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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">I made this argument once but the clever lawyer on the other side argued that adverse possession is based on illegal conduct, i.e. trespass for ten years, so
any other illegality in the possession is irrelevant. Judge never made any specific determination on this issue.
<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 style="FONT-SIZE: 10pt; FONT-FAMILY: ARIAL"><strong>John M. Riley III</strong><br>
Principal | Witherspoon • Kelley<br>
<a href="mailto:JMR@witherspoonkelley.com">JMR@witherspoonkelley.com</a> | <a href="http://www.witherspoonkelley.com/s/jmr.vcf">
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<p style="FONT-SIZE: 10pt; FONT-FAMILY: Arial" align="right"><font color="#ffffff">422 W. Riverside Ave, Suite 1100<br>
Spokane, WA 99201<br>
(509) 624-5265 (office)<br>
(509) 458-2728 (fax)<br>
witherspoonkelley.com</font></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""> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com]
<b>On Behalf Of </b>Christy M<br>
<b>Sent:</b> Monday, October 03, 2016 6:08 PM<br>
<b>To:</b> WSBA Real Property Listserv<br>
<b>Subject:</b> Re: [WSBARP] Quiet Title - "Actual Possession" Where Possessor's Use Is Unlawful<o:p></o:p></span></p>
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<p><span style="font-family:"Calibri","sans-serif";color:black">Just a thought but I would think that he would have trouble with the "exclusive" portion of the test as well. How is he going to prove that all of that garbage is only his? Other people could easily
be dumping there as well. <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";color:black">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:black">
<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> on behalf of scott scottgthomaslaw.com <<a href="mailto:scott@scottgthomaslaw.com">scott@scottgthomaslaw.com</a>><br>
<b>Sent:</b> Monday, October 3, 2016 5:30 PM<br>
<b>To:</b> WSBA Real Property Listserv<br>
<b>Subject:</b> Re: [WSBARP] Quiet Title - "Actual Possession" Where Possessor's Use Is Unlawful</span><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"> <o:p></o:p></span></p>
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<p><span style="font-family:"Calibri","sans-serif";color:black">Perhaps outside the scope of the thread, but if somebody has been dumping junk cars in a ravine for at least 10 years I might be inclined to tell the adverse possessor to go ahead and take the
property, and be sure to clean up all of the gasoline, oil, antifreeze, and everything else out of that haz-mat site.<o:p></o:p></span></p>
<blockquote style="margin-top:5.0pt;margin-bottom:5.0pt">
<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-family:"Calibri","sans-serif";color:black">On October 3, 2016 at 5:03 PM "John M. Riley III" <<a href="mailto:JMR@witherspoonkelley.com">JMR@witherspoonkelley.com</a>> wrote:<o:p></o:p></span></p>
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<p class="ox-25165a782a-msonormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">David:</span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
<p class="ox-25165a782a-msonormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
<p class="ox-25165a782a-msonormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">I recall the case. Not an AP case. McMillian, 161 Wn App 581.
