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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 Gothic 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 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>
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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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<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>
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<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"> wsbarp-bounces@lists.wsbarppt.com
<wsbarp-bounces@lists.wsbarppt.com> <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 <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] Post-Divorce QCD Catch 22<o:p></o:p></span></p>
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<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>
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<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"><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"><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"><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>
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<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>
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<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" 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">Seattle, WA 98121<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">Phone: (206) 838-2528<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">Cell: (206) 409-8938<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">Fax: (206) 374-3003<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">Email:
</span><a href="mailto:cat@loccc.com"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light",sans-serif;position:relative;top:0pt;mso-text-raise:0pt">cat@loccc.com</span></a><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light",sans-serif;color:#1F497D;position:relative;top:0pt;mso-text-raise:0pt"><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"><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">NOTICE: The information contained in this electronic information transmission is confidential. If you are not the intended
recipient, or the employee or agent responsible for delivering it to the intended recipient, you are hereby notified that any use, dissemination, distribution or copying of this communication is prohibited. If you received this communication in error, please
immediately notify the sender by telephone at (206) 838-2528. Thank you.<o:p></o:p></span></p>
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<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"><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"><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"><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>
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<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>
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<p class="MsoNormal">On 7/30/2021 12:44 PM, Patrick McDonald wrote:<o:p></o:p></p>
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<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>
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<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>
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<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>
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<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>
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<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>
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<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>
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<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>
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<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"><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"><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"><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"><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>
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<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>
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<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"><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"><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>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"><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> [WSBARP] Post-Divorce QCD Catch 22</span><o:p></o:p></p>
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<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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-- <o:p></o:p></p>
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<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>
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