<div dir="ltr"><div><div class="gmail_default" style="font-size:large">My personal thought is that the additional costs and hassle are preferable to the potential of stalling or even killing a deal due to a gap in title (from the estate to the surviving spouse). </div><br clear="all"></div><div><div dir="ltr" class="gmail_signature" data-smartmail="gmail_signature"><div dir="ltr"><div><br></div><div><br></div><div><span style="color:rgb(56,118,29);font-family:georgia,serif;font-size:large">Diane Kiepe</span></div><div><font color="#38761d" face="georgia, serif" size="4">Kiepe Estate and Probate, PLLC<br></font><div><font size="4" face="georgia, serif" color="#38761d"><a href="mailto:diane@kiepelaw.com" target="_blank">diane@kiepelaw.com</a></font></div><div><font size="4" face="georgia, serif" color="#38761d">200 N. Mullan Rd., Suite 203</font></div><div><font size="4" face="georgia, serif" color="#38761d">Spokane Valley, WA 99206</font></div></div><div><span style="color:rgb(56,118,29);font-family:georgia,serif;font-size:large">509-280-6414</span></div><div><div><span style="color:rgb(105,105,105);font-family:Verdana,sans-serif;font-size:10px">Confidentiality</span><span style="color:rgb(105,105,105);font-family:Verdana,sans-serif;font-size:10px"> Notice: This page and any accompanying documents contain information that is </span><span style="color:rgb(105,105,105);font-family:Verdana,sans-serif;font-size:10px">confidential</span><span style="color:rgb(105,105,105);font-family:Verdana,sans-serif;font-size:10px">, privileged, or exempt from disclosure under applicable law and is intended for the exclusive use of the addressee. This information is private and protected by law. If you are not the intended recipient, you are hereby notified that any disclosure, copying, distribution, or use of the contents of this information in any manner is strictly prohibited.</span></div></div></div></div></div><br></div><br><div class="gmail_quote gmail_quote_container"><div dir="ltr" class="gmail_attr">On Tue, Jun 16, 2026 at 3:31 PM Heather de Vrieze <<a href="mailto:heatherd@westseattlelaw.com">heatherd@westseattlelaw.com</a>> wrote:<br></div><blockquote class="gmail_quote" style="margin:0px 0px 0px 0.8ex;border-left:1px solid rgb(204,204,204);padding-left:1ex"><div class="msg2955501534017195557">
<div lang="EN-US" style="overflow-wrap: break-word;">
<div class="m_2955501534017195557WordSection1">
<p class="MsoNormal">Here is a wrinkle to the original question. Surviving Spouse client gifting home to child. Turns out there was probate and SS was the Personal Representative and sole beneficiary after the exempt amount went into trust (with SS as trustee).
The home was never deeded out of the estate and the probate was closed.<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">Reopening the probate and recording deed to surviving spouse so they can turn around and gift out the property seems excessive, but. . . . is that really the only option. Is a QCD from surviving spouse to child enough, knowing the title
company is going to dig through the probate later when asked to insure, to ensure that surviving spouse really inherited the property.<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">Heather<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<div>
<p class="MsoNormal"><span style="font-family:"Lucida Calligraphy";color:rgb(31,73,125)">Heather S. de Vrieze</span><b><span style="font-size:16pt;color:rgb(31,73,125)"><br>
</span></b><i><span style="font-family:Garamond,serif;color:rgb(31,73,125)">(she/her)<u></u><u></u></span></i></p>
<p class="MsoNormal"><i><span style="font-family:Garamond,serif;color:rgb(31,73,125)">Attorney-at-Law</span></i><i><span style="font-size:11pt;font-family:Garamond,serif;color:rgb(31,73,125)"><u></u><u></u></span></i></p>
<p class="MsoNormal"><i><span style="font-family:Garamond,serif;color:rgb(31,73,125)"><img width="189" height="105" style="width: 1.9666in; height: 1.0916in;" id="m_2955501534017195557Picture_x0020_1" src="cid:ii_19ed62ebcac4ce8e91"></span></i><i><span style="font-family:"Kunstler Script";color:rgb(31,73,125)"><u></u><u></u></span></i></p>
