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<p>An update and some clarification on this. <br>
</p>
<p>First, the divorce decree was in a different county than the
property at issue. We looked first at the possibility of recording
the divorce decree. However, it appears that the divorce was done
mostly, if not entirely, pro se. As such, there are problems with
the property description (TPN has an error in it and for the
"legal description" the parties simply inserted the street address
rather than the legal descprition). Thus, the divorce decree,
unless amended, wouldn't be sufficient, even if recorded in the
county where the property resides. We could simply get a corrected
order/decree but where the ex-spouse is willing to sign a deed we
were looking into just using a QCD to possibly save time/money.<br>
</p>
<p>Second, the issue with taxes needing to be paid before a QCD is
recorded was reported by our client. We were caught off guard by
this as well and so we sent a query on this to the county
treasurer. We just heard back today that our client is NOT
required to pay the taxes before being allowed to record. Either
our client misheard or misunderstood, or something has changed
since our clients initial inquiry.</p>
<p>Consequently, we're just going to record a QCD and cross our
fingers that recording goes smoothly. I'll post back to the list
if it turns out that our client really does need to pay any of the
taxes before they can record a deed. Thank you everyone for your
input!<br>
</p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Very Truly Yours,</p>
<p class="MsoNormal">Ryan P. Coon</p>
<p class="MsoNormal">Law Office of Cole & Gilday, P.C. </p>
<p class="MsoNormal"><i><o:p> </o:p></i></p>
<p class="MsoNormal">10101 - 270th St. NW </p>
<p class="MsoNormal">Stanwood, WA 98292 </p>
<p class="MsoNormal">(360) 629-2900 (Telephone) </p>
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<div class="moz-cite-prefix">On 8/2/2021 1:24 PM, Kerry Richards
wrote:<br>
</div>
<blockquote type="cite"
cite="mid:29A40FE0-4006-40C7-A67E-A23421D90A20@lawgate.net">
<meta http-equiv="Content-Type" content="text/html; charset=UTF-8">
<div dir="ltr">Dear Cat:</div>
<div dir="ltr">The Family Court will not alter the property
settlement, in my experience. Once these resolutions on property
are entered into the court file as a decree or as a property
settlement agreement, they are done. Unfortunately, or
fortunately, depending upon what side you are representing, the
time frame for any refinance is is a term that should’ve been
resolved in the negotiations for a final resolution. </div>
<div dir="ltr">Before 2008, most banks would have accepted the
hold harmless provisions of a decree. Perhaps the lending
institution would once again except a hold harmless as
protection for their new borrower. The $1 million in equity may
be a convincing factor, especially if the full loan amount and
the monthly payments work for the new borrower.</div>
<div dir="ltr">Negotiations with the bank will prove more fruitful
and less expensive than a tried and failed attempt to alter a
property settlement agreement on the family law motions
calendar.</div>
<div dir="ltr">Just sayin’</div>
<div dir="ltr">Kerry A. Richards<br>
<blockquote type="cite">On Aug 2, 2021, at 12:27 PM, Catherine
Clark <a class="moz-txt-link-rfc2396E" href="mailto:Cat@loccc.com"><Cat@loccc.com></a> wrote:<br>
<br>
</blockquote>
</div>
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<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif">Agree
with all that and thank you. I think the easier way is
to go back into the family law matter and ask the court
to modify the final decree to require her to refinance
or sell or take whatever steps are necessary to remove
him from the loan given the ongoing unjust enrichment
that is occurring within 6 months to a year and if it
doesn’t happen then, she must sell it.<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif">There
are no children involved and the home has about 1M in
equity.<o:p></o:p></span></p>
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<span
style="font-size:10.5pt;font-family:"Copperplate
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Light",sans-serif;color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt">Catherine
“Cat” Clark<o:p></o:p></span></p>
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<span
style="font-size:10.5pt;font-family:"Copperplate
Gothic
Light",sans-serif;color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt">Law
Office of Catherine C. Clark PLLC<o:p></o:p></span></p>
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<span
style="font-size:10.5pt;font-family:"Copperplate
