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<p class="MsoNormal"><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman"">I have experience with the issue of inconsistency between a Will and a TODD. I worked as the Legislative Chair for the Washington Land Title Ass’n during
the 2014 legislative session as the Bill to enact this was discussed in public hearings, including discussions with the drafter from the probate side of the RPPC. Later I prepared seminars to educate the title company personnel. Finally, such instances occurred
during the subsequent years while I was acting as a title company underwriter. <o:p>
</o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman""><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman"">An inconsistent Will, whether executed before or after a TODD is duly recorded, poses a risk of disagreement over the real property between the Will Devisee
and the TODD Beneficiary. All deeds can be challenged based on the statutory requirements. A TODD has additional requirements [64.80.060], including an extra capacity requirement [64.80.050]. An inconsistent Will executed after a TODD was recorded is most
risky, because RCW 64.80.030 could be interpreted that the <span class="GramE">subsequently-executed</span> Will was “another instrument” and thus its inconsistency was intended as a revocation.
<span class="GramE">Usually</span> the inconsistency of a prior devise of “all property” would be deemed not inconsistent with a TODD, but a specific distribution of the same real property inconsistent with the TODD is evidence of intent by the Testator that
the TODD was revoked. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman""><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman"">Wills also can be challenged. Any probate action could bring in the TODD Beneficiary and litigate whether the decedent owned that real property and could
determine the Will Devisee is entitled to the real property divesting the TODD Beneficiary.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman""><o:p> </o:p></span></p>
<p class="MsoNormal"><span class="GramE"><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman"">My opinion is that the</span></span><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman""> statutes
clearly state that the TODD effectively transfers ownership of the real property immediately at the death of the grantor, and that the inconsistent Will does not vest any right, title or interest to the Will Devisee. A decedent’s estate does not include any
right, title or interest that was conveyed prior to death. Wills take effect upon death; the prior signing date has no significance.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman""><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><u><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">Question</span></u><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060"> #2: Could the</span>
<span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">TODD be seen as being analogous to (and as effective as) a codicil to the Will?<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><u><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">Question #3</span></u><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">: Prior to her death, could W execute
a codicil to her Will that would address the effectiveness of any TODD that W executed and recorded after she executed her Will?
</span><span style="font-size:10.0pt;font-family:"Arial",sans-serif"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><u><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">Question #4</span></u><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">: Does RCW 11.02.091 factor into any
of this? <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman""><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman"">To specifically answer those questions, the statutes state a TODD is non-testamentary, and the TODD must be recorded prior to the death of the Grantor.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman""><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman"">Purchasing from a TODD Beneficiary is
<span class="GramE">more risky</span> than a usual real estate transaction. Often that Beneficiary will not provide a statutory warranty deed. The TODD Beneficiary almost never received a title insurance policy that would defend against a claim by the Will
Devisee or other heirs, or that would protect the Beneficiary from a claim based upon warranties. To reduce the potential risk of a disagreement, a prudent purchaser of that real property should seek either a quitclaim from the Will Devisee, or other evidence
sufficient for estoppel, and an indemnity from the Beneficiary to warrant against potential claims. Evidence that confirms there is no disagreement would include actual occupation by the TODD Beneficiary (or rental) without apparent dispute from other heirs,
or a probate inventory that confirms the heirs do not consider that real property as part of the Decedent’s estate.<o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><span style="mso-fareast-font-family:"Times New Roman";color:black;mso-no-proof:yes"><o:p> </o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="font-family:"Verdana",sans-serif;mso-fareast-font-family:"Times New Roman";color:#174E86;mso-no-proof:yes">Dwight A. Bickel </span><span style="mso-fareast-font-family:"Times New Roman";color:black;mso-no-proof:yes"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="font-family:"Verdana",sans-serif;mso-fareast-font-family:"Times New Roman";color:#174E86;mso-no-proof:yes">Real Property Title Advisor </span><span style="mso-fareast-font-family:"Times New Roman";color:black;mso-no-proof:yes"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="font-family:"Verdana",sans-serif;mso-fareast-font-family:"Times New Roman";color:#174E86;mso-no-proof:yes">Washington Title Professional </span><span style="mso-fareast-font-family:"Times New Roman";color:black;mso-no-proof:yes"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.5pt;mso-fareast-font-family:"Times New Roman";color:#201F1E;mso-no-proof:yes"><a href="mailto:Dwight@dwightbickel.com"><span style="font-size:11.0pt;font-family:"Verdana",sans-serif;color:#174E86">Dwight@dwightbickel.com</span></a></span><span style="font-family:"Verdana",sans-serif;mso-fareast-font-family:"Times New Roman";color:#174E86;mso-no-proof:yes"> </span><span style="mso-fareast-font-family:"Times New Roman";color:black;mso-no-proof:yes"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.5pt;mso-fareast-font-family:"Times New Roman";color:#201F1E;mso-no-proof:yes"><a href="http://dwightbickel.com"><span style="font-size:11.0pt;font-family:"Verdana",sans-serif;color:#174E86">http://dwightbickel.com</span></a></span><span style="font-family:"Verdana",sans-serif;mso-fareast-font-family:"Times New Roman";color:#174E86;mso-no-proof:yes"> </span><span style="mso-fareast-font-family:"Times New Roman";color:black;mso-no-proof:yes"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="font-family:"Verdana",sans-serif;mso-fareast-font-family:"Times New Roman";color:#174E86;mso-no-proof:yes">206-484-1976 </span><span style="mso-fareast-font-family:"Times New Roman";color:black;mso-no-proof:yes"><o:p></o:p></span></p>
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