<p class="MsoNormal"><span style="font-size:10pt;font-family:Nyala;color:rgb(68,82,78)">3909 California Avenue SW<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:10pt;font-family:Nyala;color:rgb(68,82,78)">Seattle, WA 98116-3705
<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:10pt;font-family:Nyala;color:rgb(68,82,78)">(206)938-5500
<u></u><u></u></span></p>
<p class="MsoNormal"><span><a href="mailto:heatherd@westseattlelaw.com" target="_blank"><span style="font-size:10pt;font-family:Nyala;color:rgb(68,82,78)">heatherd@westseattlelaw.com</span></a></span><span style="font-size:10pt;font-family:Nyala;color:rgb(68,82,78)">
<u></u><u></u></span></p>
<p class="MsoNormal"><span><a href="http://www.westseattlelaw.com/" target="_blank"><span style="font-size:10pt;font-family:Nyala;color:rgb(68,82,78)">www.westseattlelaw.com</span></a></span><span style="font-size:10pt;font-family:Nyala;color:rgb(68,82,78)">
<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt;font-family:"Aptos Display",sans-serif;color:rgb(192,0,0)"><u></u> <u></u></span></p>
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<p class="MsoNormal"><span style="font-size:8pt;color:rgb(166,166,166)">CONFIDENTIAL & PRIVILEGED. This e-mail message may contain legally privileged and/or confidential information. If you have received this e-mail in error, please
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<p class="MsoNormal"><u></u> <u></u></p>
<div>
<div style="border-width:1pt medium medium;border-style:solid none none;border-color:rgb(225,225,225) currentcolor currentcolor;padding:3pt 0in 0in">
<p class="MsoNormal"><b><span style="font-size:11pt;font-family:Calibri,sans-serif">From:</span></b><span style="font-size:11pt;font-family:Calibri,sans-serif"> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Mark Anderson<br>
<b>Sent:</b> Tuesday, June 16, 2026 1:15 PM<br>
<b>To:</b> Dwight Bickel <<a href="mailto:dwight@dwightbickel.com" target="_blank">dwight@dwightbickel.com</a>>; WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBARP] Real Property Missed in Probate<u></u><u></u></span></p>
</div>
</div>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal"><span style="font-size:10pt;font-family:Arial,sans-serif;color:rgb(0,32,96)">Although that might satisfy one or more title companies, do you think that the PR can do that now that he is no longer the PR?<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:10pt;font-family:Arial,sans-serif;color:rgb(0,32,96)"><u></u> <u></u></span></p>
<div>
<p class="MsoNormal" style="margin-bottom:12pt"><b><span style="font-size:10pt;font-family:Arial,sans-serif;color:rgb(0,32,96)">Mark B. Anderson<br>
</span></b><span style="font-size:10pt;font-family:Arial,sans-serif;color:rgb(0,32,96)">ANDERSON LAW FIRM PLLC<br>
821 Dock Street, Suite 209, PMB 4-12<br>
Tacoma, Washington 98402<br>
+1 253-327-1750<br>
+1 253-327-1751 (fax)<br>
<a href="mailto:marka@mbaesq.com" target="_blank"><span style="color:rgb(0,32,96)">marka@mbaesq.com</span></a><br>
<a href="http://www.mbaesq.com/" target="_blank"><span style="color:rgb(0,32,96)">www.mbaesq.com</span></a><b><u></u><u></u></b></span></p>
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<p class="MsoNormal"><span style="font-size:10pt;font-family:Arial,sans-serif;color:rgb(0,32,96)"><u></u> <u></u></span></p>
<div>
<div style="border-width:1pt medium medium;border-style:solid none none;border-color:rgb(225,225,225) currentcolor currentcolor;padding:3pt 0in 0in">
<p class="MsoNormal"><b><span style="font-size:11pt;font-family:Calibri,sans-serif">From:</span></b><span style="font-size:11pt;font-family:Calibri,sans-serif"> Dwight Bickel <<a href="mailto:dwight@dwightbickel.com" target="_blank">dwight@dwightbickel.com</a>>
<br>
<b>Sent:</b> Tuesday, June 16, 2026 11:53 AM<br>
<b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br>
<b>Cc:</b> Mark Anderson <<a href="mailto:marka@mbaesq.com" target="_blank">marka@mbaesq.com</a>><br>
<b>Subject:</b> Re: [WSBARP] Real Property Missed in Probate<u></u><u></u></span></p>
</div>
</div>
<p class="MsoNormal"><u></u> <u></u></p>
<div>
<p class="MsoNormal"><span style="color:black">There are lawyers who disagree about how much can be done by recording a copy of a prior deed that has some mistake, then changing that original deed to correct the mistake, without a signature or acknowledgment.