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Light",sans-serif;color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt">2200
Sixth Avenue, Suite 1250<o:p></o:p></span></p>
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<span
style="font-size:10.5pt;font-family:"Copperplate
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Light",sans-serif;color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt">Seattle,
WA 98121<o:p></o:p></span></p>
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<span
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Light",sans-serif;color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt">Phone:
(206) 838-2528<o:p></o:p></span></p>
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<div>
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1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"
style="punctuation-wrap:hanging;text-autospace:ideograph-other">
<b><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">From:</span></b><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">
<a class="moz-txt-link-abbreviated" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>
<a class="moz-txt-link-rfc2396E" href="mailto:wsbarp-bounces@lists.wsbarppt.com"><wsbarp-bounces@lists.wsbarppt.com></a> <b>On
Behalf Of </b>Joseph McIntosh<br>
<b>Sent:</b> Monday, August 02, 2021 11:46 AM<br>
<b>To:</b> WSBA Real Property Listserv
<a class="moz-txt-link-rfc2396E" href="mailto:wsbarp@lists.wsbarppt.com"><wsbarp@lists.wsbarppt.com></a><br>
<b>Subject:</b> Re: [WSBARP] Post-Divorce QCD Catch
22<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">The
divorce decree doesn’t bind the lender to remove the
husband from the loan. You can apply to the lender to
have husband removed, but that option may be blocked if
there is an active forbearance or deferment. A
refinance may be difficult for the same reason. A due
on sale clause may be triggered by the QCD, but I doubt
it gets enforced under this somewhat common scenario
involving a transfer between ex-spouses. I don’t think
you can force the wife to refinance w/in some designated
period of time because she needs a willing lender which
may be out of her control, but I think you can push her
to try, and maybe that’s the relief you ask from the
court – an order compeling her to make immediate efforts
to refinance to effectuate the objectives of the
original order. <o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<div>
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<b><span
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</span><a
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[</span><a
href="mailto:wsbarp-bounces@lists.wsbarppt.com"
moz-do-not-send="true"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">mailto:wsbarp-bounces@lists.wsbarppt.com</span></a><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">]
<b>On Behalf Of </b>Catherine Clark<br>
<b>Sent:</b> Monday, August 02, 2021 11:22 AM<br>
<b>To:</b> WSBA Real Property Listserv <</span><a
href="mailto:wsbarp@lists.wsbarppt.com"
moz-do-not-send="true"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">wsbarp@lists.wsbarppt.com</span></a><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">><br>
<b>Subject:</b> Re: [WSBARP] Post-Divorce QCD Catch
22<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif">I
have a question on Post-Divorce QCD. In this situation,
husband gives QCD to wife who agrees that H is no longer
responsible for the note and she indemnifies him.
Decree says that in the event of a refinance, he is to
be removed from the loan but does not have a time period
as to when a refinance should happen—it is open
ended. Wife is in deferment on her mortgage
payments with the bank and Husband would like to buy his
own home. Of course, Husband’s lender sees obligation
on loan with ex-wife and that is figuring into his
debt-to-income ratio and causing problems. Closing is
next week naturally.<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif">Husband
asks what can he do to get out from under this. Agree
that the decree language is problematic. Is it a motion
to amend the decree to require a refinance within a
reasonable period of time or is it a declaratory
judgment action against the bank (assuming it refuses to
remove husband from loan when asked) based on the decree
and a claim for unjust enrichment against the wife for
using husband’s credit to her advantage. If we raise
this with the bank, wouldn’t the due on sale clause have
been triggered by the QCD from the husband thus giving
the Bank some reason to foreclose?<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif">All
thoughts appreciated.<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif">Thanks.
