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--></style></head><body lang="EN-US" link="blue" vlink="purple" style="word-wrap:break-word"><div class="WordSection1"><p class="MsoNormal">Strangely, I’ve encountered this situation before.</p><p class="MsoNormal">I would contact a trusted title company and purchase title insurance, with you preparing a deed from the husband and wife (assuming the preliminary commitment confirms title remains vested in them) which the escrow officer would review prior to recording.</p><p class="MsoNormal">The title insurance premium should be less than lots of legal fees to chase a questionable QPRT.</p><p class="MsoNormal">Good luck.</p><p class="MsoNormal">clg</p><p class="MsoNormal"> </p><p class="MsoNormal" style="text-align:justify;line-height:15.0pt;page-break-after:avoid;text-autospace:none"><span style="font-size:12.0pt;font-family:"Bradley Hand ITC";letter-spacing:-.1pt">CARL LLOYD GAY</span></p><p class="MsoNormal" style="text-align:justify;line-height:15.0pt;page-break-after:avoid;text-autospace:none"><span style="font-size:12.0pt;font-family:"Palace Script MT";letter-spacing:-.1pt"> </span></p><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Bradley Hand ITC";color:#c00000;background:white"> Non nobis solum nati sumus</span><span style="font-size:10.0pt;font-family:"Bradley Hand ITC";color:#c00000"></span></p><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Times New Roman",serif;color:black;background:white"> </span><span style="font-size:7.0pt;font-family:"Times New Roman",serif;color:black;background:white">“Not unto ourselves alone are we born” </span><span style="font-size:7.0pt;font-family:"Times New Roman",serif;background:white"></span></p><p class="MsoNormal"><span style="font-size:7.0pt;font-family:"Times New Roman",serif;letter-spacing:-.1pt"> </span><span style="font-size:5.0pt;font-family:"Times New Roman",serif;letter-spacing:-.1pt">~</span><span style="font-size:5.0pt;font-family:"Times New Roman",serif;color:black;background:white">the motto of Willamette University~</span><span style="font-size:5.0pt;font-family:"Times New Roman",serif"></span></p><p class="MsoNormal" style="text-align:justify;line-height:15.0pt;page-break-after:avoid;text-autospace:none"><span style="font-size:12.0pt;font-family:"Palace Script MT";letter-spacing:-.1pt"> </span></p><p class="MsoNormal"><i><span style="font-size:15.0pt;font-family:"Palace Script MT""> </span></i><i><span style="font-size:9.0pt;font-family:"Palace Script MT"">Law Offices</span></i></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Californian FB",serif"> </span><span style="font-size:16.0pt;font-family:"Californian FB",serif">G</span><span style="font-size:12.0pt;font-family:"Californian FB",serif">REENAWAY </span><span style="font-size:14.0pt;font-family:Harrington">& </span><span style="font-size:16.0pt;font-family:"Californian FB",serif">G</span><span style="font-size:12.0pt;font-family:"Californian FB",serif">AY </span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Californian FB",serif"> </span><i><span style="font-size:10.0pt;font-family:"Bell MT",serif">Attorneys and Counselors at Law </span></i><span style="font-size:12.0pt;font-family:"Californian FB",serif"></span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Californian FB",serif"> </span><span style="font-size:6.0pt;font-family:"Californian FB",serif">(</span><b><span style="font-size:6.0pt;font-family:"Times New Roman",serif">Established 1985)</span></b></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Californian FB",serif"> </span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Californian FB",serif">734 East First Street Suite A</span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Californian FB",serif">Port Angeles, Washington 98362</span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Californian FB",serif">Email <a href="mailto:carl@greenawaylawfirm.com">carl@greenawaylawfirm.com</a></span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Californian FB",serif">Telephone (360) 452-3323</span></p><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Californian FB",serif">Facsimile (360) 452-3724 </span></p><p class="MsoNormal"> </p><p class="MsoNormal"><span style="font-size:8.0pt">THIS EMAIL TRANSMISSION IS INTENDED FOR THE EXCLUSIVE USE OF THE INDIVIDUAL OR ENTITY TO WHOM IT IS ADDRESSED, AND MAY CONTAIN PRIVILEGED AND CONFIDENTIAL INFORMATION THAT IS COVERED BY THE ELECTRONIC COMMUNICATIONS PRIVACY ACT (18 USC §§ 2510-2521). 