What is a minor Scrivener’s Error, compared to the statutory requirements for an effective conveyance?<u></u><u></u></span></p>
</div>
<div>
<p class="MsoNormal"><span style="color:black"><u></u> <u></u></span></p>
</div>
<div>
<p class="MsoNormal"><span style="color:black">Correcting an address, the spelling of a party name, an obvious error in a description, does not require a conveyance.<u></u><u></u></span></p>
</div>
<div>
<p class="MsoNormal"><span style="color:black"><u></u> <u></u></span></p>
</div>
<div>
<p class="MsoNormal"><span style="color:black">Adding new land in my opinion requires a conveyance by WA statute, which needs a new signature and acknowledgement. <u></u><u></u></span></p>
</div>
<div>
<p class="MsoNormal"><span style="color:black"><u></u> <u></u></span></p>
</div>
<div>
<p class="MsoNormal"><span style="color:black">However, title companies are probably not going to require reopening the Probate if the previous record shows that the missing property was administered and was within the authority of the PR when the deed without
the additional parcel was signed. I would ask for that PR to sign the correction, which is the copy of the initial deed, corrected, with a new signature and acknowledgment, where the PR recital is accurate that the deed was initially signed while the Probate
was opened and while the PR had power.<u></u><u></u></span></p>
</div>
<div id="m_2955501534017195557Signature">
<div>
<p class="MsoNormal"><span style="color:black"><u></u> <u></u></span></p>
</div>
<p class="m_2955501534017195557elementtoproof" style="background:white"><span style="font-size:11pt;font-family:Verdana,sans-serif;color:rgb(23,78,134)">Dwight A. Bickel </span><span style="font-size:11pt;font-family:Calibri,sans-serif"><u></u><u></u></span></p>
<p class="m_2955501534017195557elementtoproof" style="background:white"><span style="font-size:11pt;font-family:Verdana,sans-serif;color:rgb(23,78,134)">Real Property Title Advisor </span><span style="font-size:11pt;font-family:Calibri,sans-serif"><u></u><u></u></span></p>
<p class="m_2955501534017195557elementtoproof" style="background:white"><span style="font-size:11pt;font-family:Verdana,sans-serif;color:rgb(23,78,134)">Washington Title Professional </span><span style="font-size:11pt;font-family:Calibri,sans-serif"><u></u><u></u></span></p>
<p class="m_2955501534017195557elementtoproof" style="background:white"><span style="font-size:11pt;font-family:Verdana,sans-serif;color:rgb(23,78,134)"><a href="mailto:Dwight@dwightbickel.com" target="_blank"><span style="color:rgb(23,78,134)">Dwight@dwightbickel.com</span></a> </span><span style="font-size:11pt;font-family:Calibri,sans-serif"><u></u><u></u></span></p>
<p class="m_2955501534017195557elementtoproof" style="background:white"><span style="font-size:11pt;font-family:Verdana,sans-serif;color:rgb(23,78,134)"><a href="http://dwightbickel.com" target="_blank"><span style="color:rgb(23,78,134)">http://dwightbickel.com</span></a> </span><span style="font-size:11pt;font-family:Calibri,sans-serif"><u></u><u></u></span></p>
<p class="m_2955501534017195557elementtoproof" style="background:white"><span style="font-size:11pt;font-family:Verdana,sans-serif;color:rgb(23,78,134)">206-484-1976 </span><span style="font-size:11pt;font-family:Calibri,sans-serif"><u></u><u></u></span></p>
<div>
<p class="MsoNormal"><span style="font-family:Calibri,sans-serif;color:black"><u></u> <u></u></span></p>
