiding penalties under the Internal Revenue Code or (ii) promoting, <br>
>> marketing or recommending to another party any transaction or matter <br>
>> addressed herein.<br>
>><br>
>> ***Disclaimer: Please note that RPPT listserv participation is not <br>
>> restricted to practicing attorneys and may include non-practicing <br>
>> attorneys, law students, professionals working in related fields, and <br>
>> others.***<br>
>><br>
>> _______________________________________________<br>
>> WSBARP mailing list<br>
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><br>
> ***Disclaimer: Please note that RPPT listserv participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working in related fields, and others.***<br>
><br>
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Message: 6<br>
Date: Tue, 12 Jan 2021 19:29:36 -0800<br>
From: "John J. Sullivan" <<a href="mailto:sullaw@comcast.net" target="_blank">sullaw@comcast.net</a>><br>
To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br>
Subject: Re: [WSBARP] Taking non resident alien spouse off title of<br>
real estate - tax issues<br>
Message-ID: <<a href="mailto:A1C766C4-5630-4EDD-B46F-FC7494D10522@comcast.net" target="_blank">A1C766C4-5630-4EDD-B46F-FC7494D10522@comcast.net</a>><br>
Content-Type: text/plain; charset="utf-8"<br>
<br>
Good points. <br>
<br>
1. No FIRPTA withholding on gifts. No gain realized. <br>
<br>
<a href="https://www.irs.gov/individuals/international-taxpayers/exceptions-from-firpta-withholding" rel="noreferrer" target="_blank">https://www.irs.gov/individuals/international-taxpayers/exceptions-from-firpta-withholding</a><br>
<br>
2. Yes. If NRA spouse died first there would be a step up in basis even though estate not subject to estate tax. Perhaps she transfers her interest to a revocable trust for his benefit? Or somehow achieve whatever the objective is while not removing it from her gross estate?<br>
<br>
<a href="https://hodgen.com/why-nonresident-decedents-get-step-up-basis-at-death/" rel="noreferrer" target="_blank">https://hodgen.com/why-nonresident-decedents-get-step-up-basis-at-death/</a><br>
<br>
Don?t forget to check any applicable treaty. <br>
<br>
John J. Sullivan<br>
<br>
Sent from my iPhone<br>
<br>
> On Jan 12, 2021, at 7:15 PM, Kary Krismer <<a href="mailto:Krismer@comcast.net" target="_blank">Krismer@comcast.net</a>> wrote:<br>
> <br>
> ?<br>
> I would take a step back, and if this is just about FIRPTA, find out if FIRPTA would even apply with a US Citizen still on title. I sort of doubt it would since they would have a taxpayer to reach, but I don't know that.<br>
> <br>
> And then I would think about the step up in basis on death of community property when a spouse passes away, and find out whether you'd be giving that away. Without this transfer and a step up in basis there'd likely be little or no gain for several years, and even if FIRPTA applied any money taken would be paid back upon filing a return. Note that step up in basis would apply whichever spouse dies first.<br>
> <br>
> It may be the client is wishing to avoid a non-existent problem and creating a future liability.<br>
> <br>
> Kary L. Krismer<br>
> 206 723-2148<br>
> On 1/12/2021 6:22 PM, John J. Sullivan wrote:<br>
>> If NRA wife gifts now to citizen husband, the unlimited marital deduction applies. <br>
>> <br>
>> I would specify it?s to create separate property and claim that REET exemption so if she dies her estate has no CP interest in US source property. <br>
>> <br>
>> John J. Sullivan<br>
>> <br>
>> Sent from my iPhone<br>
>> <br>
>>> On Jan 12, 2021, at 3:42 PM, Lisa Chiang <<a href="mailto:feesimple7@gmail.com" target="_blank">feesimple7@gmail.com</a>> wrote:<br>
>>> <br>
>>> ?<br>
>>> Hi all,<br>
>>> <br>
>>> A silly question, as it's been awhile since I've dealt with this scenario, so want to be sure:<br>
>>> <br>
>>> Client is U.S. citizen. Wife used to hold a green card, which she gave up after they moved overseas a decade ago. IRS deems her to be a non resident alien (NRA) for tax purposes. Kids are also U.S. citizens (all minors currently). <br>
>>> <br>
>>> Real estate in WA state acquired as community property when they both lived and worked here. <br>
>>> <br>
>>> Client would like to take his wife off title of WA house (she's agreeable). <br>
>>> <br>
>>> Wondering about gift tax issues before we proceed. (Will prepare QDOT for other liquid assets). Any thoughts or wisdom from the group is greatly appreciated. <br>
>>> <br>
>>> Kind regards, <br>
>>> Lisa<br>
>>> <br>
>>> <br>
>>> -- <br>
>>> <br>
>>> Estate planning and settlement, trusts, real estate and probate<br>
>>> 206.569.8838<br>
>>> <br>
