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</o:shapelayout></xml><![endif]--></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";color:black'>Thank you so much Kary, Joseph and Andrew. This advice is appreciated. Have a great day.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:black'><o:p> </o:p></span></p><div><p class=MsoNormal><b><span style='font-size:14.0pt;font-family:"Harlow Solid Italic";color:#002060'>John H. Loeffler<o:p></o:p></span></b></p><p class=MsoNormal><b><span style='color:black'><o:p> </o:p></span></b></p><p class=MsoNormal><!--[if gte vml 1]><v:shapetype id="_x0000_t75" coordsize="21600,21600" o:spt="75" o:preferrelative="t" path="m@4@5l@4@11@9@11@9@5xe" filled="f" stroked="f">
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</v:shape><![endif]--><![if !vml]><span style='mso-ignore:vglayout;position:absolute;z-index:251659262;margin-left:25px;margin-top:135px;width:73px;height:81px'><img width=73 height=81 src="cid:image002.jpg@01D6FA3B.AB629F30" v:shapes="Picture_x0020_2"></span><![endif]><b><span style='color:black'><o:p></o:p></span></b></p><p class=MsoNormal><b><span style='color:black'><o:p> </o:p></span></b></p><p class=MsoNormal><b><span style='color:black'>8414 N. Wall, Suite A<o:p></o:p></span></b></p><p class=MsoNormal><b><span style='color:black'>Spokane, Wa 99208-6171<o:p></o:p></span></b></p><p class=MsoNormal><b><span style='color:black'>Phone: 509.467.6767<o:p></o:p></span></b></p><p class=MsoNormal><b><span style='color:black'><a href="mailto:JohnL@Ollps.com"><span style='color:blue'>JohnL@Ollps.com</span></a><o:p></o:p></span></b></p><p class=MsoNormal><b><span style='color:black'><o:p> </o:p></span></b></p><p class=MsoNormal><b><span style='color:black'><o:p> </o:p></span></b></p><p class=MsoNormal><b><span style='color:black'><o:p> </o:p></span></b></p></div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:black'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><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>Kary Krismer<br><b>Sent:</b> Wednesday, February 03, 2021 2:20 PM<br><b>To:</b> wsbarp@lists.wsbarppt.com<br><b>Subject:</b> Re: [WSBARP] Probat/Quiet Title<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p>That on-demand CLE I linked yesterday covered this a bit. I think the problem to avoiding probate may be the heir with the unknown location. Dwight could probably answer that.<o:p></o:p></p><pre>Kary L. Krismer<o:p></o:p></pre><pre>206 723-2148<o:p></o:p></pre><div><p class=MsoNormal>On 2/3/2021 9:27 AM, Eric Nelsen wrote:<o:p></o:p></p></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><p class=MsoNormal>House is in Spokane? If a probate is to be done, do it in Washington. I don’t see a need for a California probate to deal with the real estate here.<o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>If grandmother died more than 2 years ago, a title company might be willing to insure title based on an affidavit of no-probate executed by all the heirs at law—except, you have a missing heir.<o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>So I think a probate is really the only way to go; the PR will have authority to sell the property and then appoint a statutory agent to hold the missing heir’s share of residue per <a href="https://app.leg.wa.gov/RCW/default.aspx?cite=11.76.200">RCW 11.76.200 et seq.</a><o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>Quiet title might work if the occupant has had sole and exclusive possession of the house for 10 years after grandmother died. Defendants would be the other heirs in that case. But that’s a long process and the client can’t purchase the property until the owner is confirmed. I think probate still sounds like the best route.<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></div><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>John L<br><b>Sent:</b> Wednesday, February 3, 2021 9:04 AM<br><b>To:</b> <a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><br><b>Subject:</b> [WSBARP] Probat/Quiet Title<o:p></o:p></p></div></div><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal style='text-autospace:none'>Listmates,<o:p></o:p></p><p class=MsoNormal style='text-autospace:none'> <o:p></o:p></p><p class=MsoNormal style='text-autospace:none'>I have an investor client, hoping to buy a house. The current occupant is willing to sell his interest, if any, in the house. Title is in the name of the occupant’s deceased grandmother who died living in California. The known heirs of grandmother are the occupant, occupant’s sibling and a second sibling, whereabouts unknown. Questions:<o:p></o:p></p><p class=MsoNormal style='text-autospace:none'> <o:p></o:p></p><p class=MsoNormal style='text-autospace:none'>If a probate is done will we need to do two of them, one in Cali and one in Washington?<o:p></o:p></p><p class=MsoNormal style='text-autospace:none'>Could a quiet title action be done in lieu of a probate?<o:p></o:p></p><p class=MsoNormal style='text-autospace:none'>Are there any other ideas?<o:p></o:p></p><p class=MsoNormal style='text-autospace:none'> <o:p></o:p></p><p class=MsoNormal style='text-autospace:none'>Thank you. <o:p></o:p></p><p class=MsoNormal style='text-autospace:none'> <o:p></o:p></p><p class=MsoNormal style='text-align:justify'><b><span style='font-size:14.0pt'>John H. Loeffler</span></b><o:p></o:p></p><p class=MsoNormal style='text-autospace:none'> <o:p></o:p></p><p class=MsoNormal style='margin-left:.25in;text-autospace:none'><img border=0 width=73 height=81 id="_x0000_i1025" src="cid:image003.jpg@01D6FA3B.AB629F30"><o:p></o:p></p><p class=MsoNormal style='text-autospace:none'> <o:p></o:p></p><p class=MsoNormal><span style='color:black'> </span><o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'><span style='color:black'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:black'> </span><o:p></o:p></p><div><p class=MsoNormal><b><span style='color:black'> </span></b><o:p></o:p></p><p class=MsoNormal><b><span style='color:black'>Olson Loeffler Law Group, P.S.</span></b><o:p></o:p></p><p class=MsoNormal><b><span style='color:black'>8414 N. Wall, Suite A</span></b><o:p></o:p></p><p class=MsoNormal><b><span style='color:black'>Spokane, Wa 99208-6171</span></b><o:p></o:p></p><p class=MsoNormal><b><span style='color:black'>Phone: 509.467.6767</span></b><o:p></o:p></p><p class=MsoNormal><a href="mailto:JohnL@Ollps.com"><b>JohnL@Ollps.com</b></a><o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal style='margin-right:67.5pt;text-align:justify'><b><i><span style='font-size:10.0pt;color:black'>This communication, including attachments, is confidential, may be subject to legal privileges, and is intended for the sole use of the addressee. Any use, duplication, disclosure or dissemination of this communication, other than by the addressee(s), is prohibited. If you have received this communication in error, please notify the sender immediately and delete or destroy this communication and all copies. 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