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<p class="MsoNormal"><span style="color:#1F497D">Thanks John! Do you know of any attempt to reconcile that idea with the
<u>Key Design v. Moser</u> (138 Wash.2d 875, 983 P.2d 653) line of cases that insist that a full legal description is necessary for any deed? Perhaps the
<u>Worden</u> rule is at most applicable to agreements as to status of property between spouses, and (as Doug Shafer mentions) perhaps as to inheritance distributions?<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">From <u>Key Design</u>:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">The statute of frauds which governs real property states: "Every conveyance of real estate, or any interest therein, and every contract creating or evidencing any encumbrance upon real estate, shall be by deed."
RCW 64.04.010. Prior to <u>Martin</u>, a line of cases elaborated on what this and other provisions of the statute of frauds require: "In a long line of decisions, we have held that,
<b>in order to comply with the statute of frauds, a contract or deed for the conveyance of land must contain a description of the land sufficiently definite to locate it without recourse to oral testimony</b>."
<u>Martinson v. Cruikshank</u>, 3 Wash.2d 565, 567, 101 P.2d 604, (1940) (citing cases beginning with
<u>Rochester v. Yesler's Estate</u>, 6 Wash. 114, 32 P. 1057 (1893)). The <u>Martin</u> court applied this provision to earnest money agreements and further clarified the requirements of the statute: "In the interests of continuity and clarity of the law of
this state with respect to legal descriptions, we hereby hold that every contract or agreement involving a sale or conveyance of platted real property must contain, in addition to the other requirements of the statute of frauds, the description of such property
by the correct lot number(s), block number, addition, city, county, and state." <u>
Martin</u>, 35 Wash.2d at 229, 212 P.2d 107.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Sincerely,<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="font-size:12.0pt;color:#1F497D">Eric<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="font-size:12.0pt;color:#1F497D">Eric C. Nelsen<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">SAYRE LAW OFFICES, PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">1417 31st Ave South<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">Seattle WA 98144-3909<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">phone 206-625-0092<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">fax 206-625-9040<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"><b><span style="font-size:12.0pt;color:red">Please Note that We Have Moved<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;color:#1F497D"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#1F497D">We have moved our Seattle office to Mount Baker Ridge (a small commercial community just above the I-90 tunnel).<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"><b><span style="font-size:12.0pt;color:#1F497D">Our new address is 1417 31st Avenue South, Seattle WA 98144.
</span></b><span style="font-size:12.0pt;color:#1F497D">All other contact information remains the same.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="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";color:windowtext">From:</span></b><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:windowtext"> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com]
<b>On Behalf Of </b>John McCrady<br>
<b>Sent:</b> Wednesday, July 06, 2016 9:04 AM<br>
<b>To:</b> WSBA Real Property Listserv<br>
<b>Subject:</b> Re: [WSBARP] legal description "all real property in County X"<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">This general language has been held satisfactory for conveyances by deed.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">See Worden v. Worden 96 Wash. 592<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p style="line-height:15.0pt;background:white"><span lang="EN" style="font-size:12.5pt;font-family:"Lucida Sans Unicode","sans-serif";color:black"> Objection is made that this agreement between the spouses is insufficient because it
<b>[165 P. 505 ]</b> attempts to convey by general, instead of specific, description of the land. If it were in fact a conveyance, it recites that Nellie Worden 'does hereby
<o:p></o:p></span></p>
<div style="border:solid #E8E8E8 1.0pt;padding:4.0pt 2.0pt 3.0pt 2.0pt">
<p class="paging-row" style="line-height:15.0pt;background:white" id="page601" name="page601">
<span lang="EN" style="font-family:"Lucida Sans Unicode","sans-serif"">96 Wash. 601<o:p></o:p></span></p>
</div>
<p style="line-height:15.0pt;background:white"><span lang="EN" style="font-size:12.5pt;font-family:"Lucida Sans Unicode","sans-serif";color:black">grant, bargain, sell and convey unto said party of the first part [Ata Worden] all of her community right, title,
and interest in and to all real estate situated in the state of Washington, the record title of which may be in the name of said party of the first part.' Such description was fully adequate for the purpose of identifying the land intended, especially as between
the parties. <em><span style="font-family:"Lucida Sans Unicode","sans-serif"">Butrick v. Tilton,</span></em>
<a href="https://www.casemakerlegal.com/SearchResult.aspx?searchFields%5bstate%5d=&query=141+Mass.+93&juriStatesHidden=&searchCriteria=Citation&tabAction=ALLC&dtypeName=&headAdmin=&headCaselaw=&headStatutes=&searchType=overview&jurisdictions.allStates=on&jurisdictions.includeRelatedFederal=on&pinCite=y">
<b>141 Mass. 93</b></a>, 6 N.E. 563; <em><span style="font-family:"Lucida Sans Unicode","sans-serif"">Harvey v. Edens,</span></em> 69 Tex. 420,
