<html><head></head><body><div class="ydp455ba0cbyahoo-style-wrap" style="font-family:Arial, Helvetica, sans-serif;font-size:16px;"><div><div dir="ltr" data-setdir="false">On the lack of probate affidavit, I always confer with a title company I work with and run it by with them to insure that the documentation in the affidavit is sufficient for them to insure title. The goal is to not establish perfect title, but marketable title. If the title company is satisfied with what I have put together, and will insure a subsequent conveyance, then we have marketable title. </div><div dir="ltr" data-setdir="false"><br></div><div dir="ltr" data-setdir="false">Steve </div><div><br></div><div class="ydp455ba0cbsignature"><div style="color: black; font-style: normal; font-weight: normal; font-stretch: normal; font-size: 10pt; line-height: normal; font-family: Arial, Helvetica, sans-serif;"><div style="color: black; font-style: normal; font-weight: normal; font-stretch: normal; font-size: 10pt; line-height: normal; font-family: Arial, Helvetica, sans-serif;"><span style="font-style:italic;font-weight:700;color:mediumblue;">Stephen Whitehouse</span><div><span style="color:rgb(0, 0, 205);font-style:italic;font-weight:700;">Whitehouse & Nichols, LLP</span></div><div><span style="font-style:italic;font-weight:700;">P.O. Box 1273</span></div><div><span style="font-style:italic;font-weight:700;">601 W. Railroad Ave. </span></div><div><span style="font-style:italic;font-weight:700;">Shelton, Wa. 98584</span></div><div><span style="font-style:italic;font-weight:700;">360-426-5885</span></div><div><span style="font-style:italic;font-weight:700;">swhite8893@aol.com</span></div><div><span style="color:rgb(0, 0, 205);font-style:italic;font-weight:700;"><br></span></div></div></div></div></div>
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On Tuesday, May 2, 2023 at 09:34:24 PM PDT, <wsbarp-request@lists.wsbarppt.com> wrote:
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<div><div dir="ltr">Send WSBARP mailing list submissions to<br></div><div dir="ltr"> <a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a><br></div><div dir="ltr"><br></div><div dir="ltr">To subscribe or unsubscribe via the World Wide Web, visit<br></div><div dir="ltr"> <a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr">or, via email, send a message with subject or body 'help' to<br></div><div dir="ltr"> <a href="mailto:wsbarp-request@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-request@lists.wsbarppt.com</a><br></div><div dir="ltr"><br></div><div dir="ltr">You can reach the person managing the list at<br></div><div dir="ltr"> <a href="mailto:wsbarp-owner@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-owner@lists.wsbarppt.com</a><br></div><div dir="ltr"><br></div><div dir="ltr">When replying, please edit your Subject line so it is more specific<br></div><div dir="ltr">than "Re: Contents of WSBARP digest..."<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">Today's Topics:<br></div><div dir="ltr"><br></div><div dir="ltr"> 1. Deed v Lack of Probate Affidavit (Mark Anderson)<br></div><div dir="ltr"> 2. Re: Deed v Lack of Probate Affidavit (Britt, Christopher)<br></div><div dir="ltr"> 3. Re: Deed v Lack of Probate Affidavit (Bryce Dille)<br></div><div dir="ltr"> 4. Re: Deed v Lack of Probate Affidavit (Stromberg, Spencer)<br></div><div dir="ltr"> 5. Pasadena CA Probate Counsel (Catherine Clark)<br></div><div dir="ltr"> 6. Re: Deed v Lack of Probate Affidavit (Eric Nelsen)<br></div><div dir="ltr"> 7. Re: Deed v Lack of Probate Affidavit (Mark Anderson)<br></div><div dir="ltr"> 8. Referral for Lien Dispute - Homeowner Representation<br></div><div dir="ltr"> (Inge Fordham)<br></div><div dir="ltr"> 9. Re: Referral for Lien Dispute - Homeowner Representation<br></div><div dir="ltr"> (Andrew Hay)<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">----------------------------------------------------------------------<br></div><div dir="ltr"><br></div><div dir="ltr">Message: 1<br></div><div dir="ltr">Date: Tue, 2 May 2023 20:54:48 +0000<br></div><div dir="ltr">From: Mark Anderson <<a href="mailto:marka@mbaesq.com" rel="nofollow" target="_blank">marka@mbaesq.com</a>><br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: [WSBARP] Deed v Lack of Probate Affidavit<br></div><div dir="ltr">Message-ID:<br></div><div dir="ltr"> <<a href="mailto:MW2PR12MB23790ADF7E6DE652E94EE35DC86F9@MW2PR12MB2379.namprd12.prod.outlook.com" rel="nofollow" target="_blank">MW2PR12MB23790ADF7E6DE652E94EE35DC86F9@MW2PR12MB2379.namprd12.prod.outlook.com</a>><br></div><div dir="ltr"> <br></div><div dir="ltr">Content-Type: text/plain; charset="us-ascii"<br></div><div dir="ltr"><br></div><div dir="ltr">I've gotten some conflicting and/or inconclusive input in response to this question.<br></div><div dir="ltr">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.<br></div><div dir="ltr">Thanks.<br></div><div dir="ltr">Mark B. Anderson<br></div><div dir="ltr">ANDERSON LAW FIRM PLLC<br></div><div dir="ltr">821 Dock St Ste 209 PMB 4-12<br></div><div dir="ltr">Tacoma, Washington 98402<br></div><div dir="ltr">+1 253-327-1750<br></div><div dir="ltr">+1 253-327-1751 (fax)<br></div><div dir="ltr"><a href="mailto:marka@mbaesq.com" rel="nofollow" target="_blank">marka@mbaesq.com</a><mailto:marka@mbaesq.com><br></div><div dir="ltr">www.mbaesq.com<<a href="http://www.mbaesq.com/" rel="nofollow" target="_blank">http://www.mbaesq.com/</a>><br></div><div dir="ltr">CONFIDENTIALITY NOTICE<br></div><div dir="ltr">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.<br></div><div dir="ltr"><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">An HTML attachment was scrubbed...