<html><head><meta http-equiv="Content-Type" content="text/html charset=utf-8"></head><body style="word-wrap: break-word; -webkit-nbsp-mode: space; -webkit-line-break: after-white-space;" class=""><div class="">As I mull over this, I have to wonder: given the walk-around and title report, was the ‘error’ not in the legal contained in the PSA? I am struck by the unilateral action of the Title/Closing Agent in making a determination on intent where there must have been something showing acknowledgement and approval of the description contained in the Commitment. Certainly, a conflict between the documents existed; the question is how that conflict should be resolved. There is nothing recited about the attitude of the Estate as to this ‘problem’, where the Representative clearly signed the SWD with the Pre-2013 legal. Was that not their intent? If so, a Correction Deed rescinding the unilateral action by the Title/Closing Agent should pose no problem. I’d start with the Estate, and go from there. </div><br class=""><div><blockquote type="cite" class=""><div class="">On Dec 7, 2016, at 10:18 AM, Matt Johnson <<a href="mailto:Matt@gravislaw.com" class="">Matt@gravislaw.com</a>> wrote:</div><br class="Apple-interchange-newline"><div class=""><div class="WordSection1" style="page: WordSection1; font-family: Helvetica; font-size: 12px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: normal; orphans: auto; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; widows: auto; word-spacing: 0px; -webkit-text-stroke-width: 0px;"><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;" class="">Here is the situation<o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;" class=""><o:p class=""> </o:p></div><div style="margin: 0in 0in 0.0001pt 0.5in; font-size: 11pt; font-family: Calibri, sans-serif; text-indent: -0.25in;" class=""><span class="">1-<span style="font-style: normal; font-variant-caps: normal; font-weight: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman';" class=""> <span class="Apple-converted-space"> </span></span></span>Buyer finds an approximately 4 ac piece of property for sale and calls the Broker;<o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt 0.5in; font-size: 11pt; font-family: Calibri, sans-serif; text-indent: -0.25in;" class=""><span class="">2-<span style="font-style: normal; font-variant-caps: normal; font-weight: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman';" class=""> <span class="Apple-converted-space"> </span></span></span>Meets with Real Estate Agent who walks the property and shows the property’s Pre-2013 boundaries to the purchaser representing those boundaries as the current boundaries on this approximately 4 ac property;<o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt 1in; font-size: 11pt; font-family: Calibri, sans-serif; text-indent: -0.25in;" class=""><span class="">a.<span style="font-style: normal; font-variant-caps: normal; font-weight: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman';" class=""> <span class="Apple-converted-space"> </span></span></span>In 2013 the Decedent executed and properly recorded a boundary adjustment with survey conveying approximately .5 acres, which included an access road and a water source, to the neighbor;<o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt 1in; font-size: 11pt; font-family: Calibri, sans-serif; text-indent: -0.25in;" class=""><span class="">b.<span style="font-style: normal; font-variant-caps: normal; font-weight: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman';" class=""> <span class="Apple-converted-space"> </span></span></span>There is a 2006 survey on record that accurately depicts the Pre-2013 legal;<o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt 0.5in; font-size: 11pt; font-family: Calibri, sans-serif; text-indent: -0.25in;" class=""><span class="">3-<span style="font-style: normal; font-variant-caps: normal; font-weight: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman';" class=""> <span class="Apple-converted-space"> </span></span></span>Seller is an Estate of Decedent;<o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt 0.5in; font-size: 11pt; font-family: Calibri, sans-serif; text-indent: -0.25in;" class=""><span class="">4-<span style="font-style: normal; font-variant-caps: normal; font-weight: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman';" class=""> <span class="Apple-converted-space"> </span></span></span>PSA is signed containing the post-2013 legal description containing approx. 3.5 acres;<o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt 1in; font-size: 11pt; font-family: Calibri, sans-serif; text-indent: -0.25in;" class=""><span class="">a.<span style="font-style: normal; font-variant-caps: normal; font-weight: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman';" class=""> <span class="Apple-converted-space"> </span></span></span>Real Estate Broker serves as both seller and buyer agent;<o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt 0.5in; font-size: 11pt; font-family: Calibri, sans-serif; text-indent: -0.25in;" class=""><span class="">5-<span style="font-style: normal; font-variant-caps: normal; font-weight: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman';" class=""> <span class="Apple-converted-space"> </span></span></span>Title/Closing Agent issues Commitment with Pre-2013 legal description and includes tax maps and a 2006 survey that confirms the Real Estate Agents’ prior boundary representations;<o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt 0.5in; font-size: 11pt; font-family: Calibri, sans-serif; text-indent: -0.25in;" class=""><span class="">6-<span style="font-style: normal; font-variant-caps: normal; font-weight: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman';" class=""> <span class="Apple-converted-space"> </span></span></span>All loan documents and the appraisal rely on the Pre-2013 legal;<o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt 0.5in; font-size: 11pt; font-family: Calibri, sans-serif; text-indent: -0.25in;" class=""><span class="">7-<span style="font-style: normal; font-variant-caps: normal; font-weight: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman';" class=""> <span class="Apple-converted-space"> </span></span></span>The Purchasers’ are convinced that they purchased property according to the Pre-2013 legal;<o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt 0.5in; font-size: 11pt; font-family: Calibri, sans-serif; text-indent: -0.25in;" class=""><span class="">8-<span style="font-style: normal; font-variant-caps: normal; font-weight: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman';" class=""> <span class="Apple-converted-space"> </span></span></span>SWD and DOT are recorded with Pre-2013 legal description;<o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt 0.5in; font-size: 11pt; font-family: Calibri, sans-serif; text-indent: -0.25in;" class=""><span class="">9-<span style="font-style: normal; font-variant-caps: normal; font-weight: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman';" class=""> <span class="Apple-converted-space"> </span></span></span>A month later the Title/Closing Agent discovers the mistake and re-records SWD and DOT with Post-2013 legals.<o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt 0.5in; font-size: 11pt; font-family: Calibri, sans-serif; text-indent: -0.25in;" class=""><span class="">10-<span style="font-style: normal; font-variant-caps: normal; font-weight: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman';" class=""> <span class="Apple-converted-space"> </span></span></span>After recording, Title/Closing Agent mails the Title Insurance Policy with the correct Post-2013 legal and the re-recorded deeds.<o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt 0.5in; font-size: 11pt; font-family: Calibri, sans-serif; text-indent: -0.25in;" class=""><span class="">11-<span style="font-style: normal; font-variant-caps: normal; font-weight: normal; font-size: 7pt; line-height: normal; font-family: 'Times New Roman';" class=""> <span class="Apple-converted-space"> </span></span></span>Estate of Decedent has distributed the proceeds of sale and closed the estate.<o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;" class=""><o:p class=""> </o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;" class="">Purchaser is not happy as the access road and water are key factors in their decision to purchase the property. When I first received this, I thought it was a clear title claim, but the purchaser never contracted to purchase the Pre-2013 property because the PSA used the Post-2013 property legal description which I would think absolves the title insurer. Possibly misrepresentation on the brokerage or some form of negligence theory against the title/closing agent?<o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;" class=""><o:p class=""> </o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;" class="">Where should the purchaser look for a remedy in this situation?<o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;" class=""><o:p class=""> </o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;" class="">Regards,<o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif;" class=""><o:p class=""> </o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; background-color: white;" class=""><b class=""><span style="font-size: 12pt; color: rgb(31, 73, 125);" class="">Matthew R. 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