<a href="https://www.casemakerlegal.com/SearchResult.aspx?searchFields%5bstate%5d=&query=6+S.W.+306&juriStatesHidden=&searchCriteria=Citation&tabAction=ALLC&dtypeName=&headAdmin=&headCaselaw=&headStatutes=&searchType=overview&jurisdictions.allStates=on&jurisdictions.includeRelatedFederal=on&pinCite=y">
<b>6 S.W. 306</b></a>; <em><span style="font-family:"Lucida Sans Unicode","sans-serif"">Brown v. Warren,</span></em>
<a href="https://www.casemakerlegal.com/SearchResult.aspx?searchFields%5bstate%5d=&query=16+Nev.+228&juriStatesHidden=&searchCriteria=Citation&tabAction=ALLC&dtypeName=&headAdmin=&headCaselaw=&headStatutes=&searchType=overview&jurisdictions.allStates=on&jurisdictions.includeRelatedFederal=on&pinCite=y">
<b>16 Nev. 228</b></a>; <em><span style="font-family:"Lucida Sans Unicode","sans-serif"">First Nat. Bank v. Hughes,</span></em>
<a href="https://www.casemakerlegal.com/SearchResult.aspx?searchFields%5bstate%5d=&query=10+Mo.App.+7&juriStatesHidden=&searchCriteria=Citation&tabAction=ALLC&dtypeName=&headAdmin=&headCaselaw=&headStatutes=&searchType=overview&jurisdictions.allStates=on&jurisdictions.includeRelatedFederal=on&pinCite=y">
<b>10 Mo.App. 7</b></a>. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal"><span style="font-family:HelveticaNeueETW01-55Rg;color:#1F497D">John McCrady<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:HelveticaNeueETW01-55Rg;color:#1F497D">Counsel</span><span style="color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Puget Sound Title Company<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">5350 Orchard Street West<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">University Place WA 98466<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">253-476-5721<o:p></o:p></span></p>
</div>
<p class="MsoNormal"><span style="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><span style="color:windowtext">From:</span></b><span style="color:windowtext">
<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>Doug Schafer<br>
<b>Sent:</b> Tuesday, July 05, 2016 10:28 PM<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] legal description "all real property in County X"<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal" style="margin-bottom:12.0pt">Quick thoughts: My understanding is that a devise in a probated will is sufficient to transfer title without needing a PR's deed, so a testamentary devise of "all my real property located in X County, State
of Washington" would be a valid transfer of title to the deceased testator's property. By analogy, your deed might also be valid at least as to real property. The county auditor's grantor-grantee index would identify all real property that was owned by the
Grantor when it delivered the deed.<br>
<br>
Doug Schafer<span style="font-size:12.0pt"><o:p></o:p></span></p>
<div>
<p class="MsoNormal">On 7/5/2016 6:03 PM, Eric Nelsen wrote:<o:p></o:p></p>
</div>
<blockquote style="margin-top:5.0pt;margin-bottom:5.0pt">
<p class="MsoNormal">So I have here a deed recorded in 1994 with a legal description that says "All real estate and other property owned by the Grantor located in County X, State of Washington, including without limitation leaseholds, easements, mineral interests..."
etc. No specific Sec/Township/Range, no Plat or other real property ID. No parcel numbers. Just "all real estate interests in the county."<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">The special circumstance--The Grantor <u>received</u> property via a deed using this same vague description. That deed was from a railroad company to Grantor -- Grantor is a spinoff company from the RR pursuant to bankruptcy reorganization
of the RR. But this subject deed is, I think, from the spinoff company to a third party corporation for value--at least excise tax was paid on it. So I think it's a conventional conveyance, subject to ordinary rules, post-bankruptcy.<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">I think the deed is void, because it has insufficient legal description to definitely locate any property without resort to parol evidence. It's also ineffective to convey easement interests, for the same reasons--no description of the
burdened property that is benefitted by the easement.<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">Anyone disagree or have some thoughts about a deed with such a legal description, and whether it could convey easement rights?<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt">Sincerely,</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt">Eric</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt">Eric C. Nelsen</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt">SAYRE LAW OFFICES, PLLC</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt">1417 31st Ave South</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt">Seattle WA 98144-3909</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt">phone 206-625-0092</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt">fax 206-625-9040</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt"> </span><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;color:red">Please Note that We Have Moved</span></b><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt"> </span></b><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt">We have moved our Seattle office to Mount Baker Ridge (a small commercial community just above the I-90 tunnel).</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt"> </span><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt">Our new address is 1417 31st Avenue South, Seattle WA 98144.
</span></b><span style="font-size:12.0pt">All other contact information remains the same.</span><o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""><br>
<br>
<o:p></o:p></span></p>
<pre>_______________________________________________<o:p></o:p></pre>
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</blockquote>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""><o:p> </o:p></span></p>
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