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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple style='tab-interval:.5in'><div class=WordSection1><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'>I think this is an issue of notice from the borrower before the NOD went out. The section (030) says ‘last known address’. You don’t have an obligation to go searching for possible changes of addresses, if you have no notice of a change of address. I think the same applies to notice of transfer of the interest, in respect to the definition of <i style='mso-bidi-font-style:normal'>Grantor</i> cited by John <span class=SpellE>McCrady</span>. The statute does not presuppose that you will obtain a TSG before initiating a Notice of Default. <span style='mso-spacerun:yes'> </span>There is no implication of due diligence searching in 030.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'>The due diligence regarding notices arises under the language found in 040, where there a litany of people who may have potential claims or rights found in the public record, thus, must be given notice to foreclose <span class=SpellE>their</span> interests.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'>Did your client have notice of the change of ownership to the LP? If not, then I think the Notice of Default is in compliance. If the lender had notice of the change of ownership <u>before</u> sending the Notice of Default then the responsibility to send the notice to the successor would attach. I would inquire of the lender to determine if they knew of the change of property ownership to the LP or any change of address notice, for that matter.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'>In this case, it appears that Rich, as the Trustee, only learned of the change or attempted change in ownership after receiving the TSG. The burden then, under the statute, is to send notice of Foreclosure and Notice of Trustee’s Sale to the successor. <span style='mso-spacerun:yes'> </span>It is my practice to send notice to all possible address and parties, sparing no expense on certified mail, once I have notice of changes of address or changes of ownership or additional possible claims to the property.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'>Given that posting was completed, and assuming no notice of change of ownership before sending the NOD, and given that both entities had the same mailing address, the risk here seems extremely minimal. The court cases look for “substantial compliance” with the statute, not absolute perfection. Under these facts, I don’t see the need to resend the NOD.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'><o:p> </o:p></span></p><div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'>Michael A. Winslow<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'>1204 Cleveland Ave.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'>Mount Vernon, WA 98273<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'>Ph. 360-336-3321<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'>Em. Mike@winslegal.com<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'>This message is from an attorney, so it’s confidential. If you are not the intended recipient, it’s too late to stop reading this message, but you may not use it for any improper purpose. Huge Disclaimer available upon request.<o:p></o:p></span></p></div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";mso-bidi-font-family:"Times New Roman";color:#1F497D'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";mso-fareast-font-family:"Times New Roman"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";mso-fareast-font-family:"Times New Roman"'> wsbapt-bounces@lists.wsbarppt.com [mailto:wsbapt-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>John McCrady<br><b>Sent:</b> Wednesday, January 17, 2018 4:10 PM<br><b>To:</b> WSBA Probate & Trust Listserv<br><b>Subject:</b> Re: [WSBAPT] Non-judicial foreclosure: notice of default successorin interest<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>But keep in mind that the statute defines “Grantor” as follows:<o:p></o:p></span></p><p class=MsoNormal>(7) "Grantor" means a person, <span style='background:yellow;mso-highlight:yellow'>or its successors,</span> who executes a deed of trust to encumber the person's interest in property as security for the performance of all or part of the borrower's obligations.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>I haven’t researched how the courts have construed “successors”, but I would be concerned about that.<span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>John McCrady<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Counsel<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Puget Sound Title Company<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>5350 Orchard Street West<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>University Place WA 98467<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>253-476-5721<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:j.mccrady@pstitle.com">j.mccrady@pstitle.com</a><o:p></o:p></span></p></div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-outline-level:1'><b><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'>From:</span></b><span style='font-size:11.0pt;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>Mike