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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link="#0563C1" vlink="#954F72" style='tab-interval:.5in'><div class=WordSection1><p class=MsoNormal><span style='mso-ascii-font-family:Calibri;mso-hansi-font-family:Calibri;mso-bidi-font-family:"Times New Roman";color:#1F497D'>Consider another approach to this issue: Breach of Warranty under the warranties contained in the deed of conveyance when the title was conveyed, if your client is the party harmed by the encroachment. Breach of Warranty is relatively easy to prove. It sounds like the legal description in the deed does not conform with the lines of occupation. So that implicates a breach of warranty of title claim.<o:p></o:p></span></p><p class=MsoNormal><span style='mso-ascii-font-family:Calibri;mso-hansi-font-family:Calibri;mso-bidi-font-family:"Times New Roman";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='mso-ascii-font-family:Calibri;mso-hansi-font-family:Calibri;mso-bidi-font-family:"Times New Roman";color:#1F497D'>Under your facts in appears there is a question about whether the parties understood that the area of the encroachment was intended to be conveyed to the grantee.<o:p></o:p></span></p><p class=MsoNormal><span style='mso-ascii-font-family:Calibri;mso-hansi-font-family:Calibri;mso-bidi-font-family:"Times New Roman";color:#1F497D'>Also it appears that this conveyance would be subject to an action for reformation of the legal description to conform to the lines of occupation, assuming the grantor did not intend to reserve the area where the encroachment exists.<o:p></o:p></span></p><p class=MsoNormal><span style='mso-ascii-font-family:Calibri;mso-hansi-font-family:Calibri;mso-bidi-font-family:"Times New Roman";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='mso-ascii-font-family:Calibri;mso-hansi-font-family:Calibri;mso-bidi-font-family:"Times New Roman";color:#1F497D'>The doctrine of merger is typically applied to titles where easements or rights of use/negative covenants burden a parcel, for which there is a later unity of title. Merger also is applied to mortgage liens, where title of the borrower and lender become concurrent, thus extinguishing the lien. Under those types of matters, merger is a question of <i style='mso-bidi-font-style:normal'>intent</i> according to the court cases.<o:p></o:p></span></p><p class=MsoNormal><span style='mso-ascii-font-family:Calibri;mso-hansi-font-family:Calibri;mso-bidi-font-family:"Times New Roman";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='mso-ascii-font-family:Calibri;mso-hansi-font-family:Calibri;mso-bidi-font-family:"Times New Roman";color:#1F497D'>If this were an easement case, I would be looking at the doctrine of merger, but since it sounds more like an issue with the intended legal description when the common ownership was severed, I would look to the approaches suggested above.<o:p></o:p></span></p><p class=MsoNormal><span style='mso-ascii-font-family:Calibri;mso-hansi-font-family:Calibri;mso-bidi-font-family:"Times New Roman";color:#1F497D'><o:p> </o:p></span></p><div><p class=MsoNormal><span style='mso-ascii-font-family:Calibri;mso-fareast-font-family:"Times New Roman";mso-hansi-font-family:Calibri;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='mso-ascii-font-family:Calibri;mso-fareast-font-family:"Times New Roman";mso-hansi-font-family:Calibri;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='mso-ascii-font-family:Calibri;mso-fareast-font-family:"Times New Roman";mso-hansi-font-family:Calibri;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='mso-ascii-font-family:Calibri;mso-fareast-font-family:"Times New Roman";mso-hansi-font-family:Calibri;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='mso-ascii-font-family:Calibri;mso-fareast-font-family:"Times New Roman";mso-hansi-font-family:Calibri;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='mso-ascii-font-family:Calibri;mso-fareast-font-family:"Times New Roman";mso-hansi-font-family:Calibri;mso-bidi-font-family:"Times New Roman";color:#1F497D;mso-no-proof:yes'><o:p> </o:p></span></p><p class=MsoNormal><span style='mso-ascii-font-family:Calibri;mso-fareast-font-family:"Times New Roman";mso-hansi-font-family:Calibri;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='mso-ascii-font-family:Calibri;mso-hansi-font-family:Calibri;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>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></span></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></body></html>