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<p>Thank you for the update.<br>
</p>
<p>That title company response is what I was referring to in my
first response. Basically title companies are not willing to take
the word of the seller that the property was homestead property
the entire time. Somewhat inconsistent with how lax they seem to
be regarding identity affidavits on judgments. In any case,
there's probably even more reason to take that position when the
homestead claimant is deceased and not able to testify. Ignoring
the trust issues, they could be left in litigation without a
witness on their side.<br>
</p>
<p>I'll again suggest looking into whether the probate court has any
powers to determine secured claims. In bankruptcy court the
property would be sold free and clear of the liens and then the
right to proceeds determined by court order. I sort of doubt the
probate court has the power to do that, but it probably does have
the power to litigate the issue of being secured with the judgment
creditors. The difference might be that you might not be able to
sell the property until after the court rules, and in bankruptcy
court the sale free and clear can be done by motion, where probate
might require a complaint. Again, bankruptcy was my practice
area, not probate.<br>
</p>
<pre class="moz-signature" cols="72">Kary L. Krismer
206 723-2148</pre>
<div class="moz-cite-prefix">On 9/30/2022 11:06 AM, Chandra Lewnau
wrote:<br>
</div>
<blockquote type="cite"
cite="mid:CAN76tLE6MgJf=PfYXbOXw2_Bgrb-eqkSEhX+BgeXeRZTaP=WjQ@mail.gmail.com">
<meta http-equiv="content-type" content="text/html; charset=UTF-8">
<div dir="ltr">There are no surviving minor children or a spouse
so the award in lieu of homestead/basic award protections do not
apply.
<div><br>
</div>
<div>The argument that it is no longer a homestead would make
sense but the creditor claim statutes RCW 11.40.130 states
that "i<span style="font-family:"Helvetica
Neue";font-size:13px">f a judgment was entered against
the decedent during the decedent's lifetime, an execution
may not issue on the judgment after the death of the
decedent. </span><b style="font-family:"Helvetica
Neue";font-size:13px">The judgment must be presented in
the manner provided in RCW </b><a
href="http://app.leg.wa.gov/RCW/default.aspx?cite=11.40.070"
style="font-family:"Helvetica
Neue";font-size:13px" moz-do-not-send="true"><span
class="gmail-s1" style="color:rgb(220,161,13)"><b>11.40.070</b></span></a><b
style="font-family:"Helvetica
Neue";font-size:13px">, but if the judgment is a lien
on any property of the decedent, the property may be sold
for the satisfaction of the judgment and the officer making
the sale shall account to the personal representative for
any surplus."</b></div>
<div><br>
</div>
<div>FYI, the not completely unexpected response from the title
company to my argument that several of the judgments were not
perfected liens and therefore had to submit timely claims was
this:</div>
<div><br>
</div>
<div>
<p class="MsoNormal" style="margin:0in 0in 0in
0.5in;font-size:11pt;font-family:Calibri,sans-serif"><i><u><span
style="color:rgb(68,114,196)">Underwriter
response</span></u></i><span
style="color:rgb(68,114,196)">:</span><span
style="font-size:10pt;color:rgb(68,114,196)"></span></p>
<p class="MsoNormal" style="margin:0in 0in 0in
0.5in;font-size:11pt;font-family:Calibri,sans-serif"><span
style="color:rgb(68,114,196)">“Our stance
is that a filed judgment attaches to all assets without
the necessity of being
recorded. </span><span
style="font-size:10pt;color:rgb(68,114,196)"></span></p>
<p class="MsoNormal" style="margin:0in 0in 0in
0.5in;font-size:11pt;font-family:Calibri,sans-serif"><span
style="color:rgb(68,114,196)">Since all
the judgments were perfected they are liens until they are
paid or expire by
time being ten years.”</span><span
style="font-size:10pt;color:rgb(68,114,196)"></span></p>
</div>
</div>
<br>
<div class="gmail_quote">
<div dir="ltr" class="gmail_attr">On Fri, Sep 30, 2022 at 5:52
AM Kary Krismer <<a href="mailto:Krismer@comcast.net"
moz-do-not-send="true" class="moz-txt-link-freetext">Krismer@comcast.net</a>>
wrote:<br>
</div>
<blockquote class="gmail_quote" style="margin:0px 0px 0px
0.8ex;border-left:1px solid rgb(204,204,204);padding-left:1ex">
<div>
<p>That's an interesting thought (death terminates the
homestead). My practice area was bankruptcy, and there
the status of the date of filing bankruptcy was
important. Not sure if probate courts follow similar
rules, or even if they determine secured and unsecured
claims.</p>
<p>But there is the award in lieu of homestead, or whatever
it is called now. I would question how that factors in
against judgment creditors, recorded or otherwise. If the
homestead does terminate on death maybe something remains
in the form of the beneficiary homestead rights.
