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I. How We Work in Washington. Based on your preferences, we provide you with information about one or more of our contracted senior living providers ("Participating Communities") and provide your Senior Living Care Information to Participating Communities. The Participating Communities may contact you directly regarding their services. APFM does not endorse or recommend any provider. It is your sole responsibility to select the appropriate care for yourself or your loved one. We work with both you and the Participating Communities in your search. We do not permit our Advisors to have an ownership interest in Participating Communities.
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V. Complaints. Please contact our Family Feedback Line at (866) 584-7340 or ConsumerFeedback@aplaceformom.com to report any complaint. Consumers have many avenues to address a dispute with any referral service company, including the right to file a complaint with the Attorney General's office at: Consumer Protection Division, 800 5th Avenue, Ste. 2000, Seattle, 98104 or 800-551-4636.
VI. No Waiver of Your Rights. APFM does not (and may not) require or even ask consumers seeking senior housing or care services in Washington State to sign waivers of liability for losses of personal property or injury or to sign waivers of any rights established under law.I agree that: A.I authorize A Place For Mom ("APFM") to collect certain personal and contact detail information, as well as relevant health care information about me or from me about the senior family member or relative I am assisting ("Senior Living Care Information"). B.APFM may provide information to me electronically. My electronic signature on agreements and documents has the same effect as if I signed them in ink. C.APFM may send all communications to me electronically via e-mail or by access to an APFM web site. D.If I want a paper copy, I can print a copy of the Disclosures or download the Disclosures for my records. E.This E-Sign Acknowledgement and Authorization applies to these Disclosures and all future Disclosures related to APFM's services, unless I revoke my authorization. You may revoke this authorization in writing at any time (except where we have already disclosed information before receiving your revocation.) This authorization will expire after one year. F.You consent to APFM's reaching out to you using a phone system than can auto-dial numbers (we miss rotary phones, too!), but this consent is not required to use our service.
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I have never heard of a document called a "beneficiary deed". I have heard of a will in which there is a designated beneficiary of a property, and I have heard of a deed. But "Beneficiary Deed" makes no sense to me. So.............. Attorney. Attorney. Attorney. Expert advice is needed.
How to Confirm a Beneficiary (Transfer-on-Death) Deed Is Legitimate If someone has submitted a beneficiary deed (also called a Transfer-on-Death or TOD deed) to claim land after a parent’s death, there are several concrete steps you can take to verify that the document is valid and not fraudulent. Because the rules vary by state, it’s especially important to confirm both recording details and state-specific requirements. 1. Obtain the Official Recorded Copy Contact the County Recorder or Register of Deeds in the county where the land is located and request the official recorded copy of the deed. Do not rely solely on a copy provided by the person claiming the property.
Confirm: • The document number and recording date • The full legal name of the property owner • The full legal description of the property (not just the street address)
If the deed was never recorded, it generally has no legal effect. 2. Confirm It Meets State Law Requirements Each state has specific rules for beneficiary/TOD deeds. Common requirements include:
• Use of the state’s approved statutory form (where required) • Signature of the property owner • Proper notarization • Recording before the owner’s death • Recording within a required time frame after signing (some states)
If any required element is missing, the deed may be invalid. 3. Verify the Signature Compare the signature on the deed to known examples of the father’s signature, such as prior deeds, a will, identification documents, or other legal papers. If the signature appears inconsistent or forged, a handwriting expert can formally evaluate it. 4. Check the Notary Acknowledgment A valid beneficiary deed must be notarized. Verify:
• The notary’s name and commission number • That the notary was active on the date of signing • That the notarization language complies with state law
This can usually be confirmed through the state’s Secretary of State or notary oversight office. 5. Search for Later Deeds or Revocations A later action by the property owner can cancel a beneficiary deed. Check the county records for:
• A newer deed transferring the property • A recorded revocation of the beneficiary deed • Evidence the property was sold or retitled
Any of these may invalidate the beneficiary deed. 6. Consider Capacity or Undue Influence Even a properly recorded deed can be challenged if the owner lacked mental capacity at the time of signing or was subjected to undue influence. Warning signs include sudden changes in estate planning, isolation of the owner, or pressure from the beneficiary. Medical records and witness testimony are often key in these cases. 7. Consult an Attorney If the property is valuable or other heirs are affected, a probate or real estate attorney can review the deed, confirm whether it complies with state law, and advise whether it can be challenged. Bottom line: The most reliable way to confirm legitimacy is through county records, notary verification, and compliance with state-specific rules. Beneficiary deeds are strictly regulated, and even small errors can render them invalid.
From what I read, this deed is filed before Dad died. Its done to bypass probate.
"The deed is only valid if recorded in the county where the property is located before the owner's death."
So it seems Sister cannot submit a beneficiary deed unless Dad previously filed one. You need to check with tge County Court where he lives to see if a deed was filed prior to Dads death. Was there a Will, if not the State will determine who inherits. If no executor, you need to go to probate and file as Administrator.
Have you seen the deed? It would be publicly available at the local courthouse. It would have to have been filed there BEFORE he died to be valid. Do you mean that she is just now submitting it, after his death? If so, it is not valid. If it was filed at the courthouse before your father's death. you can look at it there. It might be posted online. It would need to be notarized, with your father's signature. The notary would have a record of when he or she notarized it.
So look it up online or at the courthouse or wherever deeds are filed. If it does not appear to be valid, contact a real estate attorney.