Winslow<br><b>Sent:</b> Wednesday, January 17, 2018 11:34 AM<br><b>To:</b> 'WSBA Probate & Trust Listserv' <<a href="mailto:wsbapt@lists.wsbarppt.com">wsbapt@lists.wsbarppt.com</a>><br><b>Subject:</b> Re: [WSBAPT] Non-judicial foreclosure: notice of default successorin interest<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>The statute on default notices says you send the Notice of Default to the Grantor, and Borrower (if different from the Grantor). That is all that is required. See portion of 030, below. <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Once you proceed to perform the second step of Notice of Foreclosure/Notice of Trustee Sale you pick up the subsequent transferee’s, giving them notice per the sections below. <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>If you gave the original Grantor notice of default, that should be sufficient for step one. The courts have been very good about construing compliance based strictly on the provisions of the statute. You did not mention posting or service, but you must also do one of those as well. If you did not post or serve, then do one of them, then count 30 days from that later event as your time frame. You don’t need to resend the mailing. <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b> </b><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b>RCW 61.24.030 </b><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b>Requisites to trustee's sale. </b><o:p></o:p></p><p class=MsoNormal style='text-indent:.25in'>It shall be requisite to a trustee's sale: <o:p></o:p></p><p class=MsoNormal style='text-indent:.25in'> <o:p></o:p></p><p class=MsoNormal style='text-indent:.25in'>(8) That at least thirty days before notice of sale shall be recorded, transmitted or served, written notice of default shall be transmitted by the beneficiary or trustee <span style='background:yellow;mso-highlight:yellow'>to the borrower and grantor at their last known addresses</span> by both first-class and either registered or certified mail, return receipt requested, <span style='background:fuchsia;mso-highlight:fuchsia'>and</span> the beneficiary or trustee shall cause to be <span style='background:yellow;mso-highlight:yellow'>posted in a conspicuous place on the premises, a copy of the notice, or personally served on the borrower and grantor</span>. <o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b>RCW 61.24.040 </b><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b>Foreclosure and sale—Notice of sale. </b><o:p></o:p></p><p class=MsoNormal style='text-indent:.25in'>A deed of trust foreclosed under this chapter shall be foreclosed as follows: <o:p></o:p></p><p class=MsoNormal style='text-indent:.25in'>(1) At least ninety days before the sale, or if a letter under RCW <a href="http://app.leg.wa.gov/RCW/default.aspx?cite=61.24.031">61.24.031</a> is required, at least one hundred twenty days before the sale, the trustee shall: <o:p></o:p></p><p class=MsoNormal style='text-indent:.25in'>(a) Record a notice in the form described in (f) of this subsection in the office of the auditor in each county in which the deed of trust is recorded; <o:p></o:p></p><p class=MsoNormal style='text-indent:.25in'>(b) To the extent the trustee elects to foreclose its lien or interest, or the beneficiary elects to preserve its right to seek a deficiency judgment against a borrower or grantor under RCW <a href="http://app.leg.wa.gov/RCW/default.aspx?cite=61.24.100">61.24.100</a>(3)(a), and if their addresses are stated in a recorded instrument evidencing their interest, lien, or claim of lien, or an amendment thereto, or are otherwise known to the trustee, cause a copy of the notice of sale described in (f) of this subsection to be transmitted by both first-class and either certified or registered mail, return receipt requested, to the following persons or their legal representatives, if any, at such address: <o:p></o:p></p><p class=MsoNormal style='text-indent:.25in'>(i) The borrower and grantor; <o:p></o:p></p><p class=MsoNormal style='text-indent:.25in'>(ii) The beneficiary of any deed of trust or mortgagee of any mortgage, or any person who has a lien or claim of lien against the property, that was recorded subsequent to the recordation of the deed of trust being foreclosed and before the recordation of the notice of sale; <o:p></o:p></p><p class=MsoNormal style='text-indent:.25in'>(iii) The vendee in any real estate contract, the lessee in any lease, <span style='background:yellow;mso-highlight:yellow'>or the holder of any conveyances of any interest or estate in any portion or all of the property described in such notice</span>, if that contract, lease, or conveyance of such interest or estate, or a memorandum or other notice thereof, was recorded after the recordation of the deed of trust being foreclosed and before the recordation of the notice of sale; <o:p></o:p></p><p class=MsoNormal style='text-indent:.25in'>(iv) The last holder of record of any other lien against or interest in the property that is subject to a subordination to the deed of trust being foreclosed that was recorded before the recordation of the notice of sale; <o:p></o:p></p><p class=MsoNormal style='text-indent:.25in'>(v) The last holder of record of the lien of any judgment subordinate to the deed of trust being foreclosed; and <o:p></o:p></p><p class=MsoNormal style='text-indent:.25in'>(vi) The