Something for the OP to look at.<br>
</p>
<pre cols="72">Kary L. Krismer
206 723-2148</pre>
<div>On 9/29/2022 10:00 AM, Mark Anderson wrote:<br>
</div>
<blockquote type="cite">
<div>
<p class="MsoNormal"><span
style="font-size:10pt;font-family:Arial,sans-serif;color:rgb(0,32,96)">So,
here’s a thought. PR is trying to sell the <u>former</u>
homestead. Now dead, the owner does not use the
property as a residence. The homestead no longer
exists. </span></p>
<p class="MsoNormal"><span
style="font-size:10pt;font-family:Arial,sans-serif;color:rgb(0,32,96)"> </span></p>
<p class="MsoNormal"><span
style="font-size:10pt;font-family:Arial,sans-serif;color:rgb(0,32,96)">In
my current view (subject to counterarguments), the
judgment liens attach to the whole of the property
upon the owner’s death, so long as the requirements
of RCW 4.56.190-200 have been met.</span></p>
<p class="MsoNormal"><span
style="font-size:10pt;font-family:Arial,sans-serif;color:rgb(0,32,96)"> </span></p>
<p class="MsoNormal" style="margin-bottom:12pt"><b><span
style="font-size:10pt;font-family:Arial,sans-serif;color:rgb(34,42,53)">Mark
B. Anderson<br>
</span></b><span
style="font-size:10pt;font-family:Arial,sans-serif;color:rgb(34,42,53)">ANDERSON
LAW FIRM PLLC<br>
821 Dock St Ste 209 PMB 4-12<br>
Tacoma, Washington 98402<br>
+1 253-327-1750<br>
+1 253-327-1751 (fax)<br>
<a href="mailto:marka@mbaesq.com" target="_blank"
moz-do-not-send="true"
class="moz-txt-link-freetext">marka@mbaesq.com</a><br>
<a href="http://www.mbaesq.com/" target="_blank"
moz-do-not-send="true">www.mbaesq.com</a></span></p>
<p class="MsoNormal" style="margin-bottom:12pt"><b><span>CONFIDENTIALITY
NOTICE<br>
</span></b><span>This transmission is confidential
and is intended solely for the use of the individual
named recipient. It may be protected by the
attorney-client privilege, work product doctrine, or
other confidentiality protection. If you are not the
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deliver it to the intended recipient, be advised
that any dissemination, distribution, or copying of
this communication is prohibited. If you have
received this transmission in error, please
immediately notify the sender via e-mail or by
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the message in error, and then delete it. Thank you.</span><span
style="font-size:7.5pt;font-family:Arial,sans-serif;color:rgb(0,32,96)"></span></p>
<p class="MsoNormal"><span
style="font-size:10pt;font-family:Arial,sans-serif;color:rgb(0,32,96)"> </span></p>
<div
style="border-right:none;border-bottom:none;border-left:none;border-top:1pt
solid rgb(225,225,225);padding:3pt 0in 0in">
<p class="MsoNormal"><b>From:</b> <a
href="mailto:wsbarp-bounces@lists.wsbarppt.com"
target="_blank" moz-do-not-send="true"
class="moz-txt-link-freetext">wsbarp-bounces@lists.wsbarppt.com</a>
<a href="mailto:wsbarp-bounces@lists.wsbarppt.com"
target="_blank" moz-do-not-send="true"><wsbarp-bounces@lists.wsbarppt.com></a>
<b>On Behalf Of </b>Chandra Lewnau<br>
<b>Sent:</b> 09/28/2022 12:40 PM<br>
<b>To:</b> WSBA Real Property Discussion List <a
href="mailto:wsbarp@lists.wsbarppt.com"
target="_blank" moz-do-not-send="true"><wsbarp@lists.wsbarppt.com></a><br>
<b>Subject:</b> [WSBARP] Question about when
judgments become liens against the homestead</p>
</div>
<p class="MsoNormal"> </p>
<div>
<p class="MsoNormal"><span
style="font-size:12pt;font-family:Arial,sans-serif"> </span><span
style="font-size:12pt"></span></p>
<p class="MsoNormal"><span
style="font-size:12pt;font-family:Arial,sans-serif">I
am dealing with my first probate estate where the
decedent had outstanding judgments. The PR is
trying to sell the former homestead and the title
company has found 4 judgments they say must be
paid before the sale. The sale price exceeds the
homestead exemption for the county and all the
judgments together are less than that excess
value. I'm trying to confirm the PR actually must
pay off these debts based on the current status of
the judgments, whether creditor claims are filed
or not.</span><span style="font-size:12pt"></span></p>
<p class="MsoNormal"><span
style="font-size:12pt;font-family:Arial,sans-serif"> </span><span
style="font-size:12pt"></span></p>
<p class="MsoNormal"><span
style="font-size:12pt;font-family:Arial,sans-serif">Are
all of the following judgments liens against the
homestead property? I am looking at RCW 6.13.090
(not sure if RCW 4.56.200 applies to the
homestead).</span><span style="font-size:12pt"></span></p>
<p class="MsoNormal"><span