By proceeding, I agree that I understand the following disclosures:
I. How We Work in Washington.
Based on your preferences, we provide you with information about one or more of our contracted senior living providers ("Participating Communities") and provide your Senior Living Care Information to Participating Communities. The Participating Communities may contact you directly regarding their services.
APFM does not endorse or recommend any provider. It is your sole responsibility to select the appropriate care for yourself or your loved one. We work with both you and the Participating Communities in your search. We do not permit our Advisors to have an ownership interest in Participating Communities.
II. How We Are Paid.
We do not charge you any fee – we are paid by the Participating Communities. Some Participating Communities pay us a percentage of the first month's standard rate for the rent and care services you select. We invoice these fees after the senior moves in.
III. When We Tour.
APFM tours certain Participating Communities in Washington (typically more in metropolitan areas than in rural areas.) During the 12 month period prior to December 31, 2017, we toured 86.2% of Participating Communities with capacity for 20 or more residents.
IV. No Obligation or Commitment.
You have no obligation to use or to continue to use our services. Because you pay no fee to us, you will never need to ask for a refund.
V. Complaints.
Please contact our Family Feedback Line at (866) 584-7340 or ConsumerFeedback@aplaceformom.com to report any complaint. Consumers have many avenues to address a dispute with any referral service company, including the right to file a complaint with the Attorney General's office at: Consumer Protection Division, 800 5th Avenue, Ste. 2000, Seattle, 98104 or 800-551-4636.
VI. No Waiver of Your Rights.
APFM does not (and may not) require or even ask consumers seeking senior housing or care services in Washington State to sign waivers of liability for losses of personal property or injury or to sign waivers of any rights established under law.
I agree that:
A.
I authorize A Place For Mom ("APFM") to collect certain personal and contact detail information, as well as relevant health care information about me or from me about the senior family member or relative I am assisting ("Senior Living Care Information").
B.
APFM may provide information to me electronically. My electronic signature on agreements and documents has the same effect as if I signed them in ink.
C.
APFM may send all communications to me electronically via e-mail or by access to an APFM web site.
D.
If I want a paper copy, I can print a copy of the Disclosures or download the Disclosures for my records.
E.
This E-Sign Acknowledgement and Authorization applies to these Disclosures and all future Disclosures related to APFM's services, unless I revoke my authorization. You may revoke this authorization in writing at any time (except where we have already disclosed information before receiving your revocation.) This authorization will expire after one year.
F.
You consent to APFM's reaching out to you using a phone system than can auto-dial numbers (we miss rotary phones, too!), but this consent is not required to use our service.
One that specializes in elder care, elder trusts, etc.
Try to get a local referral.
So..............
Attorney. Attorney. Attorney.
Expert advice is needed.
How to Confirm a Beneficiary (Transfer-on-Death) Deed Is Legitimate
If someone has submitted a beneficiary deed (also called a Transfer-on-Death or TOD deed) to claim land after a parent’s death, there are several concrete steps you can take to verify that the document is valid and not fraudulent. Because the rules vary by state, it’s especially important to confirm both recording details and state-specific requirements.
1. Obtain the Official Recorded Copy
Contact the County Recorder or Register of Deeds in the county where the land is located and request the official recorded copy of the deed. Do not rely solely on a copy provided by the person claiming the property.
Confirm:
• The document number and recording date
• The full legal name of the property owner
• The full legal description of the property (not just the street address)
If the deed was never recorded, it generally has no legal effect.
2. Confirm It Meets State Law Requirements
Each state has specific rules for beneficiary/TOD deeds. Common requirements include:
• Use of the state’s approved statutory form (where required)
• Signature of the property owner
• Proper notarization
• Recording before the owner’s death
• Recording within a required time frame after signing (some states)
If any required element is missing, the deed may be invalid.
3. Verify the Signature
Compare the signature on the deed to known examples of the father’s signature, such as prior deeds, a will, identification documents, or other legal papers. If the signature appears inconsistent or forged, a handwriting expert can formally evaluate it.
4. Check the Notary Acknowledgment
A valid beneficiary deed must be notarized. Verify:
• The notary’s name and commission number
• That the notary was active on the date of signing
• That the notarization language complies with state law
This can usually be confirmed through the state’s Secretary of State or notary oversight office.
5. Search for Later Deeds or Revocations
A later action by the property owner can cancel a beneficiary deed. Check the county records for:
• A newer deed transferring the property
• A recorded revocation of the beneficiary deed
• Evidence the property was sold or retitled
Any of these may invalidate the beneficiary deed.
6. Consider Capacity or Undue Influence
Even a properly recorded deed can be challenged if the owner lacked mental capacity at the time of signing or was subjected to undue influence. Warning signs include sudden changes in estate planning, isolation of the owner, or pressure from the beneficiary. Medical records and witness testimony are often key in these cases.
7. Consult an Attorney
If the property is valuable or other heirs are affected, a probate or real estate attorney can review the deed, confirm whether it complies with state law, and advise whether it can be challenged.
Bottom line: The most reliable way to confirm legitimacy is through county records, notary verification, and compliance with state-specific rules. Beneficiary deeds are strictly regulated, and even small errors can render them invalid.
"The deed is only valid if recorded in the county where the property is located before the owner's death."
So it seems Sister cannot submit a beneficiary deed unless Dad previously filed one. You need to check with tge County Court where he lives to see if a deed was filed prior to Dads death. Was there a Will, if not the State will determine who inherits. If no executor, you need to go to probate and file as Administrator.
You need an attorney.
So look it up online or at the courthouse or wherever deeds are filed. If it does not appear to be valid, contact a real estate attorney.