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<p class="MsoNormal">I think that is the solution: a deed from grantor LLC A to grantee LLC B, and the signing grantor is LLC B as sole member of LLC A.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">John, I don’t think there is a statutory or other legal limitation, so much as practical ones caused by passage of time and loss of needed evidence to establish who the members of LLC A are/were.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Rod—In a scenario where there was a transfer of ownership interests in LLC A to LLC B, but it’s years past and there is no longer a written record of the transfer and LLC A is dissolved, I would likely name LLC A and its members/owners
as defendants, as all of those entities and persons have a potential interest in the property. I’d serve the LLC under RCW 23.95.450, which offers various options up to and including serving the Secretary of State in lieu of any registered agent, place of
business, or other responsible person.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">The key thing with dissolved entities is that “dissolution” does not mean they’re not sue-able. There are just in a “winding up” phase where they aren’t doing any active business. The members/owners (or maybe the manager) have specific
fiduciary duties to wind up properly, so I would name them as defendants and, if necessary, assert a breach of fiduciary duty for failure to properly wind up. But that step might not be needed to quiet title, depending on the basis of LLC B’s assertion of
ownership of the real property.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><span style="mso-ligatures:none">Sincerely,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">Eric<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">Eric C. Nelsen<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">Sayre Law Offices, PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">1417 31st Ave South<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">Seattle WA 98144-3909<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">206-625-0092<o:p></o:p></span></p>
<p class="MsoNormal"><a href="mailto:eric@sayrelawoffices.com"><span style="color:#467886;mso-ligatures:none">eric@sayrelawoffices.com</span></a><span style="mso-ligatures:none"><o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><b><span style="font-family:"Calibri",sans-serif;mso-ligatures:none">From:</span></b><span style="font-family:"Calibri",sans-serif;mso-ligatures:none"> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>John McCrady<br>
<b>Sent:</b> Tuesday, February 18, 2025 9:44 AM<br>
<b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] title in defunct LLC<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">My take would be, assuming the membership interest in LLC A was validly transferred per the RCW and the LLC Agreement, LLC B is still the sole member of LLC A. If LLCA was a member managed LLC, then LLC A could transfer the real estate
“in the process of winding up its affairs”, by an deed executed by “LLC B, as sole member of LLC A, a dissolved Washington Limited Liability Company in the process of winding up its affairs, and in distribution of a forgotten Limited Liability Company asset.”<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">I am not aware of any time limitation on a dissolved LLC’s ability to distribute its assets. But I would be very interested in hearing about it.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><span style="mso-ligatures:none"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt">John McCrady<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt">Counsel<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt">Puget Sound Title Company<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt">5350 Orchard Street West<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt">University Place WA 98467<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt">253-476-5721<o:p></o:p></span></p>
<p class="MsoNormal"><a href="mailto:j.mccrady@pstitle.com"><span style="font-size:12.0pt">j.mccrady@pstitle.com</span></a><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><a href="https://view.officeapps.live.com/op/view.aspx?src=https%3A%2F%2Fwww.piercecountywa.gov%2FDocumentCenter%2FView%2F130967%2Frecordingfeeschedule20240101%3FbidId%3D&wdOrigin=BROWSELINK"><span style="font-size:12.0pt;font-family:"Arial",sans-serif">2024
Recording Fee Schedule</span></a><span style="font-size:12.0pt;font-family:"Arial",sans-serif"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black;mso-ligatures:none"><img border="0" width="162" height="215" style="width:1.6875in;height:2.2395in" id="image_1" src="cid:image001.jpg@01DB81EB.57F9D4D0"></span><span style="font-size:12.0pt;font-family:"Arial",sans-serif"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Calibri",sans-serif;color:#0563C1;mso-ligatures:none"><img border="0" width="440" height="146" style="width:4.5833in;height:1.5208in" id="image_0" src="cid:image002.png@01DB81EB.57F9D4D0"></span><span style="font-size:12.0pt;font-family:"Arial",sans-serif"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-top:6.0pt"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D">WARNING-FRAUDULENT FUNDING INSTRUCTIONS
</span></b><b><span style="font-size:4.0pt;font-family:"Arial",sans-serif;color:#1F497D"><o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-top:6.0pt"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D">Email hacking and fraud are on the rise to fraudulently misdirect funds. Please call your escrow officer immediately using contact information
found from an independent source, such as the sales contract or internet, to verify any funding instructions received. We are not responsible for any wire sent by you to an incorrect bank account.<o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><b><span style="font-family:"Calibri",sans-serif;mso-ligatures:none">From:</span></b><span style="font-family:"Calibri",sans-serif;mso-ligatures:none">