<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230502/c8f8f104/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230502/c8f8f104/attachment-0001.html</a>><br></div><div dir="ltr"><br></div><div dir="ltr">------------------------------<br></div><div dir="ltr"><br></div><div dir="ltr">Message: 2<br></div><div dir="ltr">Date: Tue, 2 May 2023 14:08:39 -0700<br></div><div dir="ltr">From: "Britt, Christopher" <<a href="mailto:christopher@lucentlaw.com" rel="nofollow" target="_blank">christopher@lucentlaw.com</a>><br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] Deed v Lack of Probate Affidavit<br></div><div dir="ltr">Message-ID:<br></div><div dir="ltr"> <CALBbJgPsd5siYh5cRkc3D_-9gcjD5QDyhJcrS5sGOz=DZs+n+Q@mail.gmail.com><br></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br></div><div dir="ltr"><br></div><div dir="ltr">This has been a matter of debate within our firm but one take would be that<br></div><div dir="ltr">real estate passes immediately upon death by operation of law. The lack of<br></div><div dir="ltr">probate affidavit is more informational in nature to inform title industry<br></div><div dir="ltr">professionals know what happened to that decedent for the purposes of<br></div><div dir="ltr">understanding title.<br></div><div dir="ltr"><br></div><div dir="ltr">Christopher G. Britt, M.A., J.D.<br></div><div dir="ltr"><br></div><div dir="ltr">Attorney at Law<br></div><div dir="ltr"><br></div><div dir="ltr">1403 S. Grand Blvd., Suite 201-S<br></div><div dir="ltr"><br></div><div dir="ltr">Spokane, WA 99203-2278<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">P: 509.455.3713<br></div><div dir="ltr">D: 509.316.2131<br></div><div dir="ltr">F: +1.509.455.3718 (must dial 1 before area code)<br></div><div dir="ltr"><br></div><div dir="ltr">E: *christopher@lucentlaw.com <<a href="mailto:christopher@lucentlaw.com" rel="nofollow" target="_blank">christopher@lucentlaw.com</a>>*<br></div><div dir="ltr"><br></div><div dir="ltr">Web: www.lucentlaw.com<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">On Tue, May 2, 2023 at 2:00?PM Mark Anderson <<a href="mailto:marka@mbaesq.com" rel="nofollow" target="_blank">marka@mbaesq.com</a>> wrote:<br></div><div dir="ltr"><br></div><div dir="ltr">> I?ve gotten some conflicting and/or inconclusive input in response to this<br></div><div dir="ltr">> question.<br></div><div dir="ltr">><br></div><div dir="ltr">> Is a Lack of Probate Affidavit (LPA) effective to convey fee simple<br></div><div dir="ltr">> title? If your answer is ?yes,? please explain how it meets the<br></div><div dir="ltr">> requirements for a Deed under RCW 64.04.010.<br></div><div dir="ltr">><br></div><div dir="ltr">> Thanks.<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> *Mark B. Anderson *ANDERSON LAW FIRM PLLC<br></div><div dir="ltr">> 821 Dock St Ste 209 PMB 4-12<br></div><div dir="ltr">> Tacoma, Washington 98402<br></div><div dir="ltr">> +1 253-327-1750<br></div><div dir="ltr">> +1 253-327-1751 (fax)<br></div><div dir="ltr">> <a href="mailto:marka@mbaesq.com" rel="nofollow" target="_blank">marka@mbaesq.com</a><br></div><div dir="ltr">> www.mbaesq.com<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> *CONFIDENTIALITY NOTICE *This transmission is confidential and is<br></div><div dir="ltr">> intended solely for the use of the individual named recipient. It may be<br></div><div dir="ltr">> protected by the attorney-client privilege, work product doctrine, or other<br></div><div dir="ltr">> confidentiality protection. If you are not the intended recipient, or the<br></div><div dir="ltr">> person responsible to deliver it to the intended recipient, be advised that<br></div><div dir="ltr">> any dissemination, distribution, or copying of this communication is<br></div><div dir="ltr">> prohibited. If you have received this transmission in error, please<br></div><div dir="ltr">> immediately notify the sender via e-mail or by telephone at (253) 327-1750<br></div><div dir="ltr">> that you have received the message in error, and then delete it. Thank you.<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> ***Disclaimer: Please note that RPPT listserv participation is not<br></div><div dir="ltr">> restricted to practicing attorneys and may include non-practicing<br></div><div dir="ltr">> attorneys, law students, professionals working in related fields, and<br></div><div dir="ltr">> others.***<br></div><div dir="ltr">><br></div><div dir="ltr">> _______________________________________________<br></div><div dir="ltr">> WSBARP mailing list<br></div><div dir="ltr">> <a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><br></div><div dir="ltr">> <a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr">><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">An HTML attachment was scrubbed...<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230502/6e2a14d2/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230502/6e2a14d2/attachment-0001.html</a>><br></div><div dir="ltr"><br></div><div dir="ltr">------------------------------<br></div><div dir="ltr"><br></div><div dir="ltr">Message: 3<br></div><div dir="ltr">Date: Tue, 2 May 2023 21:10:57 +0000<br></div><div dir="ltr">From: Bryce Dille <<a href="mailto:Bryce@dillelaw.com" rel="nofollow" target="_blank">Bryce@dillelaw.com</a>><br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] Deed v Lack of Probate Affidavit<br></div><div dir="ltr">Message-ID: <<a href="mailto:5C68A3DB-ADBD-44A1-9173-3CC95A542D0F@dillelaw.com" rel="nofollow" target="_blank">5C68A3DB-ADBD-44A1-9173-3CC95A542D0F@dillelaw.com</a>><br></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br></div><div dir="ltr"><br></div><div dir="ltr">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></div><div dir="ltr"><br></div><div dir="ltr">Bryce H. Dille<br></div><div dir="ltr">Dille Law, PLLC<br></div><div dir="ltr">Office: 360-350-0270<br></div><div dir="ltr">Cell: 253-579-5561<br></div><div dir="ltr"><br></div><div dir="ltr">** Please note that I use the dictation feature of my iPhone and that sometimes everything I say does not get properly translated**<br></div><div dir="ltr"><br></div><div dir="ltr">On May 2, 2023, at 1:57 PM, Mark Anderson <<a href="mailto:marka@mbaesq.com" rel="nofollow" target="_blank">marka@mbaesq.com</a>> wrote:<br></div><div dir="ltr"><br></div><div dir="ltr">?