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THANK YOU </span></p><p class="MsoNormal"> </p><p class="MsoNormal"> </p><div style="border:none;border-top:solid #e1e1e1 1.0pt;padding:3.0pt 0in 0in 0in"><p class="MsoNormal"><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> <b>On Behalf Of </b>Lynn Clare<br><b>Sent:</b> Friday, June 14, 2024 11:16 AM<br><b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br><b>Subject:</b> Re: [WSBARP] Tricky QPRT Question</p></div><p class="MsoNormal"> </p><div><div><p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Georgia",serif">I guess I am struggling with: If there is "no QPRT", what makes everyone believe that the residence is in it?</span></p></div></div><p class="MsoNormal"> </p><div><div><p class="MsoNormal">On Fri, Jun 14, 2024 at 10:50 AM Jenni Volk <<a href="mailto:jenni@volklawfirm.com">jenni@volklawfirm.com</a>> wrote:</p></div><blockquote style="border:none;border-left:solid #cccccc 1.0pt;padding:0in 0in 0in 6.0pt;margin-left:4.8pt;margin-right:0in"><div><div><div><p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">If anyone has any ideas on this one, I’d appreciate it. Facts: H and W want to create an RLT to avoid probate. We soon realize that their personal residence is in a QPRT from 2008 but the clients do not believe the QPRT was ever created, no trust docs exist, no tax docs exist, no memories of who the beneficiaries would have been… and the attorney involved is now in prison somewhere. We’d like to get the residence into the RLT since we don’t know anything about the QPRT and clients believe it doesn’t exist. Is there a way to get the residence out of the QPRT and into the RLT? Some type of corrective deed? Also, the H has several children from different relationships that he will be disinheriting in the RLT (and there may be more children out there) so some type of TEDRA Agreement to clarify this situation probably won’t work. Any thoughts would be appreciated.</p><p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> </p><p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Thanks,<br>Jenni Volk</p><p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> </p><p class="MsoNormal" style="text-align:justify"><span style="font-size:9.0pt;font-family:"Century Gothic",sans-serif">The Volk Law Firm PLLC</span></p><p class="MsoNormal" style="text-align:justify"><span style="font-size:9.0pt;font-family:"Century Gothic",sans-serif">Mailing: 4616 25<sup>th</sup> Ave NE, #301, Seattle, WA 98105</span></p><p class="MsoNormal" style="text-align:justify"><span style="font-size:9.0pt;font-family:"Century Gothic",sans-serif">Physical: 1833 N. 105<sup>th</sup> Street, Suite 101, Seattle, WA 98133</span></p><p class="MsoNormal" style="text-align:justify"><span style="font-size:9.0pt;font-family:"Century Gothic",sans-serif">(206) 524-4117</span></p><p class="MsoNormal" style="text-align:justify"><span style="font-size:9.0pt;font-family:"Century Gothic",sans-serif"><a href="http://www.volklawfirm.com/" target="_blank"><span style="color:#0563c1">www.volklawfirm.com</span></a> </span></p><p class="MsoNormal" style="text-align:justify"><span style="font-size:9.0pt;font-family:"Century Gothic",sans-serif"> </span></p><p class="MsoNormal" style="text-align:justify"><span style="font-size:9.0pt;font-family:"Century Gothic",sans-serif">This electronic message is intended to be used exclusively by the individual to whom it is addressed. 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Thank you.</span></p><p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> </p></div></div><p class="MsoNormal">***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" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a></p></div></blockquote></div></div></body></html>