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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"'>This can be ridiculously hard, because of course, MERS, and the assignment of rights without creating records. Some thoughts: in a lawsuit, you just sue who has record title. That is all that matters, from one perspective. Possessing the note means nothing. That is the purpose of the Recording Act and the statutes of frauds. I just won this on summary judgment. Not only that, the bank that says it has an interest has no standing in the lawsuit. You have to sue them to clear them from title but they cannot answer if they don't record an assignment to themselves quickly.<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"'>We always search the internet. There are clues everywhere but rarely really clear statements of which assets an acquiring bank actually acquires. Sometimes all you can do is sue everyone who may have an interest and let the lawsuit play out. This can also mean service by publication on unknown parties. <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"'>All this is complicated by the third party contact limitation in the FDCPA.<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"'>Banks caused this and they continue to bedevil title litigation. <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"'>Once in a while the MERS site has let us know who it thinks owns a loan, but that is spotty and I haven't tried it for years. <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"'>Title companies aren't in a position to do anything but guarantee title. They know what they see on the record. Even when the record includes a notice of trustee's sale on behalf of a lender that is nowhere in the record. Deeds of trust can be nonjudicially foreclosed just by possessing, or by saying you possess, the note. Not so with lawsuits. <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><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.hossandwilson-hoss.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>JOYCE SCHWENSEN<br><b>Sent:</b> Monday, October 28, 2019 12:20 PM<br><b>To:</b> WSBA Probate & Trust Listserv; Solo and Small Practice Section<br><b>Subject:</b> [WSBAPT] Determining ownership of loan<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Do any of you have any experience with or information about how to determine the current ownership of a loan that was made years ago by a financial institution that is apparently no longer in existence?<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Thank you, Joyce<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-size:10.0pt;font-family:"Garamond","serif";color:navy'>: </span><span style='font-size:12.0pt;font-family:"Garamond","serif";color:#000099'>(206) 899-1674</span><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'><br></span><a href="mailto:Joyce@SchwensenLaw.com"><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'>Joyce@SchwensenLaw.com</span></a><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'><o:p></o:p></span></p><p class=MsoNormal><a href="http://www.schwensenlaw.com/"><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'>www.SchwensenLaw.com</span></a><span style='font-size:12.0pt;font-family:"Garamond","serif";color:navy'><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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