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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:12.0pt'>From August 2015 decision Trujillo v. NW Trustee Services, Inc., 183 Wash.2d 820:<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt'>We agree with Trujillo for the most part. The DTA requires a <span class=cosearchterm>trustee</span> to have proof that the beneficiary actually <em><span style='font-family:"Calibri","sans-serif"'>owns</span></em> the note on which the <span class=cosearchterm>trustee</span> is foreclosing. <a href="https://1.next.westlaw.com/Link/Document/FullText?findType=Y&serNum=2034704056&pubNum=0004645&originatingDoc=I823a486847c311e5b86bd602cb8781fa&refType=RP&originationContext=document&transitionType=DocumentItem&contextData=%28sc.Search%29" id="co_link_I5e5fc6f4b29e11e598dc8b09b4f043e0"><em><span style='font-family:"Calibri","sans-serif";color:blue;text-decoration:none'>Lyons,</span></em> 181 Wash.2d at 789, 336 P.3d 1142</a> (citing <a href="https://1.next.westlaw.com/Link/Document/FullText?findType=Y&serNum=2028417341&pubNum=0004645&originatingDoc=I823a486847c311e5b86bd602cb8781fa&refType=RP&originationContext=document&transitionType=DocumentItem&contextData=%28sc.Search%29" id="co_link_I5e5fc6f5b29e11e598dc8b09b4f043e0"><em><span style='font-family:"Calibri","sans-serif";color:blue;text-decoration:none'>Bain v. Metro. Mortg. Grp. Inc.,</span></em> 175 Wash.2d 83, 102, 111, 285 P.3d 34 (2012)</a>). But the DTA also says, “ ‘A declaration by the beneficiary made under the penalty of perjury stating that the beneficiary is the actual <em><span style='font-family:"Calibri","sans-serif"'>holder</span></em> of the <span class=cosearchterm>promissory</span> <span class=cosearchterm>note</span> ... shall be sufficient proof’ ” of this requirement. <a href="https://1.next.westlaw.com/Link/Document/FullText?findType=Y&serNum=2034704056&pubNum=0004645&originatingDoc=I823a486847c311e5b86bd602cb8781fa&refType=RP&originationContext=document&transitionType=DocumentItem&contextData=%28sc.Search%29" id="co_link_I5e5fc6f6b29e11e598dc8b09b4f043e0"><em><span style='font-family:"Calibri","sans-serif";color:blue;text-decoration:none'>Id.</span></em> at 789–90, 336 P.3d 1142</a> (emphasis <span class=costarpage>*833</span> added) (alteration in <span class=cosearchterm>original</span>) (quoting <a href="https://1.next.westlaw.com/Link/Document/FullText?findType=L&pubNum=1000259&cite=WAST61.24.030&originatingDoc=I823a486847c311e5b86bd602cb8781fa&refType=SP&originationContext=document&transitionType=DocumentItem&contextData=%28sc.Search%29#co_pp_d210000035160" id="co_link_I5e5fc6f7b29e11e598dc8b09b4f043e0">RCW 61.24.030(7)(a)</a>). Thus, a <span class=cosearchterm>trustee</span> is entitled to rely on such a beneficiary declaration when initiating a <span class=cosearchterm>trustee's</span> sale, unless the <span class=cosearchterm>trustee</span> violated its good faith <span class=cosearchterm>duty</span>. <a href="https://1.next.westlaw.com/Link/Document/FullText?findType=Y&serNum=2034704056&pubNum=0004645&originatingDoc=I823a486847c311e5b86bd602cb8781fa&refType=RP&originationContext=document&transitionType=DocumentItem&contextData=%28sc.Search%29" id="co_link_I5e5fc6f8b29e11e598dc8b09b4f043e0"><em><span style='font-family:"Calibri","sans-serif";color:blue;text-decoration:none'>Id.</span></em> at 790, 336 P.3d 1142</a> (citing <a href="https://1.next.westlaw.com/Link/Document/FullText?findType=L&pubNum=1000259&cite=WAST61.24.030&originatingDoc=I823a486847c311e5b86bd602cb8781fa&refType=SP&originationContext=document&transitionType=DocumentItem&contextData=%28sc.Search%29#co_pp_bbe600004b9a4" id="co_link_I5e5fc6f9b29e11e598dc8b09b4f043e0">RCW 61.24.030(7)(b)</a>).</span><span style='font-size:12.0pt;color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='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"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>Robert Ordal<br><b>Sent:</b> Wednesday, April 13, 2016 10:33 AM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] reconvey without trustee?<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Arial","sans-serif";color:#1F497D'>I would not do it unless I got the original note marked “PAID” or a signed indemnity agreement from a beneficiary I trusted.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Arial","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><b>From:</b> <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>Randy Cornwall<br><b>Sent:</b> Wednesday, April 13, 2016 10:01 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> Re: [WSBARP] reconvey without trustee?<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal>Curious to hear thoughts on trustee (or successor trustee) liability for preparing the reconveyance at beneficiary's request absent having original note and deed of trust or indemnity for loss of the same from the beneficiary?<br><br>Thanks. -Randy<span style='font-size:12.0pt'><o:p></o:p></span></p><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal>Sent from my mobile device. Please forgive typos and incorrect "auto corrects".