<br></div><div dir="ltr">I?ve gotten some conflicting and/or inconclusive input in response to this question.<br></div><div dir="ltr">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.<br></div><div dir="ltr">Thanks.<br></div><div dir="ltr">Mark B. Anderson<br></div><div dir="ltr">ANDERSON LAW FIRM PLLC<br></div><div dir="ltr">821 Dock St Ste 209 PMB 4-12<br></div><div dir="ltr">Tacoma, Washington 98402<br></div><div dir="ltr">+1 253-327-1750<br></div><div dir="ltr">+1 253-327-1751 (fax)<br></div><div dir="ltr"><a href="mailto:marka@mbaesq.com" rel="nofollow" target="_blank">marka@mbaesq.com</a><mailto:marka@mbaesq.com><br></div><div dir="ltr">www.mbaesq.com<<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=" rel="nofollow" target="_blank">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=</a>><br></div><div dir="ltr">CONFIDENTIALITY NOTICE<br></div><div dir="ltr">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.<br></div><div dir="ltr"><br></div><div dir="ltr">***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></div><div dir="ltr"><br></div><div dir="ltr">_______________________________________________<br></div><div dir="ltr">WSBARP mailing list<br></div><div dir="ltr"><a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><br></div><div dir="ltr"><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=" rel="nofollow" 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><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">An HTML attachment was scrubbed...<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230502/50e5dd7b/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230502/50e5dd7b/attachment-0001.html</a>><br></div><div dir="ltr"><br></div><div dir="ltr">------------------------------<br></div><div dir="ltr"><br></div><div dir="ltr">Message: 4<br></div><div dir="ltr">Date: Tue, 2 May 2023 14:22:18 -0700<br></div><div dir="ltr">From: "Stromberg, Spencer" <<a href="mailto:spencer@lucentlaw.com" rel="nofollow" target="_blank">spencer@lucentlaw.com</a>><br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] Deed v Lack of Probate Affidavit<br></div><div dir="ltr">Message-ID:<br></div><div dir="ltr"> <<a href="mailto:CAGyXgZKQJUxuD6BmhEo6dj1raz11hq_OTcPzj7_fSvufudK3aA@mail.gmail.com" rel="nofollow" target="_blank">CAGyXgZKQJUxuD6BmhEo6dj1raz11hq_OTcPzj7_fSvufudK3aA@mail.gmail.com</a>><br></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br></div><div dir="ltr"><br></div><div dir="ltr">I agree with Chris and Bryce that an LPA is effective only to provide<br></div><div dir="ltr">notice that title transferred by operation of law - it does not itself<br></div><div dir="ltr">convey title. I may be in the minority, but I think title companies use<br></div><div dir="ltr">LPAs too liberally, and they really are only appropriate to clarify the<br></div><div dir="ltr">rights of surviving spouses with regard to community property or heirs at<br></div><div dir="ltr">law where there is no Will (although I don't really like them for<br></div><div dir="ltr">non-spouses). The fact that there is a statute and a WAC authorizing the<br></div><div dir="ltr">use of LPAs in other scenarios for a REET exemption does not resolve the<br></div><div dir="ltr">fact that an LPA doesn't convey title or constitute administration of the<br></div><div dir="ltr">estate under any statute that I'm aware of. Where there is a Will, I think<br></div><div dir="ltr">RCW 11.04.250 requires probate, even if the devisees are the same as if the<br></div><div dir="ltr">decedent were intestate.<br></div><div dir="ltr"><br></div><div dir="ltr">*Spencer A. W. Stromberg*<br></div><div dir="ltr">Attorney at Law<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">1403 S. Grand Blvd., Suite 201-S<br></div><div dir="ltr">Spokane, WA 99203-2278<br></div><div dir="ltr"><br></div><div dir="ltr">P: 509.455.3713<br></div><div dir="ltr">D: 509.828.4644<br></div><div dir="ltr">F: +1.509.455.3718 (must dial 1 before area code)<br></div><div dir="ltr">E: <a href="mailto:spencer@lucentlaw.com" rel="nofollow" target="_blank">spencer@lucentlaw.com</a><br></div><div dir="ltr"><br></div><div dir="ltr">lucentlaw.com <<a href="https://www.lucentlaw.com/" rel="nofollow" target="_blank">https://www.lucentlaw.com/</a>><br></div><div dir="ltr">Facebook <<a href="https://www.facebook.com/lucentlaw" rel="nofollow" target="_blank">https://www.facebook.com/lucentlaw</a>><br></div><div dir="ltr">LinkedIn <<a href="https://www.linkedin.com/company/lucent-law" rel="nofollow" target="_blank">https://www.linkedin.com/company/lucent-law</a>><br></div><div dir="ltr">Twitter <<a href="https://twitter.com/LucentLaw" rel="nofollow" target="_blank">https://twitter.com/LucentLaw</a>><br></div><div dir="ltr"><br></div><div dir="ltr">CONFIDENTIALITY NOTICE: This email and any attachments are confidential and<br></div><div dir="ltr">may be protected by legal privilege. If you are not the intended recipient,<br></div><div dir="ltr">be aware that any disclosure, copying or distribution, or use of this email<br></div><div dir="ltr">or any attachment is prohibited. If you have received this email in error,<br></div><div dir="ltr">please notify me and delete it from your system.