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<DIV><FONT size=4>What about suing the new owner and letting the new owner apply
for benefits from the title co?</FONT></DIV>
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<DIV><STRONG><SPAN style="FONT-SIZE: 18pt; COLOR: #004080">Joshua F.
Grant</SPAN></STRONG><SPAN style="COLOR: #004080"><BR></SPAN><SPAN
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width=207 height=43><BR></SPAN><SPAN style="FONT-SIZE: 11pt; COLOR: #004080">P.
O. Box 619<BR>Wilbur, WA 99185<BR>509 647 5578</SPAN><SPAN
style="COLOR: black"><o:p></o:p></SPAN></DIV></DIV></DIV></DIV>
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<DIV style="font-color: black"><B>From:</B> <A title=sullaw@comcast.net>JOHN J
SULLIVAN</A> </DIV>
<DIV><B>Sent:</B> Friday, April 01, 2022 1:45 PM</DIV>
<DIV><B>To:</B> <A title=wsbarp@lists.wsbarppt.com>wsbarp@lists.wsbarppt.com</A>
</DIV>
<DIV><B>Subject:</B> [WSBARP] Administrator/Creditor Pursuing Claim Against WA
Property Sold by SS under "Lack of Probate Affidavit."</DIV></DIV></DIV>
<DIV> </DIV></DIV>
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style="FONT-SIZE: 12pt; FONT-FAMILY: helvetica,arial,sans-serif; COLOR: #333333"><SPAN
style="FONT-SIZE: 12pt; FONT-FAMILY: helvetica">Listmates:</SPAN> <BR></DIV>
<DIV class=default-style
style="FONT-SIZE: 12pt; FONT-FAMILY: helvetica,arial,sans-serif; COLOR: #333333"><SPAN
style="FONT-SIZE: 12pt; FONT-FAMILY: helvetica"><BR></SPAN></DIV>
<DIV class=default-style
style="FONT-SIZE: 12pt; FONT-FAMILY: helvetica,arial,sans-serif; COLOR: #333333"><SPAN
style="FONT-SIZE: 12pt; FONT-FAMILY: helvetica">Bear with me. I'm trying to
figure out whether this is even worth pursuing.</SPAN> </DIV>
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style="FONT-SIZE: 12pt; FONT-FAMILY: helvetica,arial,sans-serif; COLOR: #333333"><SPAN
style="FONT-SIZE: 12pt; FONT-FAMILY: helvetica"><BR></SPAN></DIV>
<DIV class=default-style
style="FONT-SIZE: 12pt; FONT-FAMILY: helvetica,arial,sans-serif; COLOR: #333333"><SPAN
style="FONT-SIZE: 12pt; FONT-FAMILY: helvetica"><SPAN
style="FONT-SIZE: 12pt; FONT-FAMILY: helvetica">"Hypothetical" Fact Pattern: PC
bought business from buyer who died before he could be sued for breach of asset
sale agreement. Still within two years of death and no SOL problem. But ... SS
sold main asset - house - and moved with net proceeds to CA. SS did not open
probate, but instead sold house without probate. Title company relied upon a
"Lack of Probate Affidavit."<BR><BR>Possible recourse: Petition to be appointed
Administrator of Decedent's estate. (Notice to SS in CA of course.) Then, if PC
appointed Administrator, file and serve Creditor Claim. Under RCW 11.40.140,
claim must be "addressed, resolved, and settled" under RCW 11.96A TEDRA. So far
so good. <BR><BR>Assuming the PC prevails in the TEDRA action and obtains a
judgment, can he execute it against the house here in WA now "titled" in the
name of the buyer the SS sold it to? The Affidavit is not a deed or other
legally enforceable method of conveying title. Arguably, the probate estate has
authority to reach the property to satisfy the claims of creditors. The buyer
might have recourse against the SS because the Affidavit does not satisfy the
requirements of the SWD she used to close the sale? <BR><BR>Or, would the
judgment creditor/Administrator have to take the judgment to CA, maybe open an
ancillary probate, and then seek to recover the sales proceeds from
SS?<BR><BR>This all sounds maybe effective, but very complex and expensive. I
suppose some of the fees involved might be rolled into a TEDRA judgment, but
still. I'm not sure it's worth pursuing. <BR><BR>Anyone have experience chasing
a claim against a Decedent in similar circumstances? The Affidavit is a
convenient tool, but here it seems to have been abused, and may even have
constituted insurance fraud, if a Title Company issued coverage based upon its
representation all the liabilities of the Decedent had been
satisfied.<BR><BR>Thoughts on a Friday afternoon?<BR><BR></SPAN></SPAN>
<DIV><STRONG>Best regards</STRONG>, </DIV>
<DIV> </DIV>
<DIV>John J. Sullivan </DIV>
<DIV> </DIV>
<DIV>Attorney </DIV>
<DIV> </DIV>
<DIV><STRONG><EM></EM></STRONG></DIV>
<DIV> </DIV>
<DIV>Lyons | Sullivan </DIV>
<DIV>10655 NE 4<SUP style="LINE-HEIGHT: 0">th</SUP> Street, Suite 704 </DIV>
<DIV>Bellevue, WA 98004 </DIV>
<DIV> </DIV>
<DIV>425·451·2400 tel 425-451-7385 fax </DIV>
<DIV><A href="http://www.dljslaw.com/">www.dljslaw.com</A> </DIV>
<DIV> </DIV>
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