<div dir="ltr"><div class="gmail_default" style="font-family:arial,sans-serif;font-size:small"><div class="gmail_default">I agree with Chris and Bryce that an LPA is effective only to provide notice that title transferred by operation of law - it does not itself convey title. I may be in the minority, but I think title companies use LPAs too liberally, and they really are only appropriate to clarify the rights of surviving spouses with regard to community property or heirs at law where there is no Will (although I don't really like them for non-spouses). The fact that there is a statute and a WAC authorizing the use of LPAs in other scenarios for a REET exemption does not resolve the fact that an LPA doesn't convey title or constitute administration of the estate under any statute that I'm aware of. Where there is a Will, I think RCW 11.04.250 requires probate, even if the devisees are the same as if the decedent were intestate. </div></div><div><div dir="ltr" class="gmail_signature" data-smartmail="gmail_signature"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div><br></div><div style="color:rgb(0,0,0)"><font face="arial, sans-serif"><b>Spencer A. W. Stromberg</b><br></font></div><div style="color:rgb(0,0,0)"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><font face="arial, sans-serif">Attorney at Law</font></div><div dir="ltr"><font face="arial, sans-serif"><br></font><div></div><div><font face="arial, helvetica, sans-serif"><img width="200" height="36" src="https://ci3.googleusercontent.com/mail-sig/AIorK4wMRe_ukoUDSfEk1B9GOtzEv1ZmETJ5W4aT8G-i1q6fL7AkhPL9-7Q-uOEqpeS39zB_6R0N47HVfeKJTfKSM6im7XYlsivfchznVeSWqQ"><br></font></div><div></div><div><font face="arial, sans-serif">1403 S. Grand Blvd., Suite 201-S<br></font></div><div><font face="arial, sans-serif">Spokane, WA<span> 99203-2278</span></font></div><div><font face="arial, sans-serif"><br>P:<span> 509.455.3713</span><br>D:<span> 509.828.4644</span><br>F:<span> +1.509.455.3718 (must dial 1 before area code)</span></font></div><div><font face="arial, sans-serif"><span style="font-size:12.8px">E: </span><a href="mailto:spencer@lucentlaw.com" style="color:rgb(17,85,204);font-size:12.8px" target="_blank">spencer@lucentlaw.com</a><br></font></div><div><div style="font-size:12.8px"><font face="arial, sans-serif"><br></font></div><div style="font-size:12.8px"><font face="arial, sans-serif"><a href="https://www.lucentlaw.com/" style="color:rgb(17,85,204)" target="_blank">lucentlaw.com</a></font></div><div style="font-size:12.8px"><a href="https://www.facebook.com/lucentlaw" target="_blank">Facebook</a><br></div><div style="font-size:12.8px"><a href="https://www.linkedin.com/company/lucent-law" target="_blank">LinkedIn</a><br></div><div style="font-size:12.8px"><a href="https://twitter.com/LucentLaw" target="_blank">Twitter</a><br></div><div style="font-size:12.8px"><br></div><div style="font-size:12.8px"><div><font face="arial, sans-serif"><span style="font-size:x-small">CONFIDENTIALITY NOTICE: This email and any attachments are confidential and may be protected by legal privilege. If you are not the intended recipient, be aware that any disclosure, copying or distribution, or use of this email or any attachment is prohibited. If you have received this email in error, please notify me and delete it from your system.</span></font><font color="#262626" face="verdana, sans-serif"><span style="font-size:13px;line-height:16px"><i><br></i></span></font></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div><br></div><br><div class="gmail_quote"><div dir="ltr" class="gmail_attr">On Tue, May 2, 2023 at 2:17 PM Bryce Dille <<a href="mailto:Bryce@dillelaw.com">Bryce@dillelaw.com</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 dir="auto">
That the affidavit does not transfer a title, but establishes that there is a descedent and that there are heirs under the laws of dissent and distribution, and who they are in that title automatically vests in those heirs by virtue of RCW 11.0 4.250 and therefore
no deed is required.<br>
<br>
<div dir="ltr">Bryce H. Dille
<div>Dille Law, PLLC</div>
<div>Office: 360-350-0270</div>
<div>Cell: 253-579-5561<br>
<div><br>
</div>
<div>** Please note that I use the dictation feature of my iPhone and that sometimes everything I say does not get properly translated**</div>
</div>
</div>
<div dir="ltr"><br>
<blockquote type="cite">On May 2, 2023, at 1:57 PM, Mark Anderson <<a href="mailto:marka@mbaesq.com" target="_blank">marka@mbaesq.com</a>> wrote:<br>
<br>
</blockquote>
</div>
<blockquote type="cite">
<div dir="ltr">
<div>
<p class="MsoNormal"><span style="color:rgb(0,32,96)">I’ve gotten some conflicting and/or inconclusive input in response to this question.