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">On Tue, May 2, 2023 at 2:17?PM Bryce Dille <<a href="mailto:Bryce@dillelaw.com" rel="nofollow" target="_blank">Bryce@dillelaw.com</a>> wrote:<br></div><div dir="ltr"><br></div><div dir="ltr">> That the affidavit does not transfer a title, but establishes that there<br></div><div dir="ltr">> is a descedent and that there are heirs under the laws of dissent and<br></div><div dir="ltr">> distribution, and who they are in that title automatically vests in those<br></div><div dir="ltr">> heirs by virtue of RCW 11.0 4.250 and therefore no deed is required.<br></div><div dir="ltr">><br></div><div dir="ltr">> Bryce H. Dille<br></div><div dir="ltr">> Dille Law, PLLC<br></div><div dir="ltr">> Office: 360-350-0270<br></div><div dir="ltr">> Cell: 253-579-5561<br></div><div dir="ltr">><br></div><div dir="ltr">> ** Please note that I use the dictation feature of my iPhone and that<br></div><div dir="ltr">> sometimes everything I say does not get properly translated**<br></div><div dir="ltr">><br></div><div dir="ltr">> On May 2, 2023, at 1:57 PM, Mark Anderson <<a href="mailto:marka@mbaesq.com" rel="nofollow" target="_blank">marka@mbaesq.com</a>> wrote:<br></div><div dir="ltr">><br></div><div dir="ltr">> ?<br></div><div dir="ltr">><br></div><div dir="ltr">> I?ve gotten some conflicting and/or inconclusive input in response to this<br></div><div dir="ltr">> question.<br></div><div dir="ltr">><br></div><div dir="ltr">> Is a Lack of Probate Affidavit (LPA) effective to convey fee simple<br></div><div dir="ltr">> title? If your answer is ?yes,? please explain how it meets the<br></div><div dir="ltr">> requirements for a Deed under RCW 64.04.010.<br></div><div dir="ltr">><br></div><div dir="ltr">> Thanks.<br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> *Mark B. Anderson *ANDERSON LAW FIRM PLLC<br></div><div dir="ltr">> 821 Dock St Ste 209 PMB 4-12<br></div><div dir="ltr">> Tacoma, Washington 98402<br></div><div dir="ltr">> +1 253-327-1750<br></div><div dir="ltr">> +1 253-327-1751 (fax)<br></div><div dir="ltr">> <a href="mailto:marka@mbaesq.com" rel="nofollow" target="_blank">marka@mbaesq.com</a><br></div><div dir="ltr">> www.mbaesq.com<br></div><div dir="ltr">> <<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=" rel="nofollow" target="_blank">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=</a>><br></div><div dir="ltr">><br></div><div dir="ltr">><br></div><div dir="ltr">> *CONFIDENTIALITY NOTICE *This transmission is confidential and is<br></div><div dir="ltr">> intended solely for the use of the individual named recipient. 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Clark<br></div><div dir="ltr">Law Office of Catherine C. Clark PLLC<br></div><div dir="ltr">110 Prefontaine Place South, Ste. 304<br></div><div dir="ltr">Seattle, WA 98104<br></div><div dir="ltr">Phone: (206) 838-2528<br></div><div dir="ltr">Cell: (206) 409-8938<br></div><div dir="ltr">Email: <a href="mailto:cat@loccc.com" rel="nofollow" target="_blank">cat@loccc.com</a><mailto:cat@loccc.com><br></div><div dir="ltr"><br></div><div dir="ltr">NOTICE: The information contained in this electronic information transmission is confidential. If you are not the intended recipient, or the employee or agent responsible for delivering it to the intended recipient, you are hereby notified that any use, dissemination, distribution or copying of this communication is prohibited. If you received this communication in error, please immediately notify the sender by telephone at (206) 838-2528. Thank you.<br></div><div dir="ltr"><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">An HTML attachment was scrubbed...<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230502/1eb1d687/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230502/1eb1d687/attachment-0001.html</a>><br></div><div dir="ltr"><br></div><div dir="ltr">------------------------------<br></div><div dir="ltr"><br></div><div dir="ltr">Message: 6<br></div><div dir="ltr">Date: Tue, 2 May 2023 21:46:07 +0000<br></div><div dir="ltr">From: Eric Nelsen <<a href="mailto:eric@sayrelawoffices.com" rel="nofollow" target="_blank">eric@sayrelawoffices.com</a>><br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] Deed v Lack of Probate Affidavit<br></div><div dir="ltr">Message-ID:<br></div><div dir="ltr"> <<a href="mailto:SA1PR05MB7888E80EB5D4F00B13AFE88EDD6F9@SA1PR05MB7888.namprd05.prod.outlook.com" rel="nofollow" target="_blank">SA1PR05MB7888E80EB5D4F00B13AFE88EDD6F9@SA1PR05MB7888.namprd05.prod.outlook.com</a>><br></div><div dir="ltr"> <br></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br></div><div dir="ltr"><br></div><div dir="ltr">Agree with Spencer, Bryce, and Christopher. I think a Lack of Probate Affidavit does no more (and no less) than insert some attested facts into a document in the public record which, if correct, would tend to show how RCW 11.04.250 (and/or a community property agreement) has operated to transfer a decedent?s real property to the heirs at law. Or if an unprobated Will is involved, the LOPA shows, if the will were to be probated and found valid, who would end up with the real property interest.<br></div><div dir="ltr"><br></div><div dir="ltr">The LOPA is only useful for trying to convince a title company that they should insure title without requiring a probate. It is not a lawful instrument that actually conveys title. The LOPA creates no actual rights in the property that a person named in it could enforce.<br></div><div dir="ltr"><br></div><div dir="ltr">If a probate is started (or an adjudication of intestacy or testacy) and the court adjudicates a different outcome, that will always prevail over a LOPA.