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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">My understanding is that both the Legal Owner and the registered owner must sign the application for title elimination. Hence the problem of clearing title.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">I’ve been working this, or a similar problem in a probate here in King County, where sale of the decedent’s rental property flipped because buyer’s inability
to obtain purchase money financing. Financing might have been available with elimination of the mobile home. [We had the mfgr’s plate with maker’s codes and identifying numbers, and the old mobile home had been maintained, expanded, and kept up. My client
hoped to do a title elimination.) My client’s real estate agent was able to verify the Vehicle ID #, through the MH’s manufacturer (a Skyline, 1970s vintage, made in Indiana). Having the VIN# did not solve our problem, because WA DOL reps said they require
a Washington title to be “created” or “issued” in order to pursue elimination of title. The manufacturer, and the State of Oregon dept of vehicle licensing, both showed no record of a title ever having been issued. We were pointed to the “ownership in doubt”
“title in doubt” or “no-title” options. See<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">RCW 46.12.680,
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">WAC 308-56A-210<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">WAC 308-56A-440<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Washington DOL Form 420008 (No Title – Bonded Title)<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">I have not yet worked this problem further, other than to obtain a quote on the “bonded title” bond for my client. The buyer evidently walked, and my client
has not acted. I need to learn whether a “bonded title,” once issued, can be “eliminated.” The bond must be for twice the value of the mobile home. Apparently, with the bond in place, the titled vehicle/MH can be sold without waiting the 3 yrs required
for the “no title” optional procedure.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">I hope this helps. Please advise if you learn the answer to 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">David Moe, Attorney<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">David L. Moe & Associates, P.S.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Telephone: 425-432-1277<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Fax: 425-432-1280<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Address:
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">22128 SE 237th<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Maple Valley, WA 98038<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">Email:
<a href="mailto:davidmoe@maplevalleylaw.com" target="_parent">davidmoe@maplevalleylaw.com</a><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">url:
<a href="http://www.maplevalleylaw.com/" target="_parent">http://www.maplevalleylaw.com</a><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"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:navy">CONFIDENTIALITY NOTICE: </span></b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:navy"> This communication is intended for the sole use of
the individual and entity to whom it is addressed, and may contain information that is privileged, confidential and exempt from disclosure under applicable law. If you have received this communication in error, please notify this firm immediately by collect
call (425)-432-1277, or by reply to this communication.</span><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>
<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:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com]
<b>On Behalf Of </b>Paul Neumiller<br>
<b>Sent:</b> Thursday, May 19, 2016 12:41 PM<br>
<b>To:</b> 'WSBA Real Property Listserv' <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] Clearing title old bank as legal owner<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">OK, I realize this is legal heresy BUT you can tell the owner to chill out, he’s getting a place to live in or rent out for only $5k. For only $5k, the owner
should realize that it is well worth it to buy it and it will cost far too much to try to clear title. As pointed out by, I think, Bryce, the owner doesn’t need to have clear title to live there and enjoy its possession (if not its “clear title.”)</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:white"><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:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",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>HOWARD HERMAN<br>
<b>Sent:</b> Thursday, May 19, 2016 11:54 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] Clearing title old bank as legal owner<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<h3 style="mso-margin-top-alt:3.75pt;margin-right:0in;margin-bottom:7.5pt;margin-left:0in;background:white">
Perhaps it would be possible to eliminate the title under WAC 308-56A-505 if the mobile home has or will be qualified to be taxed as real property. Probably a talk with the local auditor would be a good idea to see what is required.<span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p></o:p></span></h3>
<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Howard Herman<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Herman Herman & Jolley PS<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">509 220 5810<o:p></o:p></span></b></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"><a name="_MailEndCompose"></a><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>Richard Holland<br>
<b>Sent:</b> Thursday, May 19, 2016 11:37 AM<br>
<b>To:</b> WSBA Real Property Listserv<br>
<b>Subject:</b> Re: [WSBARP] Clearing title old bank as legal owner<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Ok. I will add this to the mix and you may take it for what it is worth. It may not be directly relevant depending on the factual situation and I cannot disagree that the
safest route may be some form of a quiet title. My specific issue comes up not with prior lien holders on the mobile but on trying to “eliminate title” when the prior owner of the mobile is deceased, long gone, or not at all interested in cooperation. As
such, this does not directly address the issue posted but I think it could give you some context to move from.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">There is a confusing world of DOL titled mobile homes that are nonetheless considered real estate. I have had this adventure with multiple County auditors and it is widely
