<div dir="ltr"><div><div class="gmail_default" style="font-size:large">I always insist on a a Bargin and sale, quit claim or PR deed unless it is an intrafamily sale or distribution. </div><br clear="all"></div><div><div dir="ltr" class="gmail_signature" data-smartmail="gmail_signature"><div dir="ltr"><div>PLEASE NOTE THAT MY RESPONSE TIME MAY BE DELAYED DUE TO PENDING MATTERS. I WILL ALSO BE TRAVELING FROM AUGUST 26, 2026, UNTIL AUGUST 30, 2026, WITH LIMITED ACCESS TO EMAIL. I WILL ALSO BE IN TRIAL THE WEEK OF SEPTEMBER 7, 2026. I WILL RETURN COMMUNICATIONS, AS SOON AS POSSIBLE DURING THESE TIMES.</div><div><b><br></b></div><div><span style="color:rgb(56,118,29);font-family:georgia,serif;font-size:large">Diane Kiepe, J.D., LL.M. Taxation</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">509-808-2087</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 Mon, Aug 24, 2026 at 11:36 AM Dwight Bickel <<a href="mailto:dwight@dwightbickel.com">dwight@dwightbickel.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="msg-3452207469443898183">
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That situation occurs frequently to every escrow officer. I've seen lawyers representing the Estate [or its PR] escalate to cancellation of the transaction. "We won't give a warranty deed." But the PR signed a P&SA promising to do that. The escrow agent prepared
a SWD and now the PR refuses to sign.</div>
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So, how big is the consequence? Well, let's look at the risk. What are those promises and the consequences for breach. Usually the PR has a pretty solid opinion that the decedent didn't sign an unrecorded conveyance for some mortgage, easement, lease, or even
deed. Usually the PR has known the decedent and there is very little likelihood that there is a recent encroachment or boundary dispute that has erupted. Usually the decedent obtained title insurance that would protect the Estate against warranties of title
defects prior to the decedent's purchase.</div>
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But if a warranty claim was made, it is against the estate. And probably after that probate is closed. There certainly is no action against the PR for title warranty liability. If there was a post-closing title dispute, where the purchaser-grantee was covered,
the new policy would cover that grantee's loss and perhaps pursue the Estate, as grantor, under policy subrogation rights. But that is an equitable case and the PR will also rely upon the commitment if
<i>Transamerica Title Ins. Co. v. Johnson</i>, 103 Wn.2d 409 (1985) applies to the facts underlying the new title claim.</div>
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But now look at the risk of breach of the P&SA. That contract requires a SWD and the Estate is certainly liable for loss to the purchaser upon default. Doe the Estate have a right to refuse a SWD? In my opinion, no. Does the Estate and its PR have some argument
for reformation of the terms of the P&SA based upon mutual mistake? [Both PR as Seller and the Purchaser intended a PR deed.] Maybe. That litigation will be expensive and the loser will pay attorney's fees.</div>
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Maybe just sign the SWD.</div>
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This is not just theoretical. Last week I signed a P&SA for sale of my mother's house, as a successor Trustee after her passing. The selling broker used a standard form that called for a SWD. I could have declined the offer and changed it to a Quitclaim Deed.
But instead, I just accepted the offer.</div>
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<span style="font-family:Verdana,Geneva,sans-serif;color:rgb(23,78,134)">Dwight A. Bickel </span></p>
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<span style="font-family:Verdana,Geneva,sans-serif;color:rgb(23,78,134)">Real Property Title Advisor </span></p>
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<span style="font-family:Verdana,Geneva,sans-serif;color:rgb(23,78,134)"><a href="mailto:Dwight@dwightbickel.com" style="color:rgb(23,78,134);margin-top:0px;margin-bottom:0px" target="_blank">Dwight@dwightbickel.com</a> </span></p>
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<span style="font-family:Verdana,Geneva,sans-serif;color:rgb(23,78,134)"><a href="http://dwightbickel.com" style="color:rgb(23,78,134);margin-top:0px;margin-bottom:0px" target="_blank">http://dwightbickel.com</a> </span></p>
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<div id="m_-3452207469443898183divRplyFwdMsg" dir="ltr"><font face="Calibri, sans-serif" style="font-size:11pt" color="#000000"><b>From:</b> <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>> on behalf of Brent Williams-Ruth <<a href="mailto:brent@williams-ruthlaw.com" target="_blank">brent@williams-ruthlaw.com</a>><br>
<b>Sent:</b> Monday, August 24, 2026 9:51 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>Subject:</b> [WSBARP] In Property Dispute what controls</font>
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<div style="font-family:arial,sans-serif">Greetings My Real Property Colleagues - </div>
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<div style="font-family:arial,sans-serif">I have a probate where the Executor and their real estate agent did not loop me in prior to closing on a home sale through probate. Things are not as I would have done them - but before making
a mountain out of nothing, I am hoping there is a simple answer to this question. </div>
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<div style="font-family:arial,sans-serif">If there is a dispute over the sale is there a priority over which document controls - the Deed or the Purchase and Sale Agreement?</div>
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<div style="font-family:arial,sans-serif">Thank you!</div>
<div style="font-family:arial,sans-serif">Brent</div>
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<p><b><span style="font-family:"Times New Roman",serif">Brent Williams-Ruth</span></b><span style="font-family:"Times New Roman",serif"> (pronouns: he/him)<br>
<i>Attorney-At-Law</i></span></p>
<p><b><span style="font-family:"Times New Roman",serif">Law Offices of Brent Williams-Ruth, </span></b><b><span style="font-family:"Times New Roman",serif"><font size="1">a division of BWR Consulting, PLLC</font></span></b><b><span style="font-family:"Times New Roman",serif"></span></b></p>
<p><b><span style="font-family:"Times New Roman",serif">Physical Address: 500 S 336th Street, Suite 214; Federal Way, WA 98003</span></b><span style="font-family:"Times New Roman",serif"></span></p>
<p><b><span style="font-family:"Times New Roman",serif"><font color="#ff0000">Mailing Address:</font> </span></b><b><span style="font-family:"Times New Roman",serif">PO BOX 3319; Federal Way, WA 98063 </span></b></p>
<p><span style="font-family:"Times New Roman",serif">Office/Scheduling Phone:<span style="color:rgb(0,64,128)"> </span><font color="#ff0000">(253) 285-7751</font></span></p>
<p><font color="#ff0000" face="Times New Roman, serif">For All Meetings & Scheduling:
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