<br></div><div dir="ltr"><br></div><div dir="ltr">Sincerely,<br></div><div dir="ltr"><br></div><div dir="ltr">Eric<br></div><div dir="ltr"><br></div><div dir="ltr">Eric C. Nelsen<br></div><div dir="ltr">Sayre Law Offices, PLLC<br></div><div dir="ltr">1417 31st Ave South<br></div><div dir="ltr">Seattle WA 98144-3909<br></div><div dir="ltr">206-625-0092<br></div><div dir="ltr"><a href="mailto:eric@sayrelawoffices.com" rel="nofollow" target="_blank">eric@sayrelawoffices.com</a><mailto:eric@sayrelawoffices.com><br></div><div dir="ltr"><br></div><div dir="ltr">Covid-19 Update - All attorneys are working remotely during regular business hours and are available via email and by phone. Videoconferencing also is available. Signing of estate planning documents can be completed and will be handled on a case-by-case basis. Please direct mail and deliveries to the Seattle office.<br></div><div dir="ltr"><br></div><div dir="ltr">From: <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> On Behalf Of Stromberg, Spencer<br></div><div dir="ltr">Sent: Tuesday, May 2, 2023 2:22 PM<br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] Deed v Lack of Probate Affidavit<br></div><div dir="ltr"><br></div><div dir="ltr">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.<br></div><div dir="ltr"><br></div><div dir="ltr">Spencer A. W. Stromberg<br></div><div dir="ltr">Attorney at Law<br></div><div dir="ltr"><br></div><div dir="ltr">[https://ci3.googleusercontent.com/mail-sig/AIorK4wMRe_ukoUDSfEk1B9GOtzEv1ZmETJ5W4aT8G-i1q6fL7AkhPL9-7Q-uOEqpeS39zB_6R0N47HVfeKJTfKSM6im7XYlsivfchznVeSWqQ]<br></div><div dir="ltr">1403 S. Grand Blvd., Suite 201-S<br></div><div dir="ltr">Spokane, WA 99203-2278<br></div><div dir="ltr"><br></div><div dir="ltr">P: 509.455.3713<br></div><div dir="ltr">D: 509.828.4644<br></div><div dir="ltr">F: +1.509.455.3718 (must dial 1 before area code)<br></div><div dir="ltr">E: <a href="mailto:spencer@lucentlaw.com" rel="nofollow" target="_blank">spencer@lucentlaw.com</a><mailto:spencer@lucentlaw.com><br></div><div dir="ltr"><br></div><div dir="ltr">lucentlaw.com<<a href="https://www.lucentlaw.com/" rel="nofollow" target="_blank">https://www.lucentlaw.com/</a>><br></div><div dir="ltr">Facebook<<a href="https://www.facebook.com/lucentlaw" rel="nofollow" target="_blank">https://www.facebook.com/lucentlaw</a>><br></div><div dir="ltr">LinkedIn<<a href="https://www.linkedin.com/company/lucent-law" rel="nofollow" target="_blank">https://www.linkedin.com/company/lucent-law</a>><br></div><div dir="ltr">Twitter<<a href="https://twitter.com/LucentLaw" rel="nofollow" target="_blank">https://twitter.com/LucentLaw</a>><br></div><div dir="ltr"><br></div><div dir="ltr">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.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">On Tue, May 2, 2023 at 2:17?PM Bryce Dille <<a href="mailto:Bryce@dillelaw.com" rel="nofollow" target="_blank">Bryce@dillelaw.com</a><mailto:Bryce@dillelaw.com>> wrote:<br></div><div dir="ltr">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></div><div dir="ltr">Bryce H. Dille<br></div><div dir="ltr">Dille Law, PLLC<br></div><div dir="ltr">Office: 360-350-0270<br></div><div dir="ltr">Cell: 253-579-5561<br></div><div dir="ltr"><br></div><div dir="ltr">** Please note that I use the dictation feature of my iPhone and that sometimes everything I say does not get properly translated**<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">On May 2, 2023, at 1:57 PM, Mark Anderson <<a href="mailto:marka@mbaesq.com" rel="nofollow" target="_blank">marka@mbaesq.com</a><mailto:marka@mbaesq.com>> wrote:<br></div><div dir="ltr">?<br></div><div dir="ltr">I?ve gotten some conflicting and/or inconclusive input in response to this question.<br></div><div dir="ltr">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.<br></div><div dir="ltr">Thanks.<br></div><div dir="ltr">Mark B. Anderson<br></div><div dir="ltr">ANDERSON LAW FIRM PLLC<br></div><div dir="ltr">821 Dock St Ste 209 PMB 4-12<br></div><div dir="ltr">Tacoma, Washington 98402<br></div><div dir="ltr">+1 253-327-1750<br></div><div dir="ltr">+1 253-327-1751 (fax)<br></div><div dir="ltr"><a href="mailto:marka@mbaesq.com" rel="nofollow" target="_blank">marka@mbaesq.com</a><mailto:marka@mbaesq.com><br></div><div dir="ltr">www.mbaesq.com<<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=" rel="nofollow" target="_blank">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=</a>><br></div><div dir="ltr">CONFIDENTIALITY NOTICE<br></div><div dir="ltr">This transmission is confidential and is intended solely for the use of the individual named recipient. 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Here are my takeaways from this conversation, a harder look at this, and a review of RCW 11.04.250:<br></div><div dir="ltr">If a person dies intestate, title to any real property owned by that person immediately vests in that person's heirs under RCW 11.04.250. In this case, it looks like a Lack of Probate Affidavit serves as notice that title has passed by operation of law. Unfortunately, that still does not seem to address the requirement that conveyance be by a Deed under RCW 64.04.010.<br></div><div dir="ltr">If a person dies testate, title to any real property owned by that person immediately vests in that person?s devisees, but only after the will has been probated (because, under RCW 11.04.250, "no person shall be deemed a devisee until the will has been probated"). If a will has been probated, then it would not be appropriate to use a Lack of Probate Affidavit because, after all, there is no "lack of probate." If a will is being probated, then an appropriate deed should be used instead.<br></div><div dir="ltr">In either case, title to the property is still subject to the decedent's debts, family allowance, expense of administration, etc.