</div>
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<p class="MsoNormal"><span style="font-family:Calibri,sans-serif;color:black"><u></u> <u></u></span></p>
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<blockquote style="border-width:medium medium medium 1pt;border-style:none none none solid;border-color:currentcolor currentcolor currentcolor rgb(204,204,204);padding:0in 0in 0in 6pt;margin:5pt 0in 5pt 4.8pt">
<p>On Thu, Jun 11, 2026 at 3:51<span style="font-family:Arial,sans-serif"> </span>PM Mark Anderson <<a href="mailto:marka@mbaesq.com" target="_blank">marka@mbaesq.com</a>> wrote:<u></u><u></u></p>
<blockquote style="margin:5pt 0in 5pt 4.8pt">
<p style="margin-right:0in;margin-bottom:12pt;margin-left:0in">
<span style="color:rgb(0,32,96)">Dear All:</span><u></u><u></u></p>
<p style="margin-right:0in;margin-bottom:12pt;margin-left:0in">
<span style="color:rgb(0,32,96)">Husband and Wife owned a parcel of real property with the house on it (Parcel 1). Husband and Wife were also part owners as tenants-in-common with three other parties of a separate parcel that was used as a community drain field
(Parcel 2). Parcel 2 serves as the drainfield for Parcel 1 and is connected to Parcel 1 by a septic drain line.</span><u></u><u></u></p>
<p style="margin-right:0in;margin-bottom:12pt;margin-left:0in">
<span style="color:rgb(0,32,96)">Wife died in 2003. Husband opened testate probate and was appointed as the Personal Representative. As PR, Husband conveyed Parcel 1 according to the terms of Wife's Will. It does not appear that Husband did anything with Wife's
interest in Parcel 2. Husband filed a Declaration of Completion and the case was closed.</span><u></u><u></u></p>
<p style="margin-right:0in;margin-bottom:12pt;margin-left:0in">
<span style="color:rgb(0,32,96)">The other joint owners of Parcel 2 are now trying to clear up the ownership interests. Here are some options I see for dealing with Parcel 2.</span><u></u><u></u></p>
<ol start="1" type="1">
<li class="MsoNormal" style="color:rgb(0,32,96)">
Reopen probate, execute and record a deed, close probate. Husband is still alive but probably not in a condition where he could serve effectively as the Personal Representative of the Estate if it were to be reopened.<u></u><u></u></li><li class="MsoNormal" style="color:rgb(0,32,96)">
Rerecord the personal representative’s deed with a corrected legal description of property being conveyed.<u></u><u></u></li><li class="MsoNormal" style="color:rgb(0,32,96)">
Clear title through a quiet title action.<u></u><u></u></li></ol>
<p style="margin-right:0in;margin-bottom:12pt;margin-left:0in">
<span style="color:rgb(0,32,96)">I'm inclined to try option #2, but I would like to know what other ideas the rest of you may have.</span><u></u><u></u></p>
<p style="margin-right:0in;margin-bottom:12pt;margin-left:0in">
<span style="color:rgb(0,32,96)">Thanks.</span><u></u><u></u></p>
<p><b><span style="color:rgb(0,32,96)">Mark B. Anderson<br>
</span></b><span style="color:rgb(0,32,96)">ANDERSON LAW FIRM PLLC<br>
821 Dock Street, Suite 209, PMB 4-12<br>
Tacoma, Washington 98402<br>
+1 253-327-1750<br>
+1 253-327-1751 (fax)<br>
<a href="mailto:marka@mbaesq.com" target="_blank"><span style="color:rgb(0,32,96)">marka@mbaesq.com</span></a><br>
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</blockquote>
</blockquote>
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