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<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#002060">I'll give that a try and let all of you know how it turns out – thanks.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#002060"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal" style="margin-bottom:12.0pt"><b><span style="font-family:"Arial",sans-serif;color:#002060;mso-ligatures:standardcontextual">Mark B. Anderson<br>
</span></b><span style="font-family:"Arial",sans-serif;color:#002060;mso-ligatures:standardcontextual">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"><span style="color:#002060">marka@mbaesq.com</span></a><br>
<a href="http://www.mbaesq.com/"><span style="color:#002060">www.mbaesq.com</span></a><b><o:p></o:p></b></span></p>
<p class="MsoNormal" style="margin-bottom:12.0pt"><b><span style="font-family:"Arial Narrow",sans-serif;color:#002060;mso-ligatures:standardcontextual">CONFIDENTIALITY NOTICE<br>
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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>John McCrady<br>
<b>Sent:</b> Wednesday, June 17, 2026 5:09 PM<br>
<b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] Real Property Missed in Probate<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt">Since the title vested through the probate, a re-record to add the drainfield property would be appropriate, and I don’t think the lack of grantor initials on the re-recording would cause any headaches in
the title industry, but rather would help a title examiner find the true source of the title.<o:p></o:p></span></p>
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<div>
<p class="MsoNormal"><span style="font-size:11.0pt"> </span><span style="font-size:12.0pt"><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"><span style="font-size:12.0pt"><a href="mailto:j.mccrady@pstitle.com"><span style="color:#467886">j.mccrady@pstitle.com</span></a><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-top:6.0pt"><span style="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
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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">
<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>Mark Anderson<br>
<b>Sent:</b> Wednesday, June 17, 2026 2:41 PM<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] Real Property Missed in Probate<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p>CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders.<o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#002060">The Will said everything went to the spouse. So, yes, title to both parcels vested in the spouse. The PR deed as recorded only addressed the residence property. How would one
“paper” any subsequent conveyance of the drainfield property? <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#002060"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal" style="margin-bottom:12.0pt"><b><span style="font-family:"Arial",sans-serif;color:#002060;mso-ligatures:standardcontextual">Mark B. Anderson<br>
</span></b><span style="font-family:"Arial",sans-serif;color:#002060;mso-ligatures:standardcontextual">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"><span style="color:#002060">marka@mbaesq.com</span></a><br>
<a href="https://linkprotect.cudasvc.com/url?a=http%3a%2f%2fwww.mbaesq.com%2f&c=E,1,sjGTFnW3FrliPHNHsVj48uvnSp3v4GuotHF4q_iKe2TBQ87LZwUNy0LISGyClro4Dr5anZAl8s7p-U67h7Aq3fhrwB2znsFO0EXRm2u1SA,,&typo=1"><span style="color:#002060">www.mbaesq.com</span></a><b><o:p></o:p></b></span></p>
<p class="MsoNormal" style="margin-bottom:12.0pt"><b><span style="font-family:"Arial Narrow",sans-serif;color:#002060;mso-ligatures:standardcontextual">CONFIDENTIALITY NOTICE<br>
</span></b><span style="font-family:"Arial Narrow",sans-serif;color:#002060;mso-ligatures:standardcontextual">This transmission is confidential and is intended solely for the use of the individual named recipient. It may be protected by the attorney-client
privilege, work product doctrine, or other confidentiality protection. If you are not the intended recipient, or the person responsible to deliver it to the intended recipient, be advised that any dissemination, distribution, or copying of this communication
is prohibited. If you have received this transmission in error, please immediately notify the sender via e-mail or by telephone at (253) 327-1750 that you have received the message in error, and then delete it. Thank you.<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">
<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>John McCrady<br>
<b>Sent:</b> Wednesday, June 17, 2026 9:27 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] Real Property Missed in Probate<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt">Was there a will in which the surviving spouse was to be awarded the home? In that case, since title vests at death in the heirs and devisees (subject to administration) and the will was entered into probate
and the probate was administered and closed, I would consider the title to be vested in the surviving spouse notwithstanding the lack of a deed.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt">But perhaps I missed an important fact.<o:p></o:p></span></p>
<div>
<div>
<p class="MsoNormal"><span style="font-size:11.0pt"> </span><span style="font-size:12.0pt"><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"><span style="font-size:12.0pt"><a href="mailto:j.mccrady@pstitle.com"><span style="color:#467886">j.mccrady@pstitle.com</span></a><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-top:6.0pt"><b><span style="font-family:"Arial",sans-serif;color:#1F497D">WARNING-FRAUDULENT FUNDING INSTRUCTIONS
</span></b><span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-top:6.0pt"><span style="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.</span><span style="font-size:12.0pt"><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">
<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>Heather de Vrieze<br>
<b>Sent:</b> Tuesday, June 16, 2026 3:31 PM<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] Real Property Missed in Probate<o:p></o:p></span></p>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p>CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or clicking links, especially from unknown senders.<o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt">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.<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">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.<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">Heather<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Lucida Calligraphy";color:#1F497D;mso-ligatures:standardcontextual">Heather S. de Vrieze</span><b><span style="font-size:16.0pt;color:#1F497D;mso-ligatures:standardcontextual"><br>