>>> This electronic mail transmission and any accompanying documents contain information belonging to the sender which may be confidential and legally privileged. This information is intended only for the use of the individual or entity to whom this electronic mail transmission was sent as indicated above. If you are not the intended recipient, any disclosure, copying, distribution, or action taken in reliance on the contents of the information contained in this transmission is strictly prohibited. If you have received this transmission in error, please delete the message. Thank you.<br>
>>> <br>
>>> <br>
>>> <br>
>>> Circular 230 Disclaimer. Any U.S. federal tax advice contained in this communication (including any attachments) is not intended or written to be used, and may not be used, for the purpose of (i) avoiding penalties under the Internal Revenue Code or (ii) promoting, marketing or recommending to another party any transaction or matter addressed herein.<br>
>>> <br>
>>> ***Disclaimer: Please note that RPPT listserv participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working in related fields, and others.***<br>
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>> <br>
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Message: 7<br>
Date: Tue, 12 Jan 2021 21:42:03 -0800<br>
From: Kary Krismer <<a href="mailto:Krismer@comcast.net" target="_blank">Krismer@comcast.net</a>><br>
To: <a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a><br>
Subject: Re: [WSBARP] Taking non resident alien spouse off title of<br>
real estate - tax issues<br>
Message-ID: <<a href="mailto:4c347425-3fe6-a294-2988-daba2eca9a82@comcast.net" target="_blank">4c347425-3fe6-a294-2988-daba2eca9a82@comcast.net</a>><br>
Content-Type: text/plain; charset="utf-8"; Format="flowed"<br>
<br>
What I meant by raising FIRPTA was whether the couple was contemplating <br>
a future sale and thinking by doing a QCD beforehand they could avoid <br>
FIRPTA.? I'm not sure that future sale would give rise to FIRPTA <br>
withholding, but again I'm not sure it wouldn't either.? But I wasn't <br>
worried about FIRPTA on the gift.<br>
<br>
As to the step up in basis my concern was that the step up would only <br>
apply to community property, not separate property.? Also a question I <br>
don't know the answer to.? In the back of my mind I seem to recall it <br>
applies to either type of property, but that's something I'd want to <br>
make sure of.<br>
<br>
Kary L. Krismer<br>
206 723-2148<br>
<br>
On 1/12/2021 7:29 PM, John J. Sullivan wrote:<br>
> Good points.<br>
><br>
> 1. No FIRPTA withholding on gifts. No gain realized.<br>
><br>
> <a href="https://www.irs.gov/individuals/international-taxpayers/exceptions-from-firpta-withholding" rel="noreferrer" target="_blank">https://www.irs.gov/individuals/international-taxpayers/exceptions-from-firpta-withholding</a> <br>
> <<a href="https://www.irs.gov/individuals/international-taxpayers/exceptions-from-firpta-withholding" rel="noreferrer" target="_blank">https://www.irs.gov/individuals/international-taxpayers/exceptions-from-firpta-withholding</a>><br>
><br>
> 2. Yes. If NRA spouse died first there would be a step up in basis <br>
> even though estate not subject to estate tax. ?Perhaps she transfers <br>
> her interest to a revocable trust for his benefit? Or somehow achieve <br>
> whatever the objective is while not removing it from her gross estate?<br>
><br>
> <a href="https://hodgen.com/why-nonresident-decedents-get-step-up-basis-at-death/" rel="noreferrer" target="_blank">https://hodgen.com/why-nonresident-decedents-get-step-up-basis-at-death/</a> <br>
> <<a href="https://hodgen.com/why-nonresident-decedents-get-step-up-basis-at-death/" rel="noreferrer" target="_blank">https://hodgen.com/why-nonresident-decedents-get-step-up-basis-at-death/</a>><br>
><br>
> Don?t forget to check any applicable treaty.<br>
><br>
> John J. Sullivan<br>
><br>
> Sent from my iPhone<br>
><br>
>> On Jan 12, 2021, at 7:15 PM, Kary Krismer <<a href="mailto:Krismer@comcast.net" target="_blank">Krismer@comcast.net</a>> wrote:<br>
>><br>
>> ?<br>
>><br>
>> I would take a step back, and if this is just about FIRPTA, find out <br>
>> if FIRPTA would even apply with a US Citizen still on title.? I sort <br>
>> of doubt it would since they would have a taxpayer to reach, but I <br>
>> don't know that.<br>
>><br>
>> And then I would think about the step up in basis on death of <br>
>> community property when a spouse passes away, and find out whether <br>
>> you'd be giving that away.? Without this transfer and a step up in <br>
>> basis there'd likely be little or no gain for several years, and even <br>