<br></div><div dir="ltr">Mark B. Anderson<br></div><div dir="ltr">ANDERSON LAW FIRM PLLC<br></div><div dir="ltr">821 Dock St Ste 209 PMB 4-12<br></div><div dir="ltr">Tacoma, Washington 98402<br></div><div dir="ltr">+1 253-327-1750<br></div><div dir="ltr">+1 253-327-1751 (fax)<br></div><div dir="ltr"><a href="mailto:marka@mbaesq.com" rel="nofollow" target="_blank">marka@mbaesq.com</a><mailto:marka@mbaesq.com><br></div><div dir="ltr">www.mbaesq.com<<a href="http://www.mbaesq.com/" rel="nofollow" target="_blank">http://www.mbaesq.com/</a>><br></div><div dir="ltr">CONFIDENTIALITY NOTICE<br></div><div dir="ltr">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.<br></div><div dir="ltr"><br></div><div dir="ltr">From: <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> On Behalf Of Eric Nelsen<br></div><div dir="ltr">Sent: 05/02/2023 2:46 PM<br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] Deed v Lack of Probate Affidavit<br></div><div dir="ltr"><br></div><div dir="ltr">Agree with Spencer, Bryce, and Christopher. I think a Lack of Probate Affidavit does no more (and no less) than insert some attested facts into a document in the public record which, if correct, would tend to show how RCW 11.04.250 (and/or a community property agreement) has operated to transfer a decedent?s real property to the heirs at law. Or if an unprobated Will is involved, the LOPA shows, if the will were to be probated and found valid, who would end up with the real property interest.<br></div><div dir="ltr"><br></div><div dir="ltr">The LOPA is only useful for trying to convince a title company that they should insure title without requiring a probate. It is not a lawful instrument that actually conveys title. The LOPA creates no actual rights in the property that a person named in it could enforce.<br></div><div dir="ltr"><br></div><div dir="ltr">If a probate is started (or an adjudication of intestacy or testacy) and the court adjudicates a different outcome, that will always prevail over a LOPA.<br></div><div dir="ltr"><br></div><div dir="ltr">Sincerely,<br></div><div dir="ltr"><br></div><div dir="ltr">Eric<br></div><div dir="ltr"><br></div><div dir="ltr">Eric C. Nelsen<br></div><div dir="ltr">Sayre Law Offices, PLLC<br></div><div dir="ltr">1417 31st Ave South<br></div><div dir="ltr">Seattle WA 98144-3909<br></div><div dir="ltr">206-625-0092<br></div><div dir="ltr"><a href="mailto:eric@sayrelawoffices.com" rel="nofollow" target="_blank">eric@sayrelawoffices.com</a><mailto:eric@sayrelawoffices.com><br></div><div dir="ltr"><br></div><div dir="ltr">Covid-19 Update - All attorneys are working remotely during regular business hours and are available via email and by phone. Videoconferencing also is available. Signing of estate planning documents can be completed and will be handled on a case-by-case basis. Please direct mail and deliveries to the Seattle office.<br></div><div dir="ltr"><br></div><div dir="ltr">From: <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a><mailto:wsbarp-bounces@lists.wsbarppt.com> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a><mailto:wsbarp-bounces@lists.wsbarppt.com>> On Behalf Of Stromberg, Spencer<br></div><div dir="ltr">Sent: Tuesday, May 2, 2023 2:22 PM<br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a><mailto:wsbarp@lists.wsbarppt.com>><br></div><div dir="ltr">Subject: Re: [WSBARP] Deed v Lack of Probate Affidavit<br></div><div dir="ltr"><br></div><div dir="ltr">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.<br></div><div dir="ltr"><br></div><div dir="ltr">Spencer A. W. Stromberg<br></div><div dir="ltr">Attorney at Law<br></div><div dir="ltr"><br></div><div dir="ltr">[https://ci3.googleusercontent.com/mail-sig/AIorK4wMRe_ukoUDSfEk1B9GOtzEv1ZmETJ5W4aT8G-i1q6fL7AkhPL9-7Q-uOEqpeS39zB_6R0N47HVfeKJTfKSM6im7XYlsivfchznVeSWqQ]<br></div><div dir="ltr">1403 S. Grand Blvd., Suite 201-S<br></div><div dir="ltr">Spokane, WA 99203-2278<br></div><div dir="ltr"><br></div><div dir="ltr">P: 509.455.3713<br></div><div dir="ltr">D: 509.828.4644<br></div><div dir="ltr">F: +1.509.455.3718 (must dial 1 before area code)<br></div><div dir="ltr">E: <a href="mailto:spencer@lucentlaw.com" rel="nofollow" target="_blank">spencer@lucentlaw.com</a><mailto:spencer@lucentlaw.com><br></div><div dir="ltr"><br></div><div dir="ltr">lucentlaw.com<<a href="https://www.lucentlaw.com/" rel="nofollow" target="_blank">https://www.lucentlaw.com/</a>><br></div><div dir="ltr">Facebook<<a href="https://www.facebook.com/lucentlaw" rel="nofollow" target="_blank">https://www.facebook.com/lucentlaw</a>><br></div><div dir="ltr">LinkedIn<<a href="https://www.linkedin.com/company/lucent-law" rel="nofollow" target="_blank">https://www.linkedin.com/company/lucent-law</a>><br></div><div dir="ltr">Twitter<<a href="https://twitter.com/LucentLaw" rel="nofollow" target="_blank">https://twitter.com/LucentLaw</a>><br></div><div dir="ltr"><br></div><div dir="ltr">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.<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">On Tue, May 2, 2023 at 2:17?PM Bryce Dille <<a href="mailto:Bryce@dillelaw.com" rel="nofollow" target="_blank">Bryce@dillelaw.com</a><mailto:Bryce@dillelaw.com>> wrote:<br></div><div dir="ltr">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></div><div dir="ltr">Bryce H. Dille<br></div><div dir="ltr">Dille Law, PLLC<br></div><div dir="ltr">Office: 360-350-0270<br></div><div dir="ltr">Cell: 253-579-5561<br></div><div dir="ltr"><br></div><div dir="ltr">** Please note that I use the dictation feature of my iPhone and that sometimes everything I say does not get properly translated**<br></div><div dir="ltr"><br></div><div dir="ltr">On May 2, 2023, at 1:57 PM, Mark Anderson <<a href="mailto:marka@mbaesq.com" rel="nofollow" target="_blank">marka@mbaesq.com</a><mailto:marka@mbaesq.com>> wrote:<br></div><div dir="ltr">?