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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Corrected:<o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">It seems more inconsistent between title companies than it probably really is in practice. Nobody should rely upon posts about what a title company officer may
have said or done in a particular instance. There have been some cases that I agreed to insure within a year without a surcharge. There have been other cases that I declined to insure after seven years. Basic guidelines may be more helpful:<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 class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Any period of time since a sale reduces the risk of a challenge to the sale and a loss covered by a new owner’s policy. A title company should consider every
year that passes is a reduction of that unknown risk potential.<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 class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Within one year any person can easily set aside a default.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">After three years (as noted by several) certain limited rights to challenge the sale expire.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Within seven years, there can be a challenge by any person based upon lack of proper service.<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 class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">The period that is my starting point for analysis is seven years, based on the color of title of a foreclosure deed, actual possession and payment of taxes. See
<a href="https://app.leg.wa.gov/rcw/default.aspx?cite=7.28.070">7.28.070</a><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 class="MsoNormal" style="margin-left:.5in"><span style="font-size:10.0pt">Adverse possession under claim and color of title—Payment of taxes.<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:10.0pt">Every person in actual, open and notorious possession of lands or tenements under claim and color of title, made in good faith, and who shall for seven successive years continue in
possession, and shall also during said time pay all taxes legally assessed on such lands or tenements, shall be held and adjudged to be the legal owner of said lands or tenements, to the extent and according to the purport of his or her paper title. All persons
holding under such possession, by purchase, devise or descent, before said seven years shall have expired, and who shall continue such possession and continue to pay the taxes as aforesaid, so as to complete the possession and payment of taxes for the term
aforesaid, shall be entitled to the benefit of this section.<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>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Any voluntary deed given by those who have possible rights under the former owner to challenge the sale is a valuable reduction of that risk.</span><span style="font-size:11.0pt;font-family:"Verdana",sans-serif;color:navy"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Verdana",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#002060">Dwight Bickel<o:p></o:p></span></b></p>
</div>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><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">
<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>John McCrady<br>
<b>Sent:</b> Tuesday, January 10, 2017 9:33 AM<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] Title insurance and 3 year issue<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-family:"Lucida Sans",sans-serif;color:#5B9BD5">Different underwriters, sometimes within the same Title Insurer, view the risks differently. As to the three year rule in the cited 4.16.090, see Marcom v Brunner 30 Wash.App
532:<o:p></o:p></span></p>
<p style="line-height:15.0pt;background:white"><span class="MsoSubtleEmphasis">….Failure of the county treasurer to comply with the statutory provisions relating to the content and manner of service of notice in proceedings to collect delinquent taxes leaves
the court without jurisdiction over tax foreclosure proceedings. Furthermore, any foreclosure sale and tax deed issued pursuant thereto is rendered void. Pierce County v. Evans,
<a href="https://www.casemakerlegal.com/SearchResult.aspx?searchFields%5bstate%5d=&query=17+Wash.App.+201&juriStatesHidden=&searchCriteria=Citation&tabAction=ALLC&dtypeName=&headAdmin=&headCaselaw=&headStatutes=&searchType=overview&jurisdictions.allStates=on&jurisdictions.includeRelatedFederal=on&pinCite=y">
<span style="color:#404040;text-decoration:none">17 Wash.App. 201</span></a>, <a href="https://www.casemakerlegal.com/SearchResult.aspx?searchFields%5bstate%5d=&query=563+P.2d+1263&juriStatesHidden=&searchCriteria=Citation&tabAction=ALLC&dtypeName=&headAdmin=&headCaselaw=&headStatutes=&searchType=overview&jurisdictions.allStates=on&jurisdictions.includeRelatedFederal=on&pinCite=y">
