<div dir="ltr">Thank you all for your assistance. Robert Wilson-Hoss's motion and memorandum in particular should be of quite a bit of use.<div class="gmail_extra"><br clear="all"><div><div class="gmail_signature" data-smartmail="gmail_signature"><div dir="ltr"><div style="font-family:arial;font-size:small">Best,</div><div style="font-family:arial;font-size:small">David J. Faber</div><div style="font-family:arial;font-size:small">Faber Feinson PLLC</div><div style="font-family:arial;font-size:small">210 Polk Street, Suite 1</div><div style="font-family:arial;font-size:small">Port Townsend, WA 98368<br>(360) 379-4110</div><div style="font-family:arial;font-size:small"><br></div><div style="font-family:arial;font-size:small"><span style="font-family:Helvetica">*** NOTICE: ATTORNEY CLIENT COMMUNICATION - PRIVILEGED & CONFIDENTIAL. This communication may contain privileged or other confidential information. If you are not the intended recipient, or believe that you have received this communication in error, please do not print, copy, retransmit, disseminate, or otherwise use the information. Also, please indicate to the sender that you have received this communication in error, and destroy the copy you received.***</span></div></div></div></div>
<br><div class="gmail_quote">On Wed, Sep 21, 2016 at 9:51 AM, Rob Wilson-Hoss <span dir="ltr"><<a href="mailto:rob@hctc.com" target="_blank">rob@hctc.com</a>></span> wrote:<br><blockquote class="gmail_quote" style="margin:0 0 0 .8ex;border-left:1px #ccc solid;padding-left:1ex"><div lang="EN-US" link="blue" vlink="purple"><div><p class="MsoNormal"><span style="font-size:14.0pt">This is kind of complicated. See attached. And this memo does not get into case law about diligence requirements for locating defendant unknowns; all of that is covered by Washington Practice. No matter what you do when you publish, or how it comes about, you have to show diligence in locating heirs. Some of this is specific to the facts, but much is general. I have worked this out over a number of years and it has been approved by many courts. <u></u><u></u></span></p><p class="MsoNormal"><span style="font-size:14.0pt"><u></u> <u></u></span></p><p class="MsoNormal"><span style="font-size:14.0pt">One of my continuing issues is when Plaintiffs name “The Estate of XYZ,” when there is no probate. I don’t think there is an entity that acna be sued as The Estate of when there is no probate. There is no reason to name the Estate if you do it right anyway, and many judges have read something somewhere that tells them to question this, which I have heard sitting in motion calendars.<u></u><u></u></span></p><p class="MsoNormal"><span style="font-size:14.0pt"><u></u> <u></u></span></p><p class="MsoNormal"><span style="font-size:14.0pt">You just have to try pretty hard to figure it all out or at least come to dead ends that you can demonstrate. <u></u><u></u></span></p><p class="MsoNormal"><span style="font-size:14.0pt"><u></u> <u></u></span></p><p class="MsoNormal"><span style="font-size:14.0pt">Rob<u></u><u></u></span></p><p class="MsoNormal"><span style="font-size:14.0pt"><u></u> <u></u></span></p><p class="MsoNormal"><span style="font-size:14.0pt">Rob<u></u><u></u></span></p><p class="MsoNormal"><span style="font-size:14.0pt"><u></u> <u></u></span></p><div><p class="MsoNormal" style="text-autospace:none"><span style="font-size:14.0pt">Robert D. Wilson-Hoss <br>Hoss & Wilson-Hoss, LLP <br>236 West Birch Street <br>Shelton, WA 98584 <br><a href="tel:360%20426-2999" value="+13604262999" target="_blank">360 426-2999</a><u></u><u></u></span></p><p class="MsoNormal"><span style="font-size:14.0pt"><a href="http://www.hossandwilsonhoss.com" target="_blank">www.hossandwilson-hoss.com</a><br><a href="mailto:rob@hctc.com" target="_blank">rob@hctc.com</a></span><span style="font-size:11.0pt;font-family:"Calibri","sans-serif""><u></u><u></u></span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif""><u></u> <u></u></span></p><p class="MsoNormal" style="text-autospace:none"><i><span style="font-size:11.0pt">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.<u></u><u></u></span></i></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif""><u></u> <u></u></span></p><p class="MsoNormal"><b><span style="font-size:10.0pt;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">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><span style="font-size:11.0pt;font-family:"Calibri","sans-serif""><u></u><u></u></span></p></div><p class="MsoNormal"><span style="font-size:14.0pt"><u></u> <u></u></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""> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.<wbr>com</a> [mailto:<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.<wbr>wsbarppt.com</a>] <b>On Behalf Of </b>HOWARD HERMAN<span class=""><br><b>Sent:</b> Tuesday, September 20, 2016 9:31 PM<br><b>To:</b> 'WSBA Real Property Listserv'<br></span><b>Subject:</b> Re: [WSBARP] Quiet Title Action Against Deceased (Unprobated Estate)<u></u><u></u></span></p></div></div><div><div class="h5"><p class="MsoNormal"><u></u> <u></u></p><p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Courier New";color:black">CR 10<u></u><u></u></span></p><p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Courier New";color:black"> FORM OF PLEADINGS AND OTHER PAPERS<u></u><u></u></span></p><p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Courier New";color:black"><u></u> <u></u></span></p><p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Courier New";color:black"><u></u> <u></u></span></p><p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Courier New";color:black"> (a) Caption. Every pleading shall contain a caption setting forth the name of the court, the title of the<u></u><u></u></span></p><p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Courier New";color:black">action, the file number if known to the person signing it, and an identification as to the nature of the<u></u><u></u></span></p><p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Courier New";color:black">pleading or other paper.<u></u><u></u></span></p><p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Courier New";color:black"> <u></u><u></u></span></p><p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Courier New";color:black"> (1) Names of Parties. In the complaint the title of the action shall include the names of all the parties,<u></u><u></u></span></p><p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Courier New";color:black">but in other pleadings it is sufficient to state the name of the first party on each side with an appropriate<u></u><u></u></span></p><p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Courier New";color:black">indication of other parties.