style="font-size:12pt;font-family:Arial,sans-serif"> </span><span
style="font-size:12pt"></span></p>
<p class="MsoNormal"
style="background-image:initial;background-position:initial;background-size:initial;background-repeat:initial;background-origin:initial;background-clip:initial"><span
style="font-size:12pt;font-family:Arial,sans-serif;color:black">One
judgment was entered in the superior court of the
county where the real estate is located. I think
RCW 6.13.090 requires this to be filed with the
county recording officer so I don't think it is a
lien on the homestead.</span><span
style="font-size:12pt"></span></p>
<p class="MsoNormal"
style="background-image:initial;background-position:initial;background-size:initial;background-repeat:initial;background-origin:initial;background-clip:initial"><span
style="font-size:12pt;font-family:Arial,sans-serif"> </span><span
style="font-size:12pt"></span></p>
<p class="MsoNormal"
style="background-image:initial;background-position:initial;background-size:initial;background-repeat:initial;background-origin:initial;background-clip:initial"><span
style="font-size:12pt;font-family:Arial,sans-serif;color:black">One
judgment was entered in the District Court of the
county where the real property is located and that
judgment was then filed with the county recording
officer of the same county. I think RCW 6.13.090
says this one is a lien on the homestead. </span><span
style="font-size:12pt"></span></p>
<p class="MsoNormal"
style="background-image:initial;background-position:initial;background-size:initial;background-repeat:initial;background-origin:initial;background-clip:initial"><span
style="font-size:12pt;font-family:Arial,sans-serif"> </span><span
style="font-size:12pt"></span></p>
<p class="MsoNormal"
style="background-image:initial;background-position:initial;background-size:initial;background-repeat:initial;background-origin:initial;background-clip:initial"><span
style="font-size:12pt;font-family:Arial,sans-serif;color:black">Two
judgments were entered in the District Court of
the county where the real property is located. I
think RCW 4.56.200(4) and (5) require them to be
filed in the superior court and RCW 6.13.090
requires them to be filed with the county, so I
don't think a lien has commenced.</span><span
style="font-size:12pt"></span></p>
<p class="MsoNormal"
style="background-image:initial;background-position:initial;background-size:initial;background-repeat:initial;background-origin:initial;background-clip:initial"><span
style="font-size:12pt;font-family:Arial,sans-serif"> </span><span
style="font-size:12pt"></span></p>
<p class="MsoNormal"><span
style="font-size:12pt;font-family:Arial,sans-serif">As
a follow up question, if there is a lien, does the
creditor have to file a creditor claim? I think
the answer is no, but RCW 11.40.130 is not
completely clear.</span></p>
<div>
<p class="MsoNormal"> </p>
</div>
<p class="MsoNormal">-- </p>
<div>
<div>
<p class="MsoNormal"><span style="color:black">-- </span></p>
<p class="MsoNormal"><b><span
style="color:rgb(5,5,5)">Chandra M. Lewnau</span></b><span
style="color:rgb(5,5,5)"> </span><b><span
style="color:rgb(0,124,106)">|</span></b><span
style="color:rgb(5,5,5)"> Attorney</span><span
style="color:black"></span></p>
<p class="MsoNormal"><span style="color:black">WALL
GROUP LAW </span></p>
<p class="MsoNormal"><span
style="color:rgb(42,42,42)">51 W. Dayton St.,
Suite 305 </span><b><span
style="color:rgb(0,124,106)">|</span></b><span
style="color:rgb(5,5,5)"> Edmonds, WA 98020</span><span
style="color:black"></span></p>
<p class="MsoNormal"><b><span
style="color:rgb(0,124,106)">Tel</span></b><span
style="color:rgb(5,5,5)"> 425.670.1560 </span><b><span
style="color:rgb(0,124,106)">|</span></b><span
style="color:rgb(5,5,5)"> </span><b><span
style="color:rgb(0,124,106)">Fax</span></b><span
style="color:rgb(5,5,5)"> 425.361.1512 </span><b><span
style="color:rgb(0,124,106)">|</span></b><span
style="color:rgb(5,5,5)"> </span><span
style="color:rgb(0,102,204)"><a
href="http://www.wallgrouplaw.com/"
target="_blank" moz-do-not-send="true"><span
style="color:rgb(0,102,204)">http://www.wallgrouplaw.com</span></a></span><span
style="color:black"> </span></p>
<p class="MsoNormal"><span style="color:black">THIS
ACCOUNT IS FOR MAILING LIST PURPOSES ONLY.</span></p>
<p class="MsoNormal"><span style="color:black">For
faster response email chandra at <a
href="http://wallgrouplaw.com"
target="_blank" moz-do-not-send="true">wallgrouplaw.com</a></span></p>
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