<span style="color:#404040;text-decoration:none">563 P.2d 1263</span></a> (1977). Accord Rosholt v. Snohomish County,
<a href="https://www.casemakerlegal.com/SearchResult.aspx?searchFields%5bstate%5d=&query=19+Wash.App.+300&juriStatesHidden=&searchCriteria=Citation&tabAction=ALLC&dtypeName=&headAdmin=&headCaselaw=&headStatutes=&searchType=overview&jurisdictions.allStates=on&jurisdictions.includeRelatedFederal=on&pinCite=y">
<span style="color:#404040;text-decoration:none">19 Wash.App. 300</span></a>, <a href="https://www.casemakerlegal.com/SearchResult.aspx?searchFields%5bstate%5d=&query=575+P.2d+726&juriStatesHidden=&searchCriteria=Citation&tabAction=ALLC&dtypeName=&headAdmin=&headCaselaw=&headStatutes=&searchType=overview&jurisdictions.allStates=on&jurisdictions.includeRelatedFederal=on&pinCite=y">
<span style="color:#404040;text-decoration:none">575 P.2d 726</span></a> (1978). Nevertheless, Brunner contends, citing RCW
<a name="hlHit">4.16.090, [</a><a name="ftn.FN1"></a><a href="https://www.casemakerlegal.com/docView.aspx?DocId=7223554&Index=D%3a%5cdtsearch%5cindex%5c01Test%5cALL%5fCITED%5fCASE&HitCount=19&hits=10b+10c+10d+146+147+148+17d+17e+17f+2ba+2bb+2bc+36c+36d+36e+3cf+3d0+3d1+52e+&isFirstPass=&categoryAlias=Case%20Law&fCount=6&cf=0&dt=CASE&jurisdictions.allFederal=False&jurisdictions.allStates=False&searchType=BROWSE&bReqSt=WA&dataT=CASE#FN1"><span style="color:#404040;text-decoration:none">1</span></a>]
the Morcoms were not "original owners" 30 Wn.App. 534 continuing in possession and did not commence this action to clear title until August 1978, more than 4 years after issuance and recording of [635 P.2d 780] the tax deed, and therefore can no longer assert
a claim for superior title. The legislature, in enacting RCW 4.16.090, intended that its provisions would apply only in those instances where possession had been taken by the purchaser under the tax deed. Kupka v. Reid, 50 Wash.2d 465,
<a href="https://www.casemakerlegal.com/SearchResult.aspx?searchFields%5bstate%5d=&query=312+P.2d+1056&juriStatesHidden=&searchCriteria=Citation&tabAction=ALLC&dtypeName=&headAdmin=&headCaselaw=&headStatutes=&searchType=overview&jurisdictions.allStates=on&jurisdictions.includeRelatedFederal=on&pinCite=y">
<span style="color:#404040;text-decoration:none">312 P.2d 1056</span></a> (1957). Brunner never has taken possession of the property. Accordingly, she cannot avail herself of the provisions of RCW 4.16.090 as a defense or bar to Morcom's quiet title action…..<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:#5B9BD5">Title Insurers remain concerned about lack of
</span><span lang="EN" style="color:#5B9BD5">service</span><span lang="EN" style="font-size:12.5pt;font-family:"Lucida Sans Unicode",sans-serif;color:#5B9BD5"> on any interested party, whether fee owner,
</span><span lang="EN" style="color:#5B9BD5">mortgagee</span><span lang="EN" style="font-size:12.5pt;font-family:"Lucida Sans Unicode",sans-serif;color:#5B9BD5">, etc</span><span lang="EN" style="font-size:12.5pt;font-family:"Lucida Sans Unicode",sans-serif;color:black">.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#993366"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#993366"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#993366"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:HelveticaNeueETW01-55Rg;color:#993366">John McCrady<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:HelveticaNeueETW01-55Rg;color:#993366">Counsel</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#993366"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#993366">Puget Sound Title Company<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#993366">5350 Orchard Street West<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#993366">University Place WA 98466<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#993366">253-476-5721<o:p></o:p></span></p>
</div>
<p class="MsoNormal"><span style="color:#993366"><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="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">
<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>Doris Eslinger<br>
<b>Sent:</b> Tuesday, January 10, 2017 8:39 AM<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] Title insurance and 3 year issue<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<div>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">I spoke with Chicago, First American and Old Republic recently on the subject and all will issue title insurance after 3 years for WA properties and may also
issue title insurance before three years for the right price, and on a case by case basis. First American cited</span>
<span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">RCW 4.16.090 for the three-year window. Old Republic agrees to issue title within 3 years on one case but the premium is 10% of the insured amount. One of the title officers I
spoke with mentioned that if we can locate the former property owner to sign a deed, then they can issue the insurance.