<o:p></o:p></p></div></div><div><p class=MsoNormal style='margin-bottom:12.0pt'><br>On Apr 13, 2016, at 9:49 AM, Maureen Wickert <<a href="mailto:wickertlaw@comcast.net">wickertlaw@comcast.net</a>> wrote:<o:p></o:p></p></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Chicago Title just did a reconveyance for me and their fee was $260. Part of the reconveyance includes having the original Promissory Note and Deed of Trust in hand. If the originals are missing, title companies require an indemnity and affidavit of missing documents. The fee for Chicago Title to do the reconveyance is not a lot of money. If original Promissory Note and Deed of Trust are in hand, their fee can be a bit cheaper. </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span><o:p></o:p></p><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Very truly yours,</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Maureen A. Wickert, Attorney at Law</span><o:p></o:p></p><p class=MsoNormal><image001.jpg><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>14900 Interurban Avenue South, Suite 255</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> Tukwila, WA 98168</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> Phone: 206-859-5502</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> Fax: 206-260-9005</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> <a href="http://www.wickertlawoffice.com/"><span style='color:blue'>www.wickertlawoffice.com</span></a></span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> <a href="mailto:wickertlaw@comcast.net"><span style='color:blue'>wickertlaw@comcast.net</span></a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b><i><span style='font-size:10.0pt;font-family:"Times New Roman","serif";color:#000099'>This electronic message contains information which may be confidential and/or legally privileged. The information is intended for the use of the individual or entity named above. If you are not the intended recipient, be aware that any disclosure, copying, distribution or use of the contents of this transmission is prohibited. If you have received this electronic transmission in error, please notify me by telephone or by email immediately.</span></i></b><o:p></o:p></p></div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span><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> <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>Bickel, Dwight<br><b>Sent:</b> April 13, 2016 8:35<br><b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br><b>Subject:</b> Re: [WSBARP] reconvey without trustee?<o:p></o:p></p></div></div><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal><span style='font-family:"Verdana","sans-serif";color:#002060'>It is not wise to record a “release of mortgage” signed by the beneficiary. In trust deed states, the release is a “reconveyance” that must be signed by a valid Trustee. The holder of the note [beneficiary] can appoint you [if active WA lawyer] as Trustee to sign and record the reconveyance. If your fee to do that is less than the title company’s fee, that is an easy course.</span><o:p></o:p></p><p class=MsoNormal><span style='font-family:"Verdana","sans-serif";color:#002060'> </span><o:p></o:p></p><div><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Verdana","sans-serif";color:#002060'>Dwight</span></b><o:p></o:p></p></div><p class=MsoNormal><span style='font-family:"Verdana","sans-serif";color:#002060'> </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='margin-left:.5in'><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>Andrew Lemmel<br><b>Sent:</b> Wednesday, April 13, 2016 7:44 AM<br><b>To:</b> <a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><br><b>Subject:</b> [WSBARP] reconvey without trustee?</span><o:p></o:p></p></div></div><p class=MsoNormal style='margin-left:.5in'> <o:p></o:p></p><p class=MsoNormal style='margin-left:.5in'>Hello Listmates, I have a situation where my existing clients have asked me to reconvey a piece of property that they took a deed of trust on for a family member. Chicago Title is trustee, and they were just hoping that I could take care of it for them without CT. is there any reason why I can’t change the reconveyance form to note that the DOT holders are signing the reconveyance instead of the trustee? Thanks for your thoughts.<o:p></o:p></p><p class=MsoNormal style='margin-left:.5in'> <o:p></o:p></p><p class=MsoNormal style='margin-left:.5in'>Cheers,<o:p></o:p></p><p class=MsoNormal style='margin-left:.5in'> <o:p></o:p></p><p class=MsoNormal style='margin-left:.5in'><span style='font-family:"Franklin Gothic Medium","sans-serif";color:black'>Andrew L. Lemmel</span><o:p></o:p></p><p class=MsoNormal style='margin-left:.5in'><span style='font-family:"Franklin Gothic Medium","sans-serif";color:black'>Andrew Lemmel Attorney at Law PLLC</span><o:p></o:p></p><p class=MsoNormal style='margin-left:.5in'><span style='font-size:9.0pt;font-family:"Franklin Gothic Medium","sans-serif";color:gray'>1900 West Nickerson Street, Suite 116-153 | Seattle, WA 98119</span><o:p></o:p></p><p class=MsoNormal style='margin-left:.5in'><span style='font-size:9.0pt;font-family:"Franklin Gothic Medium","sans-serif";color:gray'>P: 206-283-0593 | F: 866-397-4743</span><o:p></o:p></p><p class=MsoNormal style='margin-left:.5in'><span style='font-size:9.0pt;font-family:"Franklin Gothic Medium","sans-serif";color:gray'><a href="mailto:andrew@lemmel-law.com">andrew@lemmel-law.com</a></span><o:p></o:p></p><p class=MsoNormal style='margin-left:.5in'> <o:p></o:p></p><div class=MsoNormal align=center style='text-align:center'><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'><hr size=1 width="100%" noshade style='color:black' align=center></span></div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>NOTICE: The information contained in this message is proprietary and/or confidential and may be privileged. If you are not the intended recipient of this communication, you are hereby notified to: (i) delete the message and all copies; (ii) do not disclose, distribute or use the message in any manner; and (iii) notify the sender immediately. </span><o:p></o:p></p></div></blockquote><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>_______________________________________________<br>WSBARP mailing list<br><a href="mailto:WSBARP@lists.wsbarppt.com">WSBARP@lists.wsbarppt.com</a><br><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><o:p></o:p></span></p></div></blockquote></div></body></html>