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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">One caveat--the below scenario won't work if there is a deficiency judgment. If a judgment debtor redeems, any deficiency judgment re-attaches to the property
as a general judgment lien (that is, not having the priority or character of the original mortgage, which was fully extinguished by the foreclosure sale).
<u>Damascus Milk Company v. Morriss</u>, 1 Wn.App. 501, 463 P.2d 212 (1969). <u>Damascus</u> at 507-509 specifically distinguishes earlier case law which has language making no distinction between these two qualities of lien, distinguishing
<u>Bollong v. Corman</u>, 125 Wn. 441, 217 P. 27 (1923) and <u>De Roberts v. Stiles</u>, 24 Wn. 611, 64 P. 795 (1901).<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>
<p class="MsoNormal"><u><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Damascus</span></u><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> at 504 also cites
<u>Ford v. Nokomis State Bank</u>, 135 Wn. 37, 237 P. 314 (1925) for the proposition that, if the judgment debtor or his grantee redeems, "sufficient of the lien is revived" to allow resale to satisfy the deficiency. The same distinguishing feature outlined
in <u>Damascus</u> would appear to apply to <u>Ford</u> as well as <u>Bollong</u> and
<u>De Roberts</u>.<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>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">Sincerely,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">Eric<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">Eric C. Nelsen<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">SAYRE LAW OFFICES, PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">1320 University St<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">Seattle WA 98101-2837<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">phone 206-625-0092<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">fax 206-625-9040<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>
<p class="MsoNormal"><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>
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<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""> Eric Nelsen
<br>
<b>Sent:</b> Thursday, December 03, 2015 11:40 AM<br>
<b>To:</b> 'WSBA Real Property Listserv'<br>
<b>Subject:</b> RE: Redemption Period<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:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">How about this:<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>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">The judgment debtor has the right to redeem. If the judgment debtor redeems, then the redemption period immediately ends, per RCW 6.23.040(2), because the "estate
of the debtor is restored." No sheriff's deed is required in that case.<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>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Redemption rights can't be assigned, but must travel with the underlying interest in the property that gives rise to the right.
<u>Fidelity Mut. Sav. Bank v. Mark</u>, 112 Wn.2d 47, 767 P.2d 1382 (1989); <u>accord</u>,
<u>Capital Inv. Corp. of Wash. v. King County</u>, 112 Wn.App. 216, 47 P.3d 161 (2002).<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>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">So, have the judgment debtor execute a QCD with after-acquired title to the Purchaser. Purchaser redeems as successor in interest to the judgment debtor, which
is allowed per RCW 6.23.010(2). The redemption period is thereby extinguished, and the estate of debtor is restored. The after-acquired title clause transfers debtor's restored estate to the Purchaser. Et voila!<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>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">I'd first get the title company to agree that will work, though. I've worked recently with First American Title in Spokane on a similar case. (The facts were
not identical, but the above method occurred to me while I was doing my research.)<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>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">Sincerely,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">Eric<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">Eric C. Nelsen<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">SAYRE LAW OFFICES, PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">1320 University St<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">Seattle WA 98101-2837<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">phone 206-625-0092<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">fax 206-625-9040<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>
<p class="MsoNormal"><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>
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<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"">
<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">mailto:wsbarp-bounces@lists.wsbarppt.com</a>]
<b>On Behalf Of </b>Jeanne Dawes<br>
<b>Sent:</b> Thursday, December 03, 2015 11:11 AM<br>
<b>To:</b> WSBA Real Property Listserv (<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>)<br>
<b>Subject:</b> [WSBARP] Redemption Period<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif"">Dear Listmates:<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif""> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif"">Does anyone know of a way other than abandonment, to shorten a 12-month redemption period? We have successfully completed a judicial foreclosure, and all foreclosed parties and lien holders
are agreeable to assigning or waiving their redemption rights. The property is unimproved property. The Purchaser at the Trustee’s sale wishes to immediately begin marketing the property. The real estate broker has indicated he will take a huge hit on price
because of the redemption period exception on title. <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif""> </span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif"">I’m looking for a way that the title company could remove the exception from title without the sheriff’s deed having been recorded; or a way to accelerate the redemption period to allow the
sheriff’s deed to be recorded now. The redemption period began in November.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif""> </span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif"">Thank you in advance for your help.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif""> </span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
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<p class="MsoNormal"><b><i><span style="font-size:18.0pt;font-family:"TypoUpright BT"">Jeanne J.</span>
</i></b><b><i><span style="font-size:18.0pt;font-family:"Bella Donna"">Dawes</span></i></b><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif"">Attorney at Law</span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif"">Gore & Grewe, P.S.</span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif"">103 E. Indiana Avenue, Suite A</span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif"">Spokane, WA 99207-2317</span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif"">Voice: 509-326-7500</span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif"">Fax: 509-326-7503</span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif""><a href="mailto:jjdawes@goregrewe.com"><span style="font-size:10.0pt;font-family:"Arial","sans-serif"">jjdawes@goregrewe.com</span></a></span><span style="font-family:"Calibri","sans-serif""><o:p></o:p></span></p>
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