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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link="#0563C1" vlink="#954F72" style='word-wrap:break-word'><div class=WordSection1><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Arial",sans-serif'>Paul,<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Arial",sans-serif'>When I saw this question in a prior post, I was curious and checked the WA LLC Act. Unfortunately, there is no such provision to be found. This may have something to do with the theoretical character of partnerships as aggregates of the partners, as opposed to entities like corporations. LLCs, being strictly statutory creatures, lie somewhere in-between.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Arial",sans-serif'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Arial",sans-serif'>That said, looking at RCW 25.15.154(2), your client’s argument might be that because the manager “is an agent of the limited liability company and has the authority to bind the limited liability company with regard to matters in the ordinary course of its activities,” the manager can accept the property on behalf of and for the account of the LLC. Otherwise, manager-Mom would be acting as a nominee or trustee or something similar for the LLC; this doesn’t make a lot of sense unless there is evidence of that intention. But I suppose that even she is acting in that kind of role, the principal/beneficial owner of the property is the LLC and not Mom.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Arial",sans-serif'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Arial",sans-serif'>Is Mom or the trust a member of the LLC? If so, then it would seem fairly clear that it’s a member contribution to the LLC, albeit poorly worded.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Arial",sans-serif'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Arial",sans-serif'>Bob Pampell<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Arial",sans-serif'><o:p> </o:p></span></p><div><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>Paul Neumiller<br><b>Sent:</b> Tuesday, August 31, 2021 4:17 PM<br><b>To:</b> wsbarp@lists.wsbarppt.com; Listserve RealProp (realprop@googlegroups.com) <realprop@googlegroups.com>; REALPROP@yahoogroups.com<br><b>Subject:</b> [WSBARP] Property in Name of LLC?<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoPlainText>Listmates, a perusal of casemaker doesn’t reveal an answer. I have a matter where there was a 2007 quitclaim deed that said (paraphrasing): "Mom, trustee of the Mom family trust, quitclaims the property to Mom, manager of the Mom, LLC." OK, so RCW 25,05.065 says that for a <i>partnership</i> “property is partnership property if acquired in the name of ….one or more of the partners with an indication in the instrument transferring title to the property of the person’s capacity as a partner or of the existence of a partnership…”. So, is there a comparable provision for LLCs? I can’t find one. Client desires to have the IRS accept that the property is in the LLC. We could prepare and record a “correction” deed naming the LLC as the “correct” grantee but would rather not if unnecessary. <o:p></o:p></p><p class=MsoPlainText><o:p> </o:p></p><p class=MsoPlainText><a name="Paul_A__Neumiller2"><img width=250 height=150 style='width:2.6in;height:1.5666in' id="Picture_x0020_1" src="cid:image003.jpg@01D79E8D.898AEEC0" alt="Paul A_ Neumiller2"></a><o:p></o:p></p></div></body></html>