<o:p></o:p></span></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif"> <o:p></o:p></span></p>
<div>
<p class="MsoNormal"
style="punctuation-wrap:hanging;text-autospace:ideograph-other">
<span
style="font-size:10.5pt;font-family:"Copperplate
Gothic
Light",sans-serif;color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt">Catherine
“Cat” Clark<o:p></o:p></span></p>
<p class="MsoNormal"
style="punctuation-wrap:hanging;text-autospace:ideograph-other">
<span
style="font-size:10.5pt;font-family:"Copperplate
Gothic
Light",sans-serif;color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt">Law
Office of Catherine C. Clark PLLC<o:p></o:p></span></p>
<p class="MsoNormal"
style="punctuation-wrap:hanging;text-autospace:ideograph-other">
<span
style="font-size:10.5pt;font-family:"Copperplate
Gothic
Light",sans-serif;color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt">2200
Sixth Avenue, Suite 1250<o:p></o:p></span></p>
<p class="MsoNormal"
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<span
style="font-size:10.5pt;font-family:"Copperplate
Gothic
Light",sans-serif;color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt">Seattle,
WA 98121<o:p></o:p></span></p>
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style="punctuation-wrap:hanging;text-autospace:ideograph-other">
<span
style="font-size:10.5pt;font-family:"Copperplate
Gothic
Light",sans-serif;color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt">Phone:
(206) 838-2528<o:p></o:p></span></p>
<p class="MsoNormal"
style="punctuation-wrap:hanging;text-autospace:ideograph-other">
<span
style="font-size:10.5pt;font-family:"Copperplate
Gothic
Light",sans-serif;color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt">Cell:
(206) 409-8938<o:p></o:p></span></p>
<p class="MsoNormal"
style="punctuation-wrap:hanging;text-autospace:ideograph-other">
<span
style="font-size:10.5pt;font-family:"Copperplate
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Light",sans-serif;color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt">Fax:
(206) 374-3003<o:p></o:p></span></p>
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<span
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Light",sans-serif;color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt">Email:
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<span
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<div>
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1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"
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<b><span
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style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">
</span><a
href="mailto:wsbarp-bounces@lists.wsbarppt.com"
moz-do-not-send="true"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">wsbarp-bounces@lists.wsbarppt.com</span></a><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">
<</span><a
href="mailto:wsbarp-bounces@lists.wsbarppt.com"
moz-do-not-send="true"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">wsbarp-bounces@lists.wsbarppt.com</span></a><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">>
<b>On Behalf Of </b>Kary Krismer<br>
<b>Sent:</b> Monday, August 02, 2021 6:24 AM<br>
<b>To:</b> </span><a
href="mailto:wsbarp@lists.wsbarppt.com"
moz-do-not-send="true"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">wsbarp@lists.wsbarppt.com</span></a><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt"><br>
<b>Subject:</b> Re: [WSBARP] Post-Divorce QCD Catch
22<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p>I think everyone agrees that the decree could be
sufficient. I'm just uncertain if the decree needs to be
recorded in the same county if not entered in the same
county. Then there's also the issue of whether the decree
has sufficient specificity as to the property. But it may
be all that needs to be done is point out the decree to
the title company and see if they will remove the
ex-husband as a vested owner. If that happens the issues
with the bank should disappear.<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 7/30/2021 12:44 PM, Patrick
McDonald wrote:<o:p></o:p></p>
</div>
<blockquote style="margin-top:5.0pt;margin-bottom:5.0pt">
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif">I
agree with Joseph. The divorce decree should transfer
title upon entry with the court and is a public
record.