</span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
<p class="ox-25165a782a-msonormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
<p class="ox-25165a782a-msonormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">John Riley</span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
<p class="ox-25165a782a-msonormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
<p><strong><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">John M. Riley III</span></strong><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"><br>
Principal | Witherspoon • Kelley<br>
<a href="mailto:JMR@witherspoonkelley.com">JMR@witherspoonkelley.com</a> | <a href="http://www.witherspoonkelley.com/s/jmr.vcf">
vCard</a><o:p></o:p></span></p>
<p><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"> <o:p></o:p></span></p>
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<p align="right" style="text-align:right"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:white">422 W. Riverside Ave, Suite 1100<br>
Spokane, WA 99201<br>
(509) 624-5265 (office)<br>
(509) 458-2728 (fax)<br>
witherspoonkelley.com</span><span style="font-size:10.0pt;font-family:"Arial","sans-serif""><o:p></o:p></span></p>
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<em><span style="font-family:"Calibri","sans-serif"">Confidentiality Notice: The information contained in this email and any accompanying attachment(s) is intended only for the use of the intended recipient and may be confidential and/or privileged. If any
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<o:p></o:p></span></p>
<p><span style="font-family:"Calibri","sans-serif";color:black"> <o:p></o:p></span></p>
<p class="ox-25165a782a-msonormal"><strong><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">From:</span></strong><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">
<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>]
<strong><span style="font-family:"Tahoma","sans-serif"">On Behalf Of </span></strong>David Faber<br>
<strong><span style="font-family:"Tahoma","sans-serif"">Sent:</span></strong> Monday, October 03, 2016 4:32 PM<br>
<strong><span style="font-family:"Tahoma","sans-serif"">To:</span></strong> WSBA Real Property Listserv<br>
<strong><span style="font-family:"Tahoma","sans-serif"">Subject:</span></strong> Re: [WSBARP] Quiet Title - "Actual Possession" Where Possessor's Use Is Unlawful</span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
<p class="ox-25165a782a-msonormal"><span style="font-family:"Calibri","sans-serif";color:black"> <o:p></o:p></span></p>
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<p class="ox-25165a782a-msonormal"><span style="font-family:"Calibri","sans-serif";color:black">Thank you all. Yes, John, exactly! I, too, cannot recall the case. I'm going to dig a bit deeper. A lot of great ideas floating around in this thread, though. I
have a few proverbial rounds for my bandolier with this one, both in equity and in law. Love it!<o:p></o:p></span></p>
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<p class="ox-25165a782a-msonormal"><span style="font-family:"Calibri","sans-serif";color:black"><br clear="all">
<o:p></o:p></span></p>
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<p class="ox-25165a782a-msonormal"><span style="font-family:"Arial","sans-serif";color:black">Best,</span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="ox-25165a782a-msonormal"><span style="font-family:"Arial","sans-serif";color:black">David J. Faber</span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="ox-25165a782a-msonormal"><span style="font-family:"Arial","sans-serif";color:black">Faber Feinson PLLC</span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="ox-25165a782a-msonormal"><span style="font-family:"Arial","sans-serif";color:black">210 Polk Street, Suite 1</span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="ox-25165a782a-msonormal"><span style="font-family:"Arial","sans-serif";color:black">Port Townsend, WA 98368<br>
(360) 379-4110</span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="ox-25165a782a-msonormal"><span style="font-family:"Arial","sans-serif";color:black"> </span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="ox-25165a782a-msonormal"><span style="font-family:"Helvetica","sans-serif";color:black">*** NOTICE: ATTORNEY CLIENT COMMUNICATION - PRIVILEGED & CONFIDENTIAL. This communication may contain privileged or other confidential information. If you are
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<p class="ox-25165a782a-msonormal"><span style="font-family:"Calibri","sans-serif";color:black"> <o:p></o:p></span></p>
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<p class="ox-25165a782a-msonormal"><span style="font-family:"Calibri","sans-serif";color:black">On Mon, Oct 3, 2016 at 2:05 PM, John M. Riley III <<a href="mailto:JMR@witherspoonkelley.com" target="_blank">JMR@witherspoonkelley.com</a>> wrote:<o:p></o:p></span></p>
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<p class="ox-25165a782a-msonormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">There is a case. Involves as I vaguely recall a use that violated the zoning code and was not a nonconfoming use. Darn, I can't recall the case
name yet. </span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
<p class="ox-25165a782a-msonormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