</span><a href="mailto:wsbarp-bounces@lists.wsbarppt.com"><span style="font-family:"Calibri",sans-serif;mso-ligatures:none">wsbarp-bounces@lists.wsbarppt.com</span></a><span style="font-family:"Calibri",sans-serif;mso-ligatures:none"> <</span><a href="mailto:wsbarp-bounces@lists.wsbarppt.com"><span style="font-family:"Calibri",sans-serif;mso-ligatures:none">wsbarp-bounces@lists.wsbarppt.com</span></a><span style="font-family:"Calibri",sans-serif;mso-ligatures:none">>
<b>On Behalf Of </b>Craig Gourley<br>
<b>Sent:</b> Tuesday, February 18, 2025 9:36 AM<br>
<b>To:</b> WSBA Real Property Listserv <</span><a href="mailto:wsbarp@lists.wsbarppt.com"><span style="font-family:"Calibri",sans-serif;mso-ligatures:none">wsbarp@lists.wsbarppt.com</span></a><span style="font-family:"Calibri",sans-serif;mso-ligatures:none">><br>
<b>Subject:</b> Re: [WSBARP] title in defunct LLC<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Hi Eric. LLC A was owned by a corporation that assigned all of their membership interest in LLC A to LLC B. LLC B never changed the info at the SOS office and let it be administratively dissolved. So my thinking is that maybe defunct
LLC A is still owned by the corporation so the successor is the corporation. Or maybe delivery of the assignment document alone was sufficient to transfer the membership interest and therefore LLC B is successor to the defunct LLC A. I have never had the
need to research the mechanics of membership transfer and if delivery of an assignment alone is sufficient. Thanks, Craig <o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><b><span style="font-family:"Calibri",sans-serif;mso-ligatures:none">From:</span></b><span style="font-family:"Calibri",sans-serif;mso-ligatures:none">
</span><a href="mailto:wsbarp-bounces@lists.wsbarppt.com"><span style="font-family:"Calibri",sans-serif;mso-ligatures:none">wsbarp-bounces@lists.wsbarppt.com</span></a><span style="font-family:"Calibri",sans-serif;mso-ligatures:none"> <</span><a href="mailto:wsbarp-bounces@lists.wsbarppt.com"><span style="font-family:"Calibri",sans-serif;mso-ligatures:none">wsbarp-bounces@lists.wsbarppt.com</span></a><span style="font-family:"Calibri",sans-serif;mso-ligatures:none">>
<b>On Behalf Of </b>Eric Nelsen<br>
<b>Sent:</b> Tuesday, February 18, 2025 9:00 AM<br>
<b>To:</b> WSBA Real Property Listserv <</span><a href="mailto:wsbarp@lists.wsbarppt.com"><span style="font-family:"Calibri",sans-serif;mso-ligatures:none">wsbarp@lists.wsbarppt.com</span></a><span style="font-family:"Calibri",sans-serif;mso-ligatures:none">><br>
<b>Subject:</b> Re: [WSBARP] title in defunct LLC<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">I’m not sure I understand the transfer of “membership” and I think that has some impact on the answer. What is it exactly that was transferred from LLC A to LLC B?<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Generally speaking, if a corporate entity dissolves and its assets are not properly wound up and distributed, the owners of the entity succeed to direct ownership as tenants in common. For real property, that’s obviously off-record, but
the whole matter could maybe be handled with a friendly quiet title where the successors to LLC A stipulate as defendants to quiet title in plaintiff LLC B.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<div>
<p class="MsoNormal"><span style="mso-ligatures:none">Sincerely,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">Eric<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">Eric C. Nelsen<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">Sayre Law Offices, PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">1417 31st Ave South<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">Seattle WA 98144-3909<o:p></o:p></span></p>
<p class="MsoNormal"><span style="mso-ligatures:none">206-625-0092<o:p></o:p></span></p>
<p class="MsoNormal"><a href="mailto:eric@sayrelawoffices.com"><span style="mso-ligatures:none">eric@sayrelawoffices.com</span></a><span style="mso-ligatures:none"><o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><b><span style="font-family:"Calibri",sans-serif;mso-ligatures:none">From:</span></b><span style="font-family:"Calibri",sans-serif;mso-ligatures:none">
</span><a href="mailto:wsbarp-bounces@lists.wsbarppt.com"><span style="font-family:"Calibri",sans-serif;mso-ligatures:none">wsbarp-bounces@lists.wsbarppt.com</span></a><span style="font-family:"Calibri",sans-serif;mso-ligatures:none"> <</span><a href="mailto:wsbarp-bounces@lists.wsbarppt.com"><span style="font-family:"Calibri",sans-serif;mso-ligatures:none">wsbarp-bounces@lists.wsbarppt.com</span></a><span style="font-family:"Calibri",sans-serif;mso-ligatures:none">>
<b>On Behalf Of </b>Craig Gourley<br>
<b>Sent:</b> Tuesday, February 18, 2025 8:28 AM<br>
<b>To:</b> WSBA Real Property Listserv <</span><a href="mailto:wsbarp@lists.wsbarppt.com"><span style="font-family:"Calibri",sans-serif;mso-ligatures:none">wsbarp@lists.wsbarppt.com</span></a><span style="font-family:"Calibri",sans-serif;mso-ligatures:none">><br>
<b>Subject:</b> [WSBARP] title in defunct LLC<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Listmates, We have a situation where LLC A holds title to a property. Membership in LLC A was transferred to LLC B 15 years ago but never actually changed at the Secretary of States office. LLC B presumed they held actual title and
has been reporting for taxes under LLC B. LLC A ( which is in actual title) was dissolved 14 years ago. We need to get title to the property into LLC B or resurrect LLC A and make LLC B the member. Any suggestions? No excise was due on the initial membership
transfer. <o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><b><span style="font-family:"Calibri",sans-serif">GOURLEY LAW GROUP</span></b><span style="font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-family:"Calibri",sans-serif">THE EXCHANGE CONNECTION</span></b><span style="font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif">P.O. Box 1091<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif">PH: (360) 568-5065 (800) 291-8401<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif">Fax: (360) 568-8092
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