<u></u><u></u></span></p>
<p class="MsoNormal"><span style="color:rgb(0,32,96)">Is a Lack of Probate Affidavit (LPA) effective to convey fee simple title? If your answer is “yes,” please explain how it meets the requirements for a Deed under RCW 64.04.010.
<u></u><u></u></span></p>
<p class="MsoNormal"><span style="color:rgb(0,32,96)">Thanks.<u></u><u></u></span></p>
<p class="MsoNormal" style="margin-bottom:12pt"><b>Mark B. Anderson<br>
</b>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"><span style="color:blue">marka@mbaesq.com</span></a><br>
<a href="https://urldefense.proofpoint.com/v2/url?u=http-3A__www.mbaesq.com_&d=DwMFAg&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=ZjJT61sMYHYXW1a7W0qvaz-zO3o_Ea2RRxXvW5Yr3-0&m=2gVXc3JkFCDNAd3S6d3tn-9KX7KNgD_JwiLi38oss2M&s=34lz5HzrLeIFEXv9GlbcDIFdq8eLaiadSQGgP4IoatY&e=" target="_blank"><span style="color:blue">www.mbaesq.com</span></a><b><u></u><u></u></b></p>
<p class="MsoNormal" style="margin-bottom:12pt"><b><span style="font-family:"Arial Narrow",sans-serif;color:rgb(0,32,96)">CONFIDENTIALITY NOTICE<br>
</span></b><span style="font-family:"Arial Narrow",sans-serif;color:rgb(0,32,96)">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 intended recipient, or the person responsible to 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 telephone at (253) 327-1750 that you have received the message in error, and then delete it. Thank you.</span><span style="font-size:7.5pt;color:rgb(0,32,96)"><u></u><u></u></span></p>
<p class="MsoNormal"><u></u> <u></u></p>
</div>
<span>***Disclaimer: Please note that RPPT listserv participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working in related fields, and others.***</span><br>
<span></span><br>
<span>_______________________________________________</span><br>
<span>WSBARP mailing list</span><br>
<span><a href="mailto:WSBARP@lists.wsbarppt.com" target="_blank">WSBARP@lists.wsbarppt.com</a></span><br>
<span><a href="https://urldefense.proofpoint.com/v2/url?u=http-3A__mailman.fsr.com_mailman_listinfo_wsbarp&d=DwICAg&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=ZjJT61sMYHYXW1a7W0qvaz-zO3o_Ea2RRxXvW5Yr3-0&m=2gVXc3JkFCDNAd3S6d3tn-9KX7KNgD_JwiLi38oss2M&s=eX78JOna_uY4F-GUT7oajUaOUE0OZSlfMC7sPPF1YoM&e=" target="_blank">https://urldefense.proofpoint.com/v2/url?u=http-3A__mailman.fsr.com_mailman_listinfo_wsbarp&d=DwICAg&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=ZjJT61sMYHYXW1a7W0qvaz-zO3o_Ea2RRxXvW5Yr3-0&m=2gVXc3JkFCDNAd3S6d3tn-9KX7KNgD_JwiLi38oss2M&s=eX78JOna_uY4F-GUT7oajUaOUE0OZSlfMC7sPPF1YoM&e=</a></span></div>
</blockquote>
</div>
***Disclaimer: Please note that RPPT listserv participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working in related fields, and others.***<br>
<br>
_______________________________________________<br>
WSBARP mailing list<br>
<a href="mailto:WSBARP@lists.wsbarppt.com" target="_blank">WSBARP@lists.wsbarppt.com</a><br>
<a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="noreferrer" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a></blockquote></div>