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<div>Jim, </div>
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<div>I think one of the big issues here is that this is a “loan modification” not a “refinance.” Because the underlying promissory note is being “modified” it needs to be signed by all of the parties to the original note (because you are modifying an existing
contract). The only way to get that issue resolved is by having the promissory note in its entirety assigned to the individual who will be responsible under the modification or have PennyMac sign off on the individual assuming the entirety of the original
promissory note. Unfortunately, the assignment requires the signature of the girlfriend. However, having your client “assume” the promissory note in its entirety does not. You should ask PennyMac about their process for recognizing an “assumption” of the note. </div>
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<div>Of course, if this is a “refinance” then disregard everything above because that is a totally different situation. </div>
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<div>Good luck.</div>
<div>Jensen</div>
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<div style="font-family: 'Goudy Old Style';">……………………………………………………………………………………………….</div>
<div style="font-family: 'Goudy Old Style';"><b>Jensen Mauseth</b></div>
<div style="font-family: 'Goudy Old Style';"><b>Mauseth Legal, PLLC</b></div>
<div style="font-family: 'Goudy Old Style';"><a href="mailto:jmauseth@mausethlegal.com">jmauseth@mausethlegal.com</a></div>
<div style="font-family: 'Goudy Old Style';">(p) 425.242.5111</div>
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<div style="font-family: 'Goudy Old Style';">(f) 425.242.5114</div>
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<span style="font-weight:bold">From: </span><<a href="mailto:wsbapt-bounces@lists.wsbarppt.com">wsbapt-bounces@lists.wsbarppt.com</a>> on behalf of Eric Nelsen <<a href="mailto:Eric@sayrelawoffices.com">Eric@sayrelawoffices.com</a>><br>
<span style="font-weight:bold">Reply-To: </span>WSBA Probate & Trust Listserv <<a href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a>><br>
<span style="font-weight:bold">Date: </span>Thursday, February 11, 2016 at 12:08 PM<br>
<span style="font-weight:bold">To: </span>WSBA Probate & Trust Listserv <<a href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a>><br>
<span style="font-weight:bold">Subject: </span>Re: [WSBAPT] Removal of name from title<br>
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<p class="MsoNormal"><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);">I agree with Heather as usual. The problem sounds like she is on the title deed from purchase of the property. If she is only on the Note and the
Deed of Trust, then there should be no problem with the refinance.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);">Assuming she is on the title deed, then I think there are two options. If in fact the girlfriend put down zero money at any time for the property
– no participation in down payment, no payments, nothing – then perhaps the client can allege a quiet title action on the basis that her name is on the property merely as a nominee, that she has no legal or equitable interest, and title should be quieted in
him.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);">But if the girlfriend put down any down payment, or provided any kind of consideration relating to purchase of the property, then I think she has
an interest in the property and a partition action would be required, which actually would force sale rather than refinance. If that is the case, probably better to hire an investigator to try to find the girlfriend and negotiate to get a QCD.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);">Longest route--if she has a tenant-in-common interest, then he has been paying her share of expenses for years. He could sue for reimbursement, obtain
a default judgment against her, and execute the judgment against her real property interest to take title.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family: Calibri, sans-serif; color: rgb(31, 73, 125);">Sincerely,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family: Calibri, sans-serif; color: rgb(31, 73, 125);"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family: Calibri, sans-serif; color: rgb(31, 73, 125);">Eric<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family: Calibri, sans-serif; color: rgb(31, 73, 125);"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family: Calibri, sans-serif; color: rgb(31, 73, 125);">Eric C. Nelsen<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family: Calibri, sans-serif; color: rgb(31, 73, 125);">SAYRE LAW OFFICES, PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family: Calibri, sans-serif; color: rgb(31, 73, 125);">1320 University St<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family: Calibri, sans-serif; color: rgb(31, 73, 125);">Seattle WA 98101-2837<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family: Calibri, sans-serif; color: rgb(31, 73, 125);">phone 206-625-0092<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family: Calibri, sans-serif; color: rgb(31, 73, 125);">fax 206-625-9040<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size: 10pt; font-family: Tahoma, sans-serif;">From:</span></b><span style="font-size: 10pt; font-family: Tahoma, sans-serif;">
