When Harold contacted our firm, he was ready to take an important step he’d delayed for years. His beloved wife had passed away more than 15 years ago, leaving behind jointly owned property in both Arizona and Washington. Although he had continued to live in and manage the properties, her name remained on both titles — creating potential complications for future estate planning and ownership clarity.
He wanted to honor her memory while ensuring his estate was properly organized, but he was unsure where to start or how to manage the process across two different states. That’s when he reached out to the Law Office of Theresa Nguyen, PLLC for help.
Over time, many surviving spouses delay updating property titles after a loved one’s death — often unaware that failing to do so can cause major complications later, especially when it comes to estate transfers, refinancing, or trust planning.
In Harold’s case, both the Washington and Arizona properties were still titled jointly with his late wife, even though she had passed away years prior. Without removing her name, the titles could not be transferred into his new living trust, and the properties could have been forced through probate later.
Harold wanted to fix the issue once and for all — without opening probate in either state.
Our attorneys immediately reviewed the property records, death certificates, and county-specific requirements in both states. With our experience handling multi-state real estate and probate matters, we identified that the situation qualified for Lack of Probate Affidavits — a powerful tool under both Washington and Arizona law that allows ownership correction without going through probate.
Our team:
Verified ownership history and legal description for both Washington and Arizona properties
Prepared the Lack of Probate Affidavits, ensuring they met all statutory and county-specific requirements
Coordinated notarization and online execution for convenience
Submitted the affidavits through e-recording for prompt county processing
Transferred both properties into the client’s new living trust, ensuring seamless alignment with his updated estate plan
Provided the client with recorded copies and confirmation of title correction in both jurisdictions
Through a careful, streamlined process, we eliminated years of uncertainty and built a solid foundation for future estate planning.
Within days, both properties were legally transferred and fully recorded — free of the late spouse’s name and properly titled in the living trust. Harold now has clear ownership and a well-structured estate plan that ensures his property will pass smoothly to his heirs without probate.
“I had put this off for so long because I thought it would be complicated or expensive. Theresa’s team made it simple and stress-free. Now everything’s in order, and I have peace of mind for my family.”
— Harold, Homeowner & Satisfied Client
Our firm regularly helps clients update property titles after the loss of a loved one, ensuring everything is handled properly and efficiently — especially when property spans multiple states. We offer personalized solutions to simplify estate administration and protect family assets.
We assist clients with:
Lack of Probate Affidavits (Washington & Arizona)
Property transfers to living trusts
Multi-state deed preparation and e-recording
Probate avoidance strategies
Estate and title review consultations
With over a decade of experience in real estate, probate, and trust law, we provide fast, affordable, and compassionate legal solutions tailored to each family’s situation.
If a loved one’s name still appears on your property title — even years later — we can help you update ownership, avoid probate, and secure your estate plan across multiple states.
📞 Call: (425) 998-7295
📧 Email: info@tnguyenlaw.com
🔗 Book a Remote Consultation Online
Law Office of Theresa Nguyen, PLLC
Real Estate. Probate. Estate Planning. Tax. Immigration. Business Law.
Serving clients in Washington and Arizona.
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