<u></u><u></u></span></p><p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Courier New";color:black"><u></u> <u></u></span></p><p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Courier New";color:black"> (2) Unknown Names. When the plaintiff is ignorant of the name of the defendant, it shall be so stated in the<u></u><u></u></span></p><p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Courier New";color:black">plaintiff's pleading, and such defendant may be designated in any pleading or proceeding by any name, and when the<u></u><u></u></span></p><p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Courier New";color:black">defendant's true name shall be discovered, the pleading or proceeding may be amended accordingly.<u></u><u></u></span></p><p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Courier New";color:black"><u></u> <u></u></span></p><p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Courier New";color:black"> (3) Unknown Heirs. When the heirs of any deceased person are proper parties defendant to any action relating<u></u><u></u></span></p><p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Courier New";color:black">to real property in this state, and when the names and residences of such heirs are unknown, such heirs may be<u></u><u></u></span></p><p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Courier New";color:black">proceeded against under the name and title of the "<b>unknown heirs" of the deceased</b>. In any action brought to<u></u><u></u></span></p><p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Courier New";color:black">determine any adverse claim, estate, lien, or interest in real property, or to quiet title to real property,<u></u><u></u></span></p><p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Courier New";color:black">unknown parties shall be designated as "<b>also all other persons or parties unknown claiming any right, title,<u></u><u></u></b></span></p><p class="MsoNormal" style="background:white"><b><span style="font-size:10.0pt;font-family:"Courier New";color:black">estate, lien, or interest in the real estate described in the complaint herein."<u></u><u></u></span></b></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d"><u></u> <u></u></span></p><p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:black">You basically sue the whole world.<u></u><u></u></span></p><p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1f497d"><u></u> <u></u></span></p><p class="MsoNormal"><a name="m_764532668074660905__MailEndCompose"></a><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d"><u></u> <u></u></span></p><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" target="_blank">wsbarp-bounces@lists.wsbarppt.<wbr>com</a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">mailto:wsbarp-bounces@lists.<wbr>wsbarppt.com</a>] <b>On Behalf Of </b>David Faber<br><b>Sent:</b> Tuesday, September 20, 2016 5:35 PM<br><b>To:</b> wsbarp<br><b>Subject:</b> [WSBARP] Quiet Title Action Against Deceased (Unprobated Estate)<u></u><u></u></span></p><p class="MsoNormal"><u></u> <u></u></p><div><p class="MsoNormal">Real Property List,<u></u><u></u></p><div><p class="MsoNormal"><u></u> <u></u></p></div><div><p class="MsoNormal">A client wants to file a quiet title action against a neighboring parcel. The problem is that the owner of record is a deceased individual. We know of at least one heir at law (a son, who appears to be paying the property taxes on the parcel), but do not have sufficient information about who the other heirs of the deceased might be, or whether the deceased has a valid will (though no probate appears to have ever been filed). <u></u><u></u></p></div><div><p class="MsoNormal"><u></u> <u></u></p></div><div><p class="MsoNormal">Questions:<u></u><u></u></p></div><div><p class="MsoNormal"><u></u> <u></u></p></div><div><p class="MsoNormal">(1) Who do I need to name as the Defendant? The deceased? The son? Both?<u></u><u></u></p></div><div><p class="MsoNormal"><u></u> <u></u></p></div><div><p class="MsoNormal">(2) How do I plead against the defendant party or parties? We are only acting on information that the owner of record is deceased, though that information is pretty solid. Would it be sufficient to say "Defendant [NAME] is the owner of record of [PARCEL], and on information is believed Deceased"? Then plead against the known heir at law as another Defendant?<u></u><u></u></p></div><div><p class="MsoNormal"><u></u> <u></u></p></div><div><p class="MsoNormal">Thank you.<u></u><u></u></p></div><div><p class="MsoNormal"><u></u> <u></u></p></div><div><div><div><div><div><p class="MsoNormal"><span style="font-family:"Arial","sans-serif"">Best,<u></u><u></u></span></p></div><div><p class="MsoNormal"><span style="font-family:"Arial","sans-serif"">David J. Faber<u></u><u></u></span></p></div><div><p class="MsoNormal"><span style="font-family:"Arial","sans-serif"">Faber Feinson PLLC<u></u><u></u></span></p></div><div><p class="MsoNormal"><span style="font-family:"Arial","sans-serif"">210 Polk Street, Suite 1<u></u><u></u></span></p></div><div><p class="MsoNormal"><span style="font-family:"Arial","sans-serif"">Port Townsend, WA 98368<br><a href="tel:%28360%29%20379-4110" value="+13603794110" target="_blank">(360) 379-4110</a><u></u><u></u></span></p></div><div><p class="MsoNormal"><span style="font-family:"Arial","sans-serif""><u></u> <u></u></span></p></div><div><p class="MsoNormal"><span style="font-family:"Helvetica","sans-serif"">*** NOTICE: ATTORNEY CLIENT COMMUNICATION - PRIVILEGED & CONFIDENTIAL. This communication may contain privileged or other confidential information. If you are not the intended recipient, or believe that you have received this communication in error, please do not print, copy, retransmit, disseminate, or otherwise use the information. Also, please indicate to the sender that you have received this communication in error, and destroy the copy you received.***</span><span style="font-family:"Arial","sans-serif""><u></u><u></u></span></p></div></div></div></div></div></div></div></div></div></div><br>______________________________<wbr>_________________<br>
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