occupants of property consisting solely of a single-family residence, or a condominium, cooperative, or other dwelling unit in a multiplex or other building containing fewer than five residential units, whether or not the occupant's rental agreement is recorded, which notice may be a single notice addressed to "occupants" for each unit known to the trustee or beneficiary; <o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'> </span><o:p></o:p></p><div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Michael A. Winslow </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>1204 Cleveland Ave. </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Mount Vernon, WA 98273 </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Ph. 360-336-3321 </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Em. <a href="mailto:Mike@winslegal.com">Mike@winslegal.com</a> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>This message is from an attorney, so it’s confidential. If you are not the intended recipient, it’s too late to stop reading this message, but you may not use it for any improper purpose. Huge Disclaimer available upon request. </span><o:p></o:p></p></div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'> </span><o:p></o:p></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-outline-level:1'><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>From:</span></b><span style='font-size:10.0pt;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>J Richard McEntee, Jr.<br><b>Sent:</b> Tuesday, January 16, 2018 6:25 PM<br><b>To:</b> WSBA Probate & Trust Listserv<br><b>Subject:</b> [WSBAPT] Non-judicial foreclosure: notice of default successor in interest </span><o:p></o:p></p></div></div><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>Hello Listmates <o:p></o:p></p><div><p class=MsoNormal> <o:p></o:p></p></div><div><p class=MsoNormal>I am serving as trustee in a non-judicial foreclosure. About 30 days ago, I sent notice of default to the grantor of the deed of trust and guarantors of the note that was secured by the deed of trust. As I am preparing the notice of foreclosure and notice of trustee sale, I just received a commitment for a trustee sale guarantee. I note that several months after the note and deed of trust were signed. The grantor LLC formed a LP comprised (apparently - the same members of the LLC are listed as governors of the LP) of the same folks who were members of the LLC and guarantors of the original note. Same address for both entities as well. The LLC then a few months later gave a quit claim deed to the LP. It recites that no consideration was given and contains a legal description that is actually the abbreviate legal description. The full legal is not contained within the quit claim deed. As such, it may feeling is that it may be invalid to transfer ownership of the property. After the transfer and 14 months before the notice of default, the LP was administratively dissolved. <o:p></o:p></p></div><div><p class=MsoNormal> <o:p></o:p></p></div><div><p class=MsoNormal>After my lengthy preamble, my question is do I need to delay the process and send another notice of default specifically addressed to the LP? All of the LP’s governors listed at the secretary of state are the same persons who were guarantors of the note and who were transmitted the notice of default. The notice of default was not directly addressed to the LP. My feeling is that the governors of the LP would have a hard time stating that notice was never sent to the “LP.” Has anyone had any issue like this before? <o:p></o:p></p></div><div><p class=MsoNormal> <o:p></o:p></p></div><div><p class=MsoNormal>Thank you <o:p></o:p></p></div><div><p class=MsoNormal>Rich <o:p></o:p></p><div><div><p class=MsoNormal style='margin-bottom:12.0pt'><span style='font-size:9.0pt;font-family:"Helvetica","sans-serif";color:black'> </span><o:p></o:p></p></div><div><p class=MsoNormal><b><u><span style='font-size:13.5pt;font-family:"Copperplate Gothic Bold","sans-serif";color:black'>RICH McENTEE</span></u></b><span style='font-size:9.0pt;font-family:"Helvetica","sans-serif";color:black'> </span><o:p></o:p></p></div><div><p class=MsoNormal><b><span style='font-size:13.5pt;font-family:"Copperplate Gothic Bold","sans-serif";color:black'>McENTEE LAW OFFICE</span></b><span style='font-size:9.0pt;font-family:"Helvetica","sans-serif";color:black'> </span><o:p></o:p></p></div><div><div><p class=MsoNormal><span style='font-family:"Copperplate","serif";color:black'>3800 Bridgeport Way W, Ste A411</span><span style='font-family:"Helvetica","sans-serif";color:black'> </span><o:p></o:p></p></div><div><p class=MsoNormal><span style='font-family:"Copperplate","serif";color:black'>University Place, WA 98466</span><span style='font-family:"Helvetica","sans-serif";color:black'> </span><o:p></o:p></p></div><div><p class=MsoNormal><span style='font-family:"Copperplate","serif";color:black'>253.227.9894(m)</span><span style='font-family:"Helvetica","sans-serif";color:black'> </span><o:p></o:p></p></div></div><div><p class=MsoNormal><span style='font-size:9.0pt;font-family:"Copperplate","serif";color:black'><a href="mailto:jrmcentee@gmail.com">jrmcentee@gmail.com</a></span><span style='font-size:9.0pt;font-family:"Helvetica","sans-serif";color:black'> </span><o:p></o:p></p></div></div><p class=MsoNormal> <o:p></o:p></p></div></div></body></html>