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<p class="MsoNormal"><span style="font-size:12.0pt">Title to real property passes at death to the heirs and devisees of the deceased person. The Lack of Probate Affidavit does not transfer the title; it only provides notice to third parties of the information
that can be used to determine who currently holds that title (the identity of the heirs and devisees)<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt">I would look at the title of the father-in-law and mother-in-law. Was it held as community property? Did mother-in-law have a will? Was there a community property agreement that could be recorded?<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt">If they held title as community property and there was no will leaving the interest otherwise, as I understand your facts I would:<o:p></o:p></span></p>
<ol style="margin-top:0in" start="1" type="1">
<li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo1"><span style="font-size:12.0pt">Record the death certificate (and CPA if any)<o:p></o:p></span></li><li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo1"><span style="font-size:12.0pt">Record the lack of probate affidavit<o:p></o:p></span></li><li class="MsoListParagraph" style="margin-left:0in;mso-list:l0 level1 lfo1"><span style="font-size:12.0pt">Record a deed from client and wife, husband and wife and Father-in-law, surviving spouse of Mother-in-law, deceased, to Client and Wife and Father-in-law,
a single man, as joint tenants with rights of survivorship and not as tenants in common.<o:p></o:p></span></li></ol>
<p class="MsoNormal"><span style="font-size:12.0pt">As I understand your scenario I think that would accomplish your goal.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;mso-ligatures:standardcontextual">John McCrady<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;mso-ligatures:standardcontextual">Counsel<o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>Kevin Bukoskey<br>
<b>Sent:</b> Tuesday, January 6, 2026 9:51 AM<br>
<b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] JTWROS Question<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;color:black">Hi Listmates,<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;color:black"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;color:black">I have a potential client who owns real property with his wife, father-in-law, and mother-in-law. Title is held by the four of them, and the deed does not specify “Joint Tenancy,” so ownership
is presumably as Tenants in Common. His mother-in-law recently passed away with no probate. <o:p></o:p></span></p>
</div>
<p class="p2"><span style="font-size:11.0pt;color:black">The parties are looking to:</span><o:p></o:p></p>
<p class="p2"><span style="font-size:11.0pt;color:black">1. Remove the mother-in-law from title; I believe this can be accomplished via recording a lack of probate affidavit and a death cert., but correct me if I’m wrong here. </span><o:p></o:p></p>
<p class="p1"><span style="font-size:11.0pt;color:black">2. Convert title for the remaining owners—the client, his wife, and the father-in-law—to Joint Tenants with Right of Survivorship via a QCD pursuant to RCW
<a href="http://app.leg.wa.gov/RCW/default.aspx?cite=64.28.010" title="http://app.leg.wa.gov/RCW/default.aspx?cite=64.28.010">
<span style="color:black;text-decoration:none">64.28.010</span></a>. I’ve never done this before, but it seems that the RCW provides for TIC to become JTWROS through a deed. But if so, will this be an issue with the decedent currently on title?</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;color:black">Thanks. <o:p></o:p></span></p>
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<p style="margin:0in;background:white"><b><span style="font-size:11.0pt;color:#424242">Kevin A. Bukoskey, Esq., JD, MBA</span></b><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p style="margin:0in;background:white"><b><span style="font-size:11.0pt;color:#424242">Attorney</span></b><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p style="margin:0in;background:white"><span style="font-size:11.0pt;color:#424242">GOURLEY LAW GROUP</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
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<p style="margin:0in;background:white"><span style="font-size:11.0pt;color:#424242">SNOHOMISH ESCROW</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p style="margin:0in;background:white"><span style="font-size:11.0pt;color:#424242">P.O. Box 1091</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p style="margin:0in;background:white"><span style="font-size:11.0pt;color:#424242">Snohomish, WA 98291</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p style="margin:0in;background:white"><span style="font-size:11.0pt;color:#424242">PH: (360) 568-5065 (800) 291-8401</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p style="margin:0in;background:white"><span style="font-size:11.0pt;color:#424242">Fax: (360) 568-8092</span><span style="font-size:12.0pt"><o:p></o:p></span></p>
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