<br></div><div dir="ltr">I?ve gotten some conflicting and/or inconclusive input in response to this question.<br></div><div dir="ltr">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.<br></div><div dir="ltr">Thanks.<br></div><div dir="ltr">Mark B. Anderson<br></div><div dir="ltr">ANDERSON LAW FIRM PLLC<br></div><div dir="ltr">821 Dock St Ste 209 PMB 4-12<br></div><div dir="ltr">Tacoma, Washington 98402<br></div><div dir="ltr">+1 253-327-1750<br></div><div dir="ltr">+1 253-327-1751 (fax)<br></div><div dir="ltr"><a href="mailto:marka@mbaesq.com" rel="nofollow" target="_blank">marka@mbaesq.com</a><mailto:marka@mbaesq.com><br></div><div dir="ltr">www.mbaesq.com<<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=" rel="nofollow" target="_blank">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=</a>><br></div><div dir="ltr">CONFIDENTIALITY NOTICE<br></div><div dir="ltr">This transmission is confidential and is intended solely for the use of the individual named recipient. 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Thank you.<br></div><div dir="ltr"><br></div><div dir="ltr">***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></div><div dir="ltr"><br></div><div dir="ltr">_______________________________________________<br></div><div dir="ltr">WSBARP mailing list<br></div><div dir="ltr"><a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><mailto:WSBARP@lists.wsbarppt.com><br></div><div dir="ltr"><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=" rel="nofollow" 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><br></div><div dir="ltr">***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></div><div dir="ltr"><br></div><div dir="ltr">_______________________________________________<br></div><div dir="ltr">WSBARP mailing list<br></div><div dir="ltr"><a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><mailto:WSBARP@lists.wsbarppt.com><br></div><div dir="ltr"><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">An HTML attachment was scrubbed...<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230502/2e2b8afe/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230502/2e2b8afe/attachment-0001.html</a>><br></div><div dir="ltr"><br></div><div dir="ltr">------------------------------<br></div><div dir="ltr"><br></div><div dir="ltr">Message: 8<br></div><div dir="ltr">Date: Wed, 3 May 2023 01:06:49 +0000<br></div><div dir="ltr">From: Inge Fordham <<a href="mailto:inge@fordhamlegal.com" rel="nofollow" target="_blank">inge@fordhamlegal.com</a>><br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: [WSBARP] Referral for Lien Dispute - Homeowner Representation<br></div><div dir="ltr">Message-ID: <<a href="mailto:6E7D4FC8-2898-47CE-B0A4-DC6A330C5F9C@fordhamlegal.com" rel="nofollow" target="_blank">6E7D4FC8-2898-47CE-B0A4-DC6A330C5F9C@fordhamlegal.com</a>><br></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br></div><div dir="ltr"><br></div><div dir="ltr">Colleagues:<br></div><div dir="ltr"><br></div><div dir="ltr">This is cross-posted. Apologies if you receive it twice. A PC contacted me for assistance with a lien foreclosure action asserted by a contractor. I am swamped and don?t have capacity to assist. Location is Thurston County. The details I have are as follows:<br></div><div dir="ltr"><br></div><div dir="ltr">I have a lien on my home placed back in October. On May 19th, the case schedule is to be set on the foreclosure on my home. [The contractor] was not honest regarding charges, they doubled charged for materials and charged for work not performed. I have documentation proving such allegations. If this does go to trial, I do plan on countersuing [the contractor]. I am seeking council to assist me with this matter.<br></div><div dir="ltr"><br></div><div dir="ltr">Please let me know if you can assist. All referrals will be forwarded.<br></div><div dir="ltr"><br></div><div dir="ltr">Best regards,<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">[uc%3fexport=download&id=1W3rEcChy0_E0cCfV5up02mkhwnL6eWIs&revid=0B4P5JoIHdbFaR29EbHlRWHFseFV5STZpSUVGeUNPWldkVDFVPQ]<br></div><div dir="ltr">Inge A. Fordham | Attorney<br></div><div dir="ltr">Fordham Law, PLLC<br></div><div dir="ltr">3218 Sixth Avenue | Tacoma, WA 98406<br></div><div dir="ltr">Office: (253) 348-2657 | Mobile: (206) 778-3131<br></div><div dir="ltr">www.fordhamlegal.com<<a href="http://www.fordhamlegal.com" rel="nofollow" target="_blank">http://www.fordhamlegal.com</a>><br></div><div dir="ltr"><br></div><div dir="ltr">Confidential Communication: This email is sent to a recipient on behalf of an attorney/law firm, and is information intended exclusively for the individual, entity or company to which it is sent. This communication may contain proprietary, privileged or confidential information or may otherwise be legally exempt from disclosure other than to the intended recipient. If you are not the named addressee, you are not authorized to read, print, retain, copy or otherwise disseminate this message or any part of it. If you have received this email in error, please notify the sender immediately by email or other communication and delete all copies of the message.<br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">An HTML attachment was scrubbed...<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230503/7c1172fa/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230503/7c1172fa/attachment-0001.html</a>><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">A non-text attachment was scrubbed...