Detailed answer

If you and your siblings co‑own your father’s property and you want to keep it rather than sell, you can often buy out their ownership shares. The basic path is: confirm who holds legal title, determine each person’s share and the property’s market value, agree on price and terms, clear any liens, and record a deed transferring the siblings’ interests to you. Below are the typical steps, key legal issues under Washington law, and practical options if someone won’t cooperate.

1. Confirm ownership and the estate status

First, find the current title and any estate or probate filings. If the property passed immediately to heirs (for example, if it was held in joint tenancy with right of survivorship), the title may already reflect survivors. If the property is part of your father’s probate estate or passed under intestacy, the probate process may control who can sell or convey interests. For Washington intestate and probate rules, see the Revised Code of Washington on intestate succession and probate administration: https://app.leg.wa.gov/rcw/default.aspx?cite=11.04 and https://app.leg.wa.gov/rcw/default.aspx?cite=11.28.

2. Determine each owner’s legal share

If the heirs inherited the property equally, each sibling typically holds an undivided fractional interest (commonly as tenants in common). The exact shares depend on the will (if any) or Washington’s intestacy rules. Review the recorded deed and any probate documents to confirm each person’s legal percentage.

3. Get a professional valuation

Order a full market appraisal. A neutral appraiser provides an objective fair market value, which creates a clear basis for a buyout price. You can also use a broker’s opinion of value for a lower cost, but appraisals are stronger if the deal is contested or if lenders are involved.

4. Calculate buyout price and negotiate terms

Common buyout formulas: each sibling’s percentage × fair market value, adjusted for outstanding mortgages, liens, and selling costs (if those would be paid upon sale). Example: a 25% share on property appraised at $400,000 equals $100,000 before subtracting the share of encumbrances. Negotiate payment method (cash at closing, mortgage/refinance, promissory note, or installment plan) and any offset for needed repairs or maintenance.

5. Prepare the agreement and confirm authority

Use a written purchase agreement or memorandum that describes the property, the exact interest being transferred, the price, closing conditions, and representations (for example, that the seller has authority to convey the interest). If the property is still in probate, the personal representative or executor may need court approval or to follow requirements of the estate administration before transferring title.

6. Clear title and close through escrow

Order a title search to find liens, mortgages, or unresolved claims. The siblings selling their shares should sign a deed (commonly a quitclaim deed for intra‑family transfers, though a warranty deed is stronger). Use an escrow or title company to handle prorations, payoff of liens, and recording. Record the new deed with the county auditor – Washington recording rules and procedures are under RCW Chapter 65.04: https://app.leg.wa.gov/rcw/default.aspx?cite=65.04.

7. If a sibling refuses to sell: partition risk and options

If one or more co‑owners won’t agree to a buyout, you face the possibility of a court partition action. Under Washington’s partition statutes, any co‑owner can ask the court to divide the property physically or to force a sale and divide proceeds. See Washington’s partition statute: https://app.leg.wa.gov/rcw/default.aspx?cite=7.60. Courts prefer physical division when practical but may order a sale when division would be impractical or inequitable. A forced sale can result in less favorable proceeds and added litigation costs.

8. Taxes, mortgages, and other consequences

Consider capital gains, gift tax, or transfer tax consequences of the buyout. If you refinance an existing mortgage to remove co‑owners, lenders will want a clear title and may require you qualify for the loan alone. Consult a tax advisor for consequences of the transfer.

9. When to get an attorney involved

If the title or probate status is unclear, if one or more siblings resist the buyout, if there are substantial liens or mortgages, or if you need court approval during probate, speak with a Washington real estate or probate attorney. An attorney can draft or review agreements, represent you in court if necessary, and ensure the transfer complies with Washington statutes.

Helpful hints

• Start by pulling the recorded deed from the county auditor’s office to confirm current owners and legal descriptions.
• Get a neutral, licensed appraiser to establish fair market value before negotiations.
• Use a written purchase agreement that addresses price, payment terms, closing date, title contingencies, and dispute resolution (mediation or arbitration).
• Consider using escrow and obtaining owner’s title insurance to avoid future claims.
• If you plan to refinance to fund the buyout, speak to lenders early to learn required documentation and timeline.
• If negotiations stall, offer mediation before filing for partition — it’s faster and cheaper than court.
• Keep good records of communications and offers; they help if a court later reviews the transaction.
• Consult a tax advisor about gift and capital gains tax implications before finalizing a below‑market buyout.