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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">I think that the immediate issue is with the estate. They ‘sold’ property they did not own when they signed the deed. Whether the estate then turns to the title company or
closing agent or real estate agent is another issue but it seems to me to be a clear breach of the warranty of title as far as the Buyer is concerned.
<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"> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com]
<b>On Behalf Of </b>Steve Tubbs<br>
<b>Sent:</b> Thursday, December 08, 2016 8:37 AM<br>
<b>To:</b> wsbarp@lists. wsbarppt. com <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] Sale of Real Property - Misrepresentation or Title Insurance?<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">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. <o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">On Dec 7, 2016, at 10:18 AM, Matt Johnson <<a href="mailto:Matt@gravislaw.com">Matt@gravislaw.com</a>> wrote:<o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Here is the situation<o:p></o:p></span></p>
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<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" style="text-indent:-.25in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">1-</span><span style="font-size:7.0pt"> <span class="apple-converted-space"> </span></span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Buyer
finds an approximately 4 ac piece of property for sale and calls the Broker;<o:p></o:p></span></p>
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<p class="MsoNormal" style="text-indent:-.25in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">2-</span><span style="font-size:7.0pt"> <span class="apple-converted-space"> </span></span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">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></o:p></span></p>
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<p class="MsoNormal" style="text-indent:-.25in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">a.</span><span style="font-size:7.0pt"> <span class="apple-converted-space"> </span></span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">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></o:p></span></p>
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<p class="MsoNormal" style="text-indent:-.25in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">b.</span><span style="font-size:7.0pt"> <span class="apple-converted-space"> </span></span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">There
is a 2006 survey on record that accurately depicts the Pre-2013 legal;<o:p></o:p></span></p>
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<p class="MsoNormal" style="text-indent:-.25in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">3-</span><span style="font-size:7.0pt"> <span class="apple-converted-space"> </span></span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Seller
is an Estate of Decedent;<o:p></o:p></span></p>
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<p class="MsoNormal" style="text-indent:-.25in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">4-</span><span style="font-size:7.0pt"> <span class="apple-converted-space"> </span></span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">PSA
is signed containing the post-2013 legal description containing approx. 3.5 acres;<o:p></o:p></span></p>
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<p class="MsoNormal" style="text-indent:-.25in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">a.</span><span style="font-size:7.0pt"> <span class="apple-converted-space"> </span></span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Real
Estate Broker serves as both seller and buyer agent;<o:p></o:p></span></p>
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<p class="MsoNormal" style="text-indent:-.25in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">5-</span><span style="font-size:7.0pt"> <span class="apple-converted-space"> </span></span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">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></o:p></span></p>
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<p class="MsoNormal" style="text-indent:-.25in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">6-</span><span style="font-size:7.0pt"> <span class="apple-converted-space"> </span></span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">All
loan documents and the appraisal rely on the Pre-2013 legal;<o:p></o:p></span></p>
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<p class="MsoNormal" style="text-indent:-.25in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">7-</span><span style="font-size:7.0pt"> <span class="apple-converted-space"> </span></span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">The
Purchasers’ are convinced that they purchased property according to the Pre-2013 legal;<o:p></o:p></span></p>
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<p class="MsoNormal" style="text-indent:-.25in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">8-</span><span style="font-size:7.0pt"> <span class="apple-converted-space"> </span></span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">SWD
and DOT are recorded with Pre-2013 legal description;<o:p></o:p></span></p>
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<p class="MsoNormal" style="text-indent:-.25in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">9-</span><span style="font-size:7.0pt"> <span class="apple-converted-space"> </span></span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">A
month later the Title/Closing Agent discovers the mistake and re-records SWD and DOT with Post-2013 legals.<o:p></o:p></span></p>
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<p class="MsoNormal" style="text-indent:-.25in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">10-</span><span style="font-size:7.0pt"> <span class="apple-converted-space"> </span></span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">After
recording, Title/Closing Agent mails the Title Insurance Policy with the correct Post-2013 legal and the re-recorded deeds.<o:p></o:p></span></p>
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<p class="MsoNormal" style="text-indent:-.25in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">11-</span><span style="font-size:7.0pt"> <span class="apple-converted-space"> </span></span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Estate
of Decedent has distributed the proceeds of sale and closed the estate.<o:p></o:p></span></p>
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<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"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">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></o:p></span></p>
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<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"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Where should the purchaser look for a remedy in this situation?<o:p></o:p></span></p>
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<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"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Regards,<o:p></o:p></span></p>
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<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" style="background:white"><b><span style="font-family:"Calibri",sans-serif;color:#1F497D">Matthew R. Johnson | Attorney at Law</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Gravis Law, PLLC</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">P.O. Box 182 | 350 E. Main St.</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Dayton, WA 99328</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">509-382-2030 (office)<br>
</span><u><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#0563C1"><a href="https://www.gravislaw.com/" target="_blank">Website </a></span></u><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">- <a href="https://www.linkedin.com/pub/matthew-r-johnson/2b/997/87a" target="_blank"><span style="color:#0563C1">LinkedIn</span></a></span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">NOTICE: This email (including any attachments) is covered by the Electronic Communications Privacy Act (EPCA), 18 U.S.C., Sec. 2510
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<p class="MsoNormal"><span style="font-size:9.0pt;font-family:"Helvetica",sans-serif">_______________________________________________<br>
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