<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 class="MsoNormal" style="margin-bottom:2.0pt"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Regards,</span><span style="font-size:8.0pt;font-family:"Arial",sans-serif;color:black">
<br>
<br>
</span><b><span style="font-family:"Calibri",sans-serif;color:#0070C0">Doris Eslinger</span></b><span style="font-size:8.0pt;font-family:"Arial",sans-serif;color:black"><br>
</span><b><span style="font-size:9.0pt;font-family:"Calibri",sans-serif;color:#0070C0">Attorney at Law</span></b><span style="font-size:8.0pt;font-family:"Arial",sans-serif;color:black"><br>
</span><b><span style="font-size:11.0pt;font-family:"Felix Titling";font-variant:small-caps;color:#1F497D;letter-spacing:.6pt">Eslinger Law Office,
</span></b><b><span style="font-size:11.0pt;font-family:"Felix Titling";color:#1F497D;letter-spacing:.6pt">PLLC</span></b><b><span style="font-family:"Garamond",serif;color:#1F497D;letter-spacing:2.0pt">
</span></b><span style="font-size:8.0pt;font-family:"Arial",sans-serif;color:black"><br>
2200 112th Ave NE | Suite 200 | Bellevue, WA 98005 | Phone: (425) 451-3237 | <br>
Fax: (425) 633-2468 | <a href="mailto:doris@eslingerlawoffice.com"><span style="color:#0065A2">doris@eslingerlawoffice.com</span></a> |
</span><span style="font-size:8.0pt;font-family:"Arial",sans-serif;color:#0070C0"><a href="http://www.eslingerlawoffice.com/"><span style="color:#0070C0">eslingerlawoffice.com</span></a></span><span style="font-size:8.0pt;font-family:"Arial",sans-serif;color:black">
</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><span style="font-size:8.0pt;font-family:"Arial",sans-serif;color:black"><br>
</span><b><span style="font-size:8.0pt;font-family:"Calibri",sans-serif;color:#1F497D;letter-spacing:.6pt"><br>
</span></b><span style="font-size:8.0pt;color:#1F497D">----------------------------------------------------------------------------------------------------<o:p></o:p></span></p>
<p class="MsoNormal" style="line-height:8.0pt;mso-line-height-rule:exactly"><span style="font-size:8.0pt;color:black"><br>
</span><span style="font-size:8.0pt;color:#1F497D">This message is intended only for the addressee. The information contained in this message is privileged, confidential, and protected by the attorney-client or attorney work product privileges. Unauthorized
forwarding, printing, copying, distribution, disclosure or use of such information is strictly prohibited. If you are not the addressee, please promptly delete this message and notify the sender of the delivery error by return e-mail or you may call our office
at (425) 451-3237. Nothing in this message should be interpreted as a digital or electronic signature that can be used to authenticate a contract or other legal document.<o:p></o:p></span></p>
</div>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p> </o:p></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">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>John McCrady<br>
<b>Sent:</b> Monday, January 09, 2017 4:45 PM<br>
<b>To:</b> WSBA Real Property Listserv<br>
<b>Subject:</b> Re: [WSBARP] Title insurance and 3 year issue<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">I can tell you that Stewart will insure (on a case by case basis) after three years, and before three years if the buyer obtains a certification through Tax Title Services.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">You can give me a call if you like for more specifics.<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-size:11.0pt;font-family:HelveticaNeueETW01-55Rg;color:#1F497D">John McCrady<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:HelveticaNeueETW01-55Rg;color:#1F497D">Counsel</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Puget Sound Title Company<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">5350 Orchard Street West<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">University Place WA 98466<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;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="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">
<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>Schmidt & Yee<br>
<b>Sent:</b> Friday, January 06, 2017 12:41 PM<br>
<b>To:</b> <a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><br>
<b>Subject:</b> [WSBARP] Title insurance and 3 year issue<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"><span style="font-family:"Calibri",sans-serif;color:black">Good Afternoon:<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black">Recently there was a discussion about having a tax deed and title companies being unwilling to issue title insurance until 3 or 10 years has passed. Due to a new computer, I lost
my emails saved and would appreciate it if someone could tell me if they know of a title company closing sales and issuing title insurance after 3 years instead of 10 years or the filing of a quiet title action.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black">Thank you.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black">Pam Yee<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black">Schmidt & Yee, PC<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black">Aloha, OR 97078<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black">503-642-7641<o:p></o:p></span></p>
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