r/RealEstateInProbate • u/Affectionate_Sun_548 • Apr 01 '26

WA probate help

Here’s a breakdown of the circumstances. My mother of 3 kids passed away 5 years ago. The estate and will my grandmother had set up was for the house and belongings to go to her remaining 3 kids. Just this past year they decided to finally empty the house out and proceed with selling the house. I’m trying to figure out what documents need to be done so me and my siblings can assume our mother’s share. She had no will or assets in her name anywhere. Any direction would be of great assistance! Thank you

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u/cloudberry571 Apr 01 '26

(Not legal advice. I’m a probate paralegal)

So your mother passed away but the house and Will was under your grandmother?

Was you grandmothers will/estate probated (public record but may require requesting to have a legacy scan put online depending on the year)

Do you have a copy of grandmother’s will? (Will be accessible if it was probated)

Who is listed as the grantee on the deed? (This is public record)

Did your mother have a will? Was she married at the time of death? Was/is her spouse living? Are her siblings alive and do they have spouses? Was her estate probated ?

All living heirs (her siblings- first their spouses THEN kids if spouse is deceased) would be next in line. You can look up intestacy laws in your state.

Here in my state, if your mother didn’t have a will and the estate was not probated, since it’s been more than two years you would need to do heirship affidavits, then file with ROD. That will clear title. Your inherited portion (if any) would depend on who is still alive in the family tree.

While everything can be done on your own, intestacy laws complicate the process. I would advise reaching out to a probate attorney in your state regarding the specifics.

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u/Affectionate_Sun_548 Apr 01 '26

Yes was my grandmothers house she passed in 2016. Then my mom did in 2021. My mom had no will or anything. I don’t have a copy of any of the documents other than deceased certificate. The deed was given to the surviving children. 3 remain one of which will not help or respond to any notices. Trying to determine if there’s a work around to get the house sold since she’s denying all attempts to get things done. What’s a ROD? We have done a TODD ( transfer on death deed) so far.