<p class="ox-25165a782a-msonormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">John Riley
</span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
<p class="ox-25165a782a-msonormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
<p><strong><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">John M. Riley III</span></strong><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"><br>
Principal | Witherspoon • Kelley<br>
<a href="mailto:JMR@witherspoonkelley.com" target="_blank">JMR@witherspoonkelley.com</a> |
<a href="http://www.witherspoonkelley.com/s/jmr.vcf" target="_blank">vCard</a></span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="ox-25165a782a-msonormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif""><img border="0" width="106" height="86" id="ox-25165a782a-_x005f_x0000_i1025" src="cid:image001.png@01D21E30.79D2B040"></span><o:p></o:p></p>
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<p align="right" style="text-align:right"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:white">422 W. Riverside Ave, Suite 1100<br>
Spokane, WA 99201<br>
(509) 624-5265 (office)<br>
(509) 458-2728 (fax)<br>
<a href="http://witherspoonkelley.com" target="_blank">witherspoonkelley.com</a></span><o:p></o:p></p>
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<em><span style="font-family:"Calibri","sans-serif"">Confidentiality Notice: The information contained in this email and any accompanying attachment(s) is intended only for the use of the intended recipient and may be confidential and/or privileged. If any
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the original message and all copies from your system. Thank you.</span></em></span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
<p class="ox-25165a782a-msonormal"><strong><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">From:</span></strong><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black">
<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> [mailto:<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>]
<strong><span style="font-family:"Tahoma","sans-serif"">On Behalf Of </span></strong>David Faber<br>
<strong><span style="font-family:"Tahoma","sans-serif"">Sent:</span></strong> Friday, September 30, 2016 4:35 PM<br>
<strong><span style="font-family:"Tahoma","sans-serif"">To:</span></strong> wsbarp<br>
<strong><span style="font-family:"Tahoma","sans-serif"">Subject:</span></strong> [WSBARP] Quiet Title - "Actual Possession" Where Possessor's Use Is Unlawful</span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
<p class="ox-25165a782a-msonormal"><span style="font-family:"Calibri","sans-serif";color:black"> <o:p></o:p></span></p>
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<p class="ox-25165a782a-msonormal"><span style="font-family:"Calibri","sans-serif";color:black">PC has been threatened with a quiet title action by the owner of a vacant/unimproved lot neighboring PC's property. The neighbor has been using a portion of PC's
property to dump garbage/junk/broken down vehicles/etc for decades. The issue I am wrestling with is whether a person can claim that they had "actual possession" of a disputed portion of property when their use of the property was technically unlawful (local
zoning disallows use of vacant land as a junkyard, and neighbor is now being threatened by city with daily fines for violating solid waste disposal requirements)? I recall seeing a case that stood for the proposition that one cannot claim adverse possession
through unlawful use, but I cannot seem to find that case. Does this ring a bell with anyone else or does anyone have any thoughts on this?<o:p></o:p></span></p>
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<p class="ox-25165a782a-msonormal"><span style="font-family:"Calibri","sans-serif";color:black"> <o:p></o:p></span></p>
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<p class="ox-25165a782a-msonormal"><span style="font-family:"Arial","sans-serif";color:black">Best,</span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="ox-25165a782a-msonormal"><span style="font-family:"Arial","sans-serif";color:black">David J. Faber</span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="ox-25165a782a-msonormal"><span style="font-family:"Arial","sans-serif";color:black">Faber Feinson PLLC</span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="ox-25165a782a-msonormal"><span style="font-family:"Arial","sans-serif";color:black">210 Polk Street, Suite 1</span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="ox-25165a782a-msonormal"><span style="font-family:"Arial","sans-serif";color:black">Port Townsend, WA 98368<br>
(360) 379-4110</span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="ox-25165a782a-msonormal"><span style="font-family:"Arial","sans-serif";color:black"> </span><span style="font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="ox-25165a782a-msonormal"><span style="font-family:"Helvetica","sans-serif";color:black">*** NOTICE: ATTORNEY CLIENT COMMUNICATION - PRIVILEGED & CONFIDENTIAL. This communication may contain privileged or other confidential information. If you are
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<p class="ox-25165a782a-msonormal"><span style="font-family:"Calibri","sans-serif";color:black"> <o:p></o:p></span></p>
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