</span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif"> </span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif">Patrick</span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif"> </span><o:p></o:p></p>
<div>
<p class="MsoNormal"
style="punctuation-wrap:hanging;text-autospace:ideograph-other">
<b><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">_______________________</span></b><o:p></o:p></p>
<p class="MsoNormal"
style="punctuation-wrap:hanging;text-autospace:ideograph-other">
<b><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">Pody
& McDonald, PLLC</span></b><o:p></o:p></p>
<p class="MsoNormal"
style="punctuation-wrap:hanging;text-autospace:ideograph-other">
<span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">1200
Fifth Avenue, Suite 1410</span><o:p></o:p></p>
<p class="MsoNormal"
style="punctuation-wrap:hanging;text-autospace:ideograph-other">
<span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">Seattle,
WA 98101-3106</span><o:p></o:p></p>
<p class="MsoNormal"
style="punctuation-wrap:hanging;text-autospace:ideograph-other">
<span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">T:
206-467-1559</span><o:p></o:p></p>
<p class="MsoNormal"
style="punctuation-wrap:hanging;text-autospace:ideograph-other">
<span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">F:
206-467-4489</span><o:p></o:p></p>
</div>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif"> </span><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"
style="punctuation-wrap:hanging;text-autospace:ideograph-other">
<b><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">From:</span></b><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">
</span><a
href="mailto:wsbarp-bounces@lists.wsbarppt.com"
moz-do-not-send="true"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">wsbarp-bounces@lists.wsbarppt.com</span></a><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">
</span><a
href="mailto:wsbarp-bounces@lists.wsbarppt.com"
moz-do-not-send="true"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt"><wsbarp-bounces@lists.wsbarppt.com></span></a><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">
<b>On Behalf Of </b>Joseph McIntosh<br>
<b>Sent:</b> July 30, 2021 12:25 PM<br>
<b>To:</b> </span><a
href="mailto:cole-gilday@stanwoodlaw.net"
moz-do-not-send="true"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">cole-gilday@stanwoodlaw.net</span></a><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">;
WSBA Real Property Listserv </span><a
href="mailto:wsbarp@lists.wsbarppt.com"
moz-do-not-send="true"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt"><wsbarp@lists.wsbarppt.com></span></a><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt"><br>
<b>Subject:</b> Re: [WSBARP] Post-Divorce QCD
Catch 22</span><o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">I
would think the divorce decree, especially if
recorded, would effectively evidence a transfer the
real property so as to satisfy the lender’s concerns.
I routinely encounter refinances following divorces
where there was just a decree awarding the new
borrower title, but no QCD. I don’t think the county
recorder can prevent you from recording the court
order. </span><o:p></o:p></p>
<p class="MsoNormal"><span
style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><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"
style="punctuation-wrap:hanging;text-autospace:ideograph-other">
<b><span
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style="font-size:11.0pt;font-family:"Calibri",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">
</span><a
href="mailto:wsbarp-bounces@lists.wsbarppt.com"
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[</span><a
href="mailto:wsbarp-bounces@lists.wsbarppt.com"
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<b>On Behalf Of </b>Ryan P. Coon<br>
<b>Sent:</b> Friday, July 30, 2021 12:02 PM<br>
<b>To:</b> WSBA Real Property Listserv <</span><a
href="mailto:wsbarp@lists.wsbarppt.com"
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<b>Subject:</b> [WSBARP] Post-Divorce QCD Catch 22</span><o:p></o:p></p>
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<p class="MsoNormal"> <o:p></o:p></p>
<p>Listmates,<o:p></o:p></p>
<p>I've got a client needing to record a QCD to separate
property post-divorce but is running into what seems to
be a "catch 22" problem so I'm looking for some creative
solutions.<o:p></o:p></p>
<p>Client by divorce decree is awarded the family home and
thus needs to record a QCD from ex-spouse to separate
the property. However, there is a large amount of
outstanding property taxes due (several years worth) and
the county (Island) is refusing to record the deed
without the taxes being made current. Client doesn't
have the funds to bring taxes current so is seeking a
loan to pay the taxes. However, client is having trouble
procuring a loan because the bank is requiring signature
of ex-spouse since ex-spouse's name is on the property
but ex-spouse will not sign off on the loan.<o:p></o:p></p>
<p>Thus, client can't record a QCD because they don't have
the money to pay the taxes but their having trouble
getting the money to pay the taxes without first
recording the QCD.<o:p></o:p></p>
<p>Any thoughts or creative work-arounds for this would be
much appreciated, thank you.<o:p></o:p></p>
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<p class="MsoNormal"
style="margin-bottom:12.0pt;punctuation-wrap:hanging;text-autospace:ideograph-other">--
<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">Very Truly Yours,<o:p></o:p></p>
<p class="MsoNormal">Ryan P. Coon<o:p></o:p></p>
<p class="MsoNormal">Law Office of Cole & Gilday,
P.C. <o:p></o:p></p>
<p class="MsoNormal"><i> </i><o:p></o:p></p>
<p class="MsoNormal">10101 - 270th St. NW <o:p></o:p></p>
<p class="MsoNormal">Stanwood, WA 98292 <o:p></o:p></p>
<p class="MsoNormal">(360) 629-2900 (Telephone) <o:p></o:p></p>
<p class="MsoNormal">(360) 629-0220 (Fax) <o:p></o:p></p>
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