different depending on the County. What follows is what I went through in Snohomish County:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Once a mobile home is ‘affixed’ to the real property and the County finds out about it, they begin taxing it as real estate pursuant to RCW 82.45.032 which pretty much says
what they say it does regarding the definition of “real estate” and “used mobile homes”. An inspection, etc. is irrelevant (to them). Once physically affixed a mobile home
<i><u>is </u></i>real estate. However, since the “title” is still with DOL, Snohomish County gives the mobile it a new “associated”
<u>real property</u> tax account number. Once the title is ‘eliminated’ they would simply add the value of the mobile to the “original” parcel tax account number and cancel the “associated” account.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">According to Excise, because the mobile has become “real estate” by being affixed and now taxed as such (this latter part is critical), it is real estate already regardless
of the existence of a title with DOL. To sell the property, you file a conventional real estate excise tax affidavit including in the legal description “together with a 19xx Fleetwood Serial XXXX currently taxed as real estate”. (I put this in the legal
on the deed too). You also have to file a Mobile Home Excise Tax Affidavit. Now I balked at this. It clearly says the form is to be used “only for transferring title to a mobile home”. (As you will see, if it said ‘transferring
<u>ownership</u> to a mobile home’ it would be more accurate). To me, the title was held by the person listed with the DOL. The form also asks for the name of the “new registered owner”. I left it blank arguing that there was no new registered owner as the
title was still held by DOL. Excise was not at all in accord with either issue going back again to the fact that the mobile is now real estate – just existing in some weird form administratively and the new registered owner is the person buying the real estate
and the new legal owner is the same (unless there is a loan specific to that mobile in the new purchase).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">My confusion – which I think was oddly logical - comes from the fact that say, on your auto/boat etc. title, there is a “legal owner” and a “registered owner” and the registered
owner is you and the legal owner the bank (the one with the loan). To me, the “registered owner” is therefore the “titled owner”.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Again, according to the Excise Tax Desk in Snohomish County, at least, that is not the case. Once it becomes real estate the legal owner of the real estate IS the registered
owner of a mobile home. The “Title” at the DOL is apparently just an administrative dangling issue caused by (and I am paraphrasing quite accurately) ‘poor communication between county and state agencies’. Rather than approach it as lenders and title companies
want where you eliminate the title before the sale, according to the excise tax desk in Snohomish County, you sell the property, including the mobile, paying the taxes etc. (on both tax accounts) FIRST. You then take the proof of the taxes being current
and the MH E-Tax to DOL and they will issue a title in your name. NOTE: I cannot confirm the DOL part – as I have not had the occasion to test this.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">The important point is of course that until the Title is eliminated at DOL (even if they issue a new title in the buyer’s name) there will remain TWO real property tax accounts
for the same “property” and Title will NOT insure the title to the mobile home. However, the most formidable hurdle to the eliminating the title has now apparently been surmounted (which is - in the cases I deal with - getting the signature of the ‘titled’
owner on the application).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Again, this doesn’t directly address the prior lien holders on the mobile purchase you raised but I think there is an argument that their security interest was eliminated when
the mobile was affixed. I know that sounds crazy and it cannot be true in law but it certainly seems to be true in fact. Once affixed the mobile can no longer be repossessed (by the County’s logic that it is now real estate) – it would have to be foreclosed
on - but the mobile lien holder has no right to foreclose on the property as a whole unless they have provided for it in the security agreement. I should think they would have to get a judgment on the note and then proceed to execute on the property. That
seems highly unlikely given the age of the obligations to which you refer.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">I hope that made some sort of sense or at least got the wheels turning on an approach.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",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>Gregory L. Ursich<br>
<b>Sent:</b> Thursday, May 19, 2016 10:55 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] Clearing title old bank as legal owner<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">A quiet title lawsuit is the only way<br>
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Sent from my iPhone<o:p></o:p></p>
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On May 19, 2016, at 10:28 AM, Josh Grant <<a href="mailto:jgrant@accima.com">jgrant@accima.com</a>> wrote:<o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black">I hate mobile homes.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black">This is a 2nd request for some listserve wisdom.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black">I have a client trying to purchase a lot and old mobile home. The mobile home has been fixed up. Total purchase price is only $5000 so a great deal of legal work isn’t going to
happen.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black">DOL tells us that a predecessor of the seller borrowed from “Western Savings and Loan” in 1986 and they continue as the “legal owner” on the title. . We found a similar named S&L
out of Phoenix, which was inactivated in 1989. For that matter, we also have to clear off the old 1986 registered owner as well. kind of a nightmare.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black">What is the procedure for clearing off these old debts and getting a new Title issued?<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black">Thanks.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black">Josh<o:p></o:p></span></p>
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<p class="MsoNormal">_______________________________________________<br>
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<a href="http://mailman.fsr.com/mailman/listinfo/wsbarp">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><o:p></o:p></p>
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