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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link="#0563C1" vlink="#954F72"><div class=WordSection1><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>Assume the ten years ran before common ownership, so title to the encroached-upon area has passed by operation of law. When the same person took title to the second parcel, did she or he do so with the result that they were still two separate parcels? If so, title already passed to the encroached area, and nothing changed that. But if it was in some way that resulted in one common ownership of one parcel that was made up of the two former parcels (BLA?), then I would want to work through merger doctrines to make sure there was no merger of title that might make a difference.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>Rob<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><div><p class=MsoNormal style='text-autospace:none'><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>Robert D. Wilson-Hoss <br>Hoss & Wilson-Hoss, LLP <br>236 West Birch Street <br>Shelton, WA 98584 <br>360 426-2999<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><a href="www.hossandwilsonhoss.com"><span style='color:blue'>www.hossandwilsonhoss.com</span></a><br><a href="mailto:rob@hctc.com"><span style='color:blue'>rob@hctc.com</span></a></span><o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal style='text-autospace:none'><i><span style='font-family:"Times New Roman","serif"'>This message is intended solely for the use of the addressee and may contain information that is privileged, confidential, and exempt from disclosure under applicable law. If you are not the addressee, you are hereby notified that any use, distribution, or copying of this message is strictly prohibited. If you received this message in error, please notify us by reply e-mail or by telephone (call us collect at the number listed above) and immediately delete this message and any and all of its attachments. Thank you.<o:p></o:p></span></i></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Times New Roman","serif";text-transform:uppercase'>This office does debt collection and this e-mail may be an attempt to collect a debt, Any information obtained will be used for that purpose. </span></b><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>To the extent the Federal Fair Debt Collection Practices Act (15 U.S.C. § 1692) applies this firm is acting as a debt collector for the condominium/homeowners' association named above to collect a debt owed to it. Any information obtained will be used for collection purposes. You have the right to seek advice of legal counsel.</span><o:p></o:p></p></div><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><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"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'> wsbapt-bounces@lists.wsbarppt.com [mailto:wsbapt-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>ofcounsl1@mindspring.com<br><b>Sent:</b> Monday, November 12, 2018 1:44 PM<br><b>To:</b> 'WSBA Probate & Trust Listserv'<br><b>Subject:</b> Re: [WSBAPT] adverse possession tacking<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>If the adverse use fully matured before the parcels were in common ownership, then the common ownership could do nothing to affect the adverse use. Conversely, if the adverse use was not fully mature when the parcels went into common ownership, the common owner could not adversely possess against himself, so no adverse possession occurred during common ownership.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Chris Constantine<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Of Counsel Inc., P.S.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>P. O. Box 7125<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Tacoma, WA 98417-0125<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>(253) 752-7850<o:p></o:p></span></p><p class=MsoNormal><o:p> </o:p></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b>From:</b> wsbapt-bounces@lists.wsbarppt.com <wsbapt-bounces@lists.wsbarppt.com> <b>On Behalf Of </b>joyce@schwensenlaw.com<br><b>Sent:</b> Monday, November 12, 2018 12:54 PM<br><b>To:</b> wsbapt@lists.wsbarppt.com<br><b>Subject:</b> [WSBAPT] adverse possession tacking<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>I think the answer to this is pretty obvious but I want to check my gut. <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>There is an adverse encroachment of improvements from one parcel onto the neighboring parcel. Both parcels eventually come into common ownership. Later common owner sells the two parcels separately. New owners with adverse possession claim have not yet owned their property for 10 years. Did the common ownership end the adverse possession so that the new owners cannot tack the time of their adverse possession to any time prior to their ownership?<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Thank you very much.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Joyce Schwensen<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><b><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'>Law Office of Joyce S. Schwensen<o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'>Joyce S. Schwensen, PS<o:p></o:p></span></b></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'>12055 15<sup>th</sup> Ave NE</span><span style='font-size:12.0pt;color:navy'><br></span><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'>Seattle, WA 98125</span><span style='font-size:12.0pt;color:navy'> <br></span><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'>Tel: (206) 367-1065<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'>Fax: </span><span style='font-family:"Garamond","serif";color:navy'>(425) 324-3335</span><span style='font-size:12.0pt;color:navy'> <br></span><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'><a href="mailto:Joyce@SchwensenLaw.com"><span style='color:navy'>Joyce@SchwensenLaw.com</span></a><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'><a href="http://www.schwensenlaw.com/"><span style='color:navy'>www.SchwensenLaw.com</span></a><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Garamond","serif";color:#002060'><o:p> </o:p></span></p><p class=MsoNormal><b><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'>PLEASE NOTE <u>NEW ADDRESS</u>: <u>12055 15<sup>TH</sup> AVE. NE, SEATTLE, WA 98125</u>.<o:p></o:p></span></b></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'><o:p> </o:p></span></p><p class=MsoNormal><b><i><span style='font-size:10.0pt;color:black'>CONFIDENTIALITY NOTICE: </span></i></b><i><span style='font-size:7.5pt;color:black'><br></span></i><span style='font-size:8.0pt;color:black'>This communication (including any attachments) is confidential and may contain legally privileged information. If you are not the intended recipient or believe that you may have received this communication in error, please delete this communication from your computer and do not retransmit, copy, print or otherwise disseminate this communication.</span><span style='font-size:7.5pt;color:black'><o:p></o:p></span></p><p class=MsoNormal><b><i><span style='font-size:10.0pt;color:black'>ATTORNEY-CLIENT RELATIONSHIP:<br></span></i></b><span style='font-size:8.0pt;color:black'>This e-mail does not in any way intend to provide legal advice to be relied upon by any recipient and does not create any duty or obligation for legal representation on behalf of the sender Joyce S. Schwensen, PS on behalf of the recipient of this e-mail without a written engagement agreement.<o:p></o:p></span></p><p class=MsoNormal><b><i>REFERRALS:<o:p></o:p></i></b></p><p class=MsoNormal><span style='font-size:8.0pt'>Please note that no referral by this law firm to other legal professionals is intended as a guaranty or assurance as to the experience, ability, professionalism or other characteristics of such legal professionals.<o:p></o:p></span></p><p class=MsoNormal><o:p> </o:p></p></div><div id="DAB4FAD8-2DD7-40BB-A1B8-4E2AA1F9FDF2">
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