>> if FIRPTA applied any money taken would be paid back upon filing a <br>
>> return. Note that step up in basis would apply whichever spouse dies <br>
>> first.<br>
>><br>
>> It may be the client is wishing to avoid a non-existent problem and <br>
>> creating a future liability.<br>
>><br>
>> Kary L. Krismer<br>
>> 206 723-2148<br>
>> On 1/12/2021 6:22 PM, John J. Sullivan wrote:<br>
>>> If NRA wife gifts now to citizen husband, the unlimited marital <br>
>>> deduction applies.<br>
>>><br>
>>> I would specify it?s to create separate property and claim that REET <br>
>>> exemption so if she dies her estate has no CP interest in US source <br>
>>> property.<br>
>>><br>
>>> John J. Sullivan<br>
>>><br>
>>> Sent from my iPhone<br>
>>><br>
>>>> On Jan 12, 2021, at 3:42 PM, Lisa Chiang <<a href="mailto:feesimple7@gmail.com" target="_blank">feesimple7@gmail.com</a>> wrote:<br>
>>>><br>
>>>> ?<br>
>>>> Hi all,<br>
>>>><br>
>>>> A silly question, as it's been awhile since I've dealt with this <br>
>>>> scenario, so want to be sure:<br>
>>>><br>
>>>> Client is U.S. citizen.? Wife used to hold a green card, which she <br>
>>>> gave up after they moved overseas a decade ago.? IRS deems her to <br>
>>>> be a non resident alien (NRA) for tax purposes.? Kids are also U.S. <br>
>>>> citizens (all minors currently).<br>
>>>><br>
>>>> Real estate in WA state acquired as community property when they <br>
>>>> both lived and worked here.<br>
>>>><br>
>>>> Client would like to take his wife off title of WA house (she's <br>
>>>> agreeable).<br>
>>>><br>
>>>> *Wondering about gift tax issues before we proceed. (Will prepare <br>
>>>> QDOT for other liquid assets). Any thoughts or wisdom from the <br>
>>>> group is greatly appreciated.*<br>
>>>><br>
>>>> Kind regards,<br>
>>>> Lisa<br>
>>>><br>
>>>><br>
>>>> -- <br>
>>>> /<br>
>>>> /<br>
>>>> /Estate planning and settlement, trusts, real estate and probate/<br>
>>>> 206.569.8838*<br>
>>>> *<br>
>>>><br>
>>>> This electronic mail transmission and any accompanying documents <br>
>>>> contain information belonging to the sender which may be <br>
>>>> confidential and legally privileged. This information is intended <br>
>>>> only for the use of the individual or entity to whom this <br>
>>>> electronic mail transmission was sent as indicated above. If you <br>
>>>> are not the intended recipient, any disclosure, copying, <br>
>>>> distribution, or action taken in reliance on the contents of the <br>
>>>> information contained in this transmission is strictly prohibited. <br>
>>>> If you have received this transmission in error, please delete the <br>
>>>> message. Thank you.<br>
>>>><br>
>>>> **<br>
>>>><br>
>>>> *Circular 230 Disclaimer*. Any U.S. federal tax advice contained in <br>
>>>> this communication (including any attachments) is not intended or <br>
>>>> written to be used, and may not be used, for the purpose of (i) <br>
>>>> avoiding penalties under the Internal Revenue Code or (ii) <br>
>>>> promoting, marketing or recommending to another party any <br>
>>>> transaction or matter addressed herein.<br>
>>>><br>
>>>> ***Disclaimer: Please note that RPPT listserv participation is not <br>
>>>> restricted to practicing attorneys and may include non-practicing <br>
>>>> attorneys, law students, professionals working in related fields, <br>
>>>> and others.***<br>
>>>><br>
>>>> _______________________________________________<br>
>>>> WSBARP mailing list<br>
>>>> <a href="mailto:WSBARP@lists.wsbarppt.com" target="_blank">WSBARP@lists.wsbarppt.com</a><br>
>>>> <a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="noreferrer" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br>
>>><br>
>>> ***Disclaimer: Please note that RPPT listserv participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working in related fields, and others.***<br>
>>><br>
>>> _______________________________________________<br>
>>> WSBARP mailing list<br>
>>> <a href="mailto:WSBARP@lists.wsbarppt.com" target="_blank">WSBARP@lists.wsbarppt.com</a><br>
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>><br>
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<br>
Message: 8<br>
Date: Wed, 13 Jan 2021 11:51:29 -0800<br>
From: Roger Moss <<a href="mailto:ram@rinconres.org" target="_blank">ram@rinconres.org</a>><br>
To: RPPT Section <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>>, ADR Section<br>
<<a href="mailto:adr-section@list.wsba.org" target="_blank">adr-section@list.wsba.org</a>><br>
Cc: Mark Morzol <<a href="mailto:MarkM@tacomaprobono.org" target="_blank">MarkM@tacomaprobono.org</a>>, Ashley Duckworth<br>
<<a href="mailto:ashleyd@tacomaprobono.org" target="_blank">ashleyd@tacomaprobono.org</a>>, Kyle Woodring <<a href="mailto:kwoodring@rhawa.org" target="_blank">kwoodring@rhawa.org</a>><br>