</span></b><i><span style="font-size:12.0pt;font-family:"Garamond",serif;color:#1F497D;mso-ligatures:standardcontextual">(she/her)<o:p></o:p></span></i></p>
<p class="MsoNormal"><i><span style="font-size:12.0pt;font-family:"Garamond",serif;color:#1F497D;mso-ligatures:standardcontextual">Attorney-at-Law</span></i><i><span style="font-size:11.0pt;font-family:"Garamond",serif;color:#1F497D"><o:p></o:p></span></i></p>
<p class="MsoNormal"><i><span style="font-size:12.0pt;font-family:"Garamond",serif;color:#1F497D"><img border="0" width="189" height="105" style="width:1.9687in;height:1.0937in" id="_x0000_i1026" src="cid:image002.jpg@01DCFEFF.EACDE570"></span></i><i><span style="font-size:12.0pt;font-family:"Kunstler Script";color:#1F497D;mso-ligatures:standardcontextual"><o:p></o:p></span></i></p>
<p class="MsoNormal"><span style="font-family:Nyala;color:#44524E;mso-ligatures:standardcontextual">3909 California Avenue SW<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:Nyala;color:#44524E;mso-ligatures:standardcontextual">Seattle, WA 98116-3705
<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">
<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>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">dwight@dwightbickel.com</a>>; WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBARP] Real Property Missed in Probate<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#002060">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?<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#002060"><o:p> </o:p></span></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><b><span style="font-family:"Arial",sans-serif;color:#002060;mso-ligatures:standardcontextual">Mark B. Anderson<br>
</span></b><span style="font-family:"Arial",sans-serif;color:#002060;mso-ligatures:standardcontextual">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>
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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"> Dwight Bickel <<a href="mailto:dwight@dwightbickel.com">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">wsbarp@lists.wsbarppt.com</a>><br>
<b>Cc:</b> Mark Anderson <<a href="mailto:marka@mbaesq.com">marka@mbaesq.com</a>><br>
<b>Subject:</b> Re: [WSBARP] Real Property Missed in Probate<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;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?<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;color:black"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;color:black">Correcting an address, the spelling of a party name, an obvious error in a description, does not require a conveyance.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;color:black"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;color:black">Adding new land in my opinion requires a conveyance by WA statute, which needs a new signature and acknowledgement. <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;color:black"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;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.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;color:black"><o:p> </o:p></span></p>
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<p class="elementtoproof" style="background:white"><span style="font-size:11.0pt;font-family:"Verdana",sans-serif;color:#174E86">Dwight A. Bickel </span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
<p class="elementtoproof" style="background:white"><span style="font-size:11.0pt;font-family:"Verdana",sans-serif;color:#174E86">Real Property Title Advisor </span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
<p class="elementtoproof" style="background:white"><span style="font-size:11.0pt;font-family:"Verdana",sans-serif;color:#174E86">Washington Title Professional </span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
<p class="elementtoproof" style="background:white"><span style="font-size:11.0pt;font-family:"Verdana",sans-serif;color:#174E86"><a href="mailto:Dwight@dwightbickel.com"><span style="color:#174E86">Dwight@dwightbickel.com</span></a> </span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
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<p class="elementtoproof" style="background:white"><span style="font-size:11.0pt;font-family:"Verdana",sans-serif;color:#174E86">206-484-1976 </span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
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<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">marka@mbaesq.com</a>> wrote:<o:p></o:p></p>
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<p style="mso-margin-top-alt:12.0pt;margin-right:0in;margin-bottom:12.0pt;margin-left:0in">
<span style="color:#002060">Dear All:</span><o:p></o:p></p>
<p style="mso-margin-top-alt:12.0pt;margin-right:0in;margin-bottom:12.0pt;margin-left:0in">
<span style="color:#002060">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><o:p></o:p></p>
<p style="mso-margin-top-alt:12.0pt;margin-right:0in;margin-bottom:12.0pt;margin-left:0in">
<span style="color:#002060">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><o:p></o:p></p>
<p style="mso-margin-top-alt:12.0pt;margin-right:0in;margin-bottom:12.0pt;margin-left:0in">
<span style="color:#002060">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><o:p></o:p></p>
<ol start="1" type="1">
<li class="MsoNormal" style="color:#002060;mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;mso-list:l1 level1 lfo3">
<span style="font-size:12.0pt">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.<o:p></o:p></span></li><li class="MsoNormal" style="color:#002060;mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;mso-list:l1 level1 lfo3">
<span style="font-size:12.0pt">Rerecord the personal representative’s deed with a corrected legal description of property being conveyed.<o:p></o:p></span></li><li class="MsoNormal" style="color:#002060;mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;mso-list:l1 level1 lfo3">
<span style="font-size:12.0pt">Clear title through a quiet title action.<o:p></o:p></span></li></ol>
<p style="mso-margin-top-alt:12.0pt;margin-right:0in;margin-bottom:12.0pt;margin-left:0in">
<span style="color:#002060">I'm inclined to try option #2, but I would like to know what other ideas the rest of you may have.</span><o:p></o:p></p>
<p style="mso-margin-top-alt:12.0pt;margin-right:0in;margin-bottom:12.0pt;margin-left:0in">
<span style="color:#002060">Thanks.</span><o:p></o:p></p>
<p><b><span style="color:#002060">Mark B. Anderson<br>
</span></b><span style="color:#002060">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"><span style="color:#002060">marka@mbaesq.com</span></a><br>
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