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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple style='word-wrap:break-word'><div class=WordSection1><p class=MsoNormal>Josh:<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Assuming the creditor prevails in a lawsuit over the claim, either in the probate action or a separate TEDRA action (if the creditor is also the PR), I think a judgment can be enforced against the house in the hands of the buyer. In a somewhat similar set of circumstances a few years ago my partner did that. What happened was the title company took over defense of the case, settled, and pursued the seller, either on the SWD or the Affidavit. <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>We’ll see. I just think if that’s an available route, it might work better than pursuing abatement against the SS in a CA court (maybe requiring an ancillary probate down there).<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>John J. Sullivan<o:p></o:p></p><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> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com> <b>On Behalf Of </b>Josh Grant<br><b>Sent:</b> Monday, April 4, 2022 12:57 PM<br><b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br><b>Subject:</b> Re: [WSBARP] Administrator/Creditor Pursuing Claim Against WA Property Sold by SS under "Lack of Probate Affidavit."<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><div><div><div><p class=MsoNormal><span style='font-size:13.5pt;color:black'>What about suing the new owner and letting the new owner apply for benefits from the title co?</span><span style='font-size:14.0pt;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:14.0pt;color:black'> <o:p></o:p></span></p></div><div><div><div><div><p class=MsoNormal><strong><span style='font-size:18.0pt;font-family:"Calibri",sans-serif;color:#004080'>Joshua F. Grant</span></strong><span style='font-size:14.0pt;color:#004080'><br></span><span style='font-size:14.0pt;color:black'><img width=207 height=43 style='width:2.1562in;height:.4479in' id="Picture_x0020_1" src="cid:image001.png@01D84887.637C1250" alt=advocates></span><span style='font-size:14.0pt;color:black'><br></span><span style='color:#004080'>P. O. Box 619<br>Wilbur, WA 99185<br>509 647 5578</span><span style='font-size:14.0pt;color:black'><o:p></o:p></span></p></div></div></div></div><div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'> <o:p></o:p></span></p></div><div><div><p class=MsoNormal style='background:whitesmoke'><b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'> JOHN J SULLIVAN <o:p></o:p></span></p></div><div><p class=MsoNormal style='background:whitesmoke'><b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'>Sent:</span></b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'> Friday, April 01, 2022 1:45 PM<o:p></o:p></span></p></div><div><p class=MsoNormal style='background:whitesmoke'><b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'>To:</span></b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'> <a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a> <o:p></o:p></span></p></div><div><p class=MsoNormal style='background:whitesmoke'><b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'>Subject:</span></b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'> [WSBARP] Administrator/Creditor Pursuing Claim Against WA Property Sold by SS under "Lack of Probate Affidavit."<o:p></o:p></span></p></div></div></div><div><p class=MsoNormal><span style='font-size:12.0pt;color:black'> <o:p></o:p></span></p></div></div><div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'>Listmates: <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'><o:p> </o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'>Bear with me. I'm trying to figure out whether this is even worth pursuing. <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'><o:p> </o:p></span></p></div><div><p class=MsoNormal style='margin-bottom:12.0pt'><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'>"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?<o:p></o:p></span></p><div><p class=MsoNormal><strong><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'>Best regards</span></strong><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'>, <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'> <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'>John J. Sullivan <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'> <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'>Attorney <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'> <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'> <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'>Lyons | Sullivan <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'>10655 NE 4<sup>th</sup> Street, Suite 704 <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'>Bellevue, WA 98004 <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'> <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'>425·451·2400 tel 425-451-7385 fax <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'><a href="http://www.dljslaw.com/">www.dljslaw.com</a> <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'> <o:p></o:p></span></p></div><div><p class=MsoNormal><em><b><u><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'>Confidentiality Notice</span></u></b></em><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'> <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'> <o:p></o:p></span></p></div><div><p class=MsoNormal><em><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:#333333'>This email transmission is intended only for the addressee named above. 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