<br></div><div dir="ltr">Name: image001.png<br></div><div dir="ltr">Type: image/png<br></div><div dir="ltr">Size: 358107 bytes<br></div><div dir="ltr">Desc: image001.png<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230503/7c1172fa/image001-0001.png" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230503/7c1172fa/image001-0001.png</a>><br></div><div dir="ltr"><br></div><div dir="ltr">------------------------------<br></div><div dir="ltr"><br></div><div dir="ltr">Message: 9<br></div><div dir="ltr">Date: Wed, 3 May 2023 04:33:42 +0000<br></div><div dir="ltr">From: Andrew Hay <<a href="mailto:andrewhay@washingtonlaw.net" rel="nofollow" target="_blank">andrewhay@washingtonlaw.net</a>><br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: Re: [WSBARP] Referral for Lien Dispute - Homeowner<br></div><div dir="ltr"> Representation<br></div><div dir="ltr">Message-ID:<br></div><div dir="ltr"> <<a href="mailto:MW3PR13MB3993E53AB2CE10F53D50FAF2B26C9@MW3PR13MB3993.namprd13.prod.outlook.com" rel="nofollow" target="_blank">MW3PR13MB3993E53AB2CE10F53D50FAF2B26C9@MW3PR13MB3993.namprd13.prod.outlook.com</a>><br></div><div dir="ltr"> <br></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br></div><div dir="ltr"><br></div><div dir="ltr">Hi Inge ? I handle these cases.<br></div><div dir="ltr"><br></div><div dir="ltr">Andrew Hay<br></div><div dir="ltr">Hay & Swann PLLC<br></div><div dir="ltr">201 S. 34th St.<br></div><div dir="ltr">Tacoma WA 98418<br></div><div dir="ltr">www.washingtonlaw.net<<a href="http://www.washingtonlaw.net" rel="nofollow" target="_blank">http://www.washingtonlaw.net</a>><br></div><div dir="ltr"><a href="mailto:andrewhay@washingtonlaw.net" rel="nofollow" target="_blank">andrewhay@washingtonlaw.net</a><mailto:andrewhay@washingtonlaw.net><br></div><div dir="ltr">he/him/his<br></div><div dir="ltr">253 272 2400 (ofc)<br></div><div dir="ltr">253 377 385 (cell)<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">From: <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> On Behalf Of Inge Fordham<br></div><div dir="ltr">Sent: Tuesday, May 2, 2023 6:07 PM<br></div><div dir="ltr">To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br></div><div dir="ltr">Subject: [WSBARP] Referral for Lien Dispute - Homeowner Representation<br></div><div dir="ltr"><br></div><div dir="ltr">Colleagues:<br></div><div dir="ltr"><br></div><div dir="ltr">This is cross-posted. Apologies if you receive it twice. A PC contacted me for assistance with a lien foreclosure action asserted by a contractor. I am swamped and don?t have capacity to assist. Location is Thurston County. The details I have are as follows:<br></div><div dir="ltr"><br></div><div dir="ltr">I have a lien on my home placed back in October. On May 19th, the case schedule is to be set on the foreclosure on my home. [The contractor] was not honest regarding charges, they doubled charged for materials and charged for work not performed. I have documentation proving such allegations. If this does go to trial, I do plan on countersuing [the contractor]. I am seeking council to assist me with this matter.<br></div><div dir="ltr"><br></div><div dir="ltr">Please let me know if you can assist. All referrals will be forwarded.<br></div><div dir="ltr"><br></div><div dir="ltr">Best regards,<br></div><div dir="ltr"><br></div><div dir="ltr"><br></div><div dir="ltr">[uc%3fexport=download&id=1W3rEcChy0_E0cCfV5up02mkhwnL6eWIs&revid=0B4P5JoIHdbFaR29EbHlRWHFseFV5STZpSUVGeUNPWldkVDFVPQ]<br></div><div dir="ltr">Inge A. Fordham | Attorney<br></div><div dir="ltr">Fordham Law, PLLC<br></div><div dir="ltr">3218 Sixth Avenue | Tacoma, WA 98406<br></div><div dir="ltr">Office: (253) 348-2657 | Mobile: (206) 778-3131<br></div><div dir="ltr">www.fordhamlegal.com<<a href="http://www.fordhamlegal.com" rel="nofollow" target="_blank">http://www.fordhamlegal.com</a>><br></div><div dir="ltr"><br></div><div dir="ltr">Confidential Communication: This email is sent to a recipient on behalf of an attorney/law firm, and is information intended exclusively for the individual, entity or company to which it is sent. This communication may contain proprietary, privileged or confidential information or may otherwise be legally exempt from disclosure other than to the intended recipient. If you are not the named addressee, you are not authorized to read, print, retain, copy or otherwise disseminate this message or any part of it. If you have received this email in error, please notify the sender immediately by email or other communication and delete all copies of the message.<br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">An HTML attachment was scrubbed...<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230503/7fded157/attachment.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230503/7fded157/attachment.html</a>><br></div><div dir="ltr">-------------- next part --------------<br></div><div dir="ltr">A non-text attachment was scrubbed...<br></div><div dir="ltr">Name: image001.png<br></div><div dir="ltr">Type: image/png<br></div><div dir="ltr">Size: 358107 bytes<br></div><div dir="ltr">Desc: image001.png<br></div><div dir="ltr">URL: <<a href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230503/7fded157/image001.png" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230503/7fded157/image001.png</a>><br></div><div dir="ltr"><br></div><div dir="ltr">------------------------------<br></div><div dir="ltr"><br></div><div dir="ltr">***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></div><div dir="ltr">_______________________________________________<br></div><div dir="ltr">WSBARP mailing list<br></div><div dir="ltr"><a href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><br></div><div dir="ltr"><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br></div><div dir="ltr"><br></div><div dir="ltr">End of WSBARP Digest, Vol 104, Issue 2<br></div><div dir="ltr">**************************************<br></div></div>
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