Subject: [WSBARP] Reminder and special guests for Thursday's Eviction<br>
Legislation Forum II<br>
Message-ID: <<a href="mailto:7B05219D-597C-4956-9933-567872161C7D@rinconres.org" target="_blank">7B05219D-597C-4956-9933-567872161C7D@rinconres.org</a>><br>
Content-Type: text/plain; charset="utf-8"<br>
<br>
Eviction Legislation Forum II takes place at noon PST on Thursday 24, 2021. Register here: <a href="https://zoom.us/meeting/register/tJYtduiqqjgtEtLP9uH5Nq5PXfuheAtfFrgL" rel="noreferrer" target="_blank">https://zoom.us/meeting/register/tJYtduiqqjgtEtLP9uH5Nq5PXfuheAtfFrgL</a> <<a href="https://zoom.us/meeting/register/tJYtduiqqjgtEtLP9uH5Nq5PXfuheAtfFrgL" rel="noreferrer" target="_blank">https://zoom.us/meeting/register/tJYtduiqqjgtEtLP9uH5Nq5PXfuheAtfFrgL</a>><br>
<br>
Greetings,<br>
<br>
Thanks again for supporting last week?s forum. We hope to see many of you tomorrow. Access the meeting via the registration link above.<br>
<br>
Tomorrow these special guests will join us:<br>
<br>
Kyle Woodring, Director of Governmental Affairs for the Rental Housing Association of Washington will provide an overview of the pending legislation and the concerns it poses for small landlords in particular. <br>
<br>
Ashley Duckworth and Mark Morzol of TacomaProbono Community Lawyers will share their experience from the tenant advocate?s perspective, particularly in relation to the eviction mediation pilot. They and their Pierce County colleagues are well known for engaging landlord advocates with civility and an authentic desire to collaborate in creating a ?win? for both sides in a tenant - landlord dispute. <br>
<br>
As a reminder, the following themes emerged in last week?s forum, particularly in reference to the existing pilot eviction mediation project:<br>
Concerns around issues of equity, inclusion, and diversity in the planning and execution of the pilot program<br>
A perceived failure to include all relevant stakeholders in the conversation about addressing the eviction crisis<br>
A shared desire to collaborate among all stakeholders to influence legislation under development<br>
Finally, a key objective for tomorrow?s forum will be to identify some of you who can actively support efforts to influence the legislation on behalf of RPPT and ADR Section members.<br>
<br>
Because many of us are being impacted by the regional power outage, we have a backup plan for hosting the meeting. If you cannot log on or get disconnected while the meeting is in progress, just wait a couple minutes and try again. The session will also be recorded.<br>
<br>
See you tomorrow. <br>
<br>
Roger A. Moss <br>
Managing Director<br>
Rincon Resolutions LLC<br>
206.790.1971 Seattle<br>
415.371.9724 San Francisco<br>
RinconRes.org<br>
<br>
Confidential Correspondence<br>
The information in this e-mail (including attachments, if any) is considered privileged and/or confidential and is intended only for the recipient(s) listed above. Any review, use, disclosure, distribution or copying of this e-mail is prohibited except by or on behalf of the intended recipient. If you have received this email in error, please notify me immediately by reply email, delete this email, and do not disclose its contents to anyone.<br>
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</blockquote></div><br clear="all"><br>-- <br><div dir="ltr" class="gmail_signature"><div dir="ltr"><div><div dir="ltr"><div><div dir="ltr"><div><div dir="ltr"><div><div dir="ltr"><div><font size="2" face="monospace,monospace"><span style="background-color:rgb(255,255,255)"><span><span style="background-color:rgb(53,28,117)"><span style="background-color:rgb(238,238,238)"></span></span></span></span><span style="background-color:rgb(238,238,238)"><i><br></i></span></font></div><div><span style="color:rgb(53,28,117)"><font size="4"><font face="monospace,monospace"><font size="2"><span style="background-color:rgb(238,238,238)"><i><font size="4">Estate planning and settlement, trusts, real estate and non-immigrant visas</font></i></span><br></font></font></font></span></div><div><font size="4"><span style="color:rgb(53,28,117)"><font face="monospace,monospace">206.569.8838</font></span></font><b><font size="4"><font face="monospace,monospace"><font size="2"><br></font></font></font></b><span style="background-color:rgb(243,243,243)"><span></span></span><br><p style="background:white none repeat scroll 0% 0%"><span style="font-family:monospace,monospace"><span style="font-size:11pt;color:rgb(31,73,125)">This electronic mail transmission and any accompanying documents
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