<a href="mailto:wsbapt-bounces@lists.wsbarppt.com">wsbapt-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbapt-bounces@lists.wsbarppt.com">mailto:wsbapt-bounces@lists.wsbarppt.com</a>]
<b>On Behalf Of </b>Heather deVrieze<br>
<b>Sent:</b> Thursday, February 11, 2016 11:18 AM<br>
<b>To:</b> WSBA Probate & Trust Listserv<br>
<b>Subject:</b> Re: [WSBAPT] Removal of name from title<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);">Despite your statement of that facts, that girlfriend is on Promissory Note and Deed of Trust, it sounds as though she is actually on title. If she
is on title, a quiet title (or finding her) is your option. If she is, however, only on the Note and DOT, a refinance will not require her signature or any Court action.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);">Heather<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:16.0pt;font-family:"Vladimir Script";color:#1F497D">Heather S. de Vrieze</span><b><span style="font-size: 16pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);"><br>
</span></b><i><span style="font-size: 11pt; font-family: Garamond, serif; color: rgb(31, 73, 125);">Attorney-at-Law<o:p></o:p></span></i></p>
<p class="MsoNormal"><i><span style="font-size: 11pt; font-family: Garamond, serif; color: rgb(31, 73, 125);"><img width="264" height="147" id="_x0000_i1025" src="cid:image001.jpg@01D164C2.7E8678B0" alt="cid:image001.jpg@01D013C2.30F35160"></span></i><i><span style="font-family: Garamond, serif; color: rgb(31, 73, 125);"><o:p></o:p></span></i></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:Nyala;color:#44524E">3909 California Avenue SW<o:p></o:p></span></p>
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<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:Nyala;color:#44524E">(206)938-5500
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><a href="mailto:heatherd@westseattlelaw.com"><span style="font-size:10.0pt;font-family:Nyala;color:#44524E">heatherd@westseattlelaw.com</span></a></span><span style="font-size:10.0pt;font-family:Nyala;color:#44524E"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:Nyala;color:#7D1126"><o:p> </o:p></span></p>
<p class="MsoNormal"><b><span style="font-size: 9pt; font-family: Arial, sans-serif; color: rgb(0, 46, 138);">Click here to connect with de Vrieze | Carney on Facebook:
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<p class="MsoNormal"><span style="font-size: 8pt; font-family: Calibri, sans-serif; color: rgb(166, 166, 166);">CONFIDENTIAL & PRIVILEGED. This e-mail message may contain legally privileged and/or confidential information. If you have received this e-mail
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<p class="MsoNormal"><b><span style="font-size: 11pt; font-family: Calibri, sans-serif;">From:</span></b><span style="font-size: 11pt; font-family: Calibri, sans-serif;"><a href="mailto:wsbapt-bounces@lists.wsbarppt.com">wsbapt-bounces@lists.wsbarppt.com</a>
[<a href="mailto:wsbapt-bounces@lists.wsbarppt.com">mailto:wsbapt-bounces@lists.wsbarppt.com</a>]
<b>On Behalf Of </b>Jim Doran<br>
<b>Sent:</b> Thursday, February 11, 2016 10:34 AM<br>
<b>To:</b> Real Property Section <<a href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a>><br>
<b>Subject:</b> [WSBAPT] Removal of name from title<o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt">My client had a girlfriend whose name was put on the Deed of Trust and Promissory Note as an individual and unmarried person in 2005. The girlfriend never paid anything on the Note and moved to England in 2009.
My client is in the process of modifying his loan with PennyMac, Inc. In order to complete the modification we have to have the girlfriend sign off or get her name removed from the documents by some sort of Quit Claim Deed or Court order.<o:p></o:p></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt">The problem is that we cannot find the girlfriend.
<o:p></o:p></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt">What is the action that I bring to remove her name from the title? Is it a quiet title action just as to her? Is there any other way that I should consider? I presume I could get service by publication.<o:p></o:p></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt">Any suggestions on how to do this would be very much appreciated.<o:p></o:p></p>
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<p class="MsoNormal">Thank you.<br>
<br clear="all">
<o:p></o:p></p>
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<p class="MsoNormal">James R. Doran<o:p></o:p></p>
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<p class="MsoNormal">Attorney at Law<o:p></o:p></p>
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<p class="MsoNormal">100 E. Pine Street - Suite 205<o:p></o:p></p>
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<p class="MsoNormal">Bellingham, WA 98225<br>
(360)393-9506<o:p></o:p></p>
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<p class="MsoNormal"><a href="mailto:jim@doranlegal.com" target="_blank">jim@doranlegal.com</a><o:p></o:p></p>
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<p class="MsoNormal"><a href="http://www.doranlegal.com" target="_blank">www.doranlegal.com</a><o:p></o:p></p>
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