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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><span style='color:#993366'>In the fact situation given, I would continue to show the matter. I don’t want to pay the cost of a determination that the restriction has been abandoned, etc. <o:p></o:p></span></p><p class=MsoNormal><span style='color:#993366'>I am curious whether the title company is worried that a use by the current owners has triggered the reverter? It sounds like they are not worried about a reverter already having taken place, but are only continuing to show the restriction?<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'> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>Roger Hawkes<br><b>Sent:</b> Monday, January 30, 2017 6:21 PM<br><b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br><b>Subject:</b> Re: [WSBARP] Possibility of Reverter<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>Well done</span><span style='font-size:11.0pt;font-family:Wingdings;color:#1F497D'>J</span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'> a big difference from current query and your case is the grantor was still alive in your case; although a reservation could be crafted to protect future generations too. I am curious to know what the title insurer gurus say about this.<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'>Roger Hawkes, WSBA 5173<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>19909 Ballinger Way NE<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>Shoreline, WA 98155<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'><a href="http://www.hawkeslawfirm.com/">www.hawkeslawfirm.com</a><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>206 367 5000 voice<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>206 367 4005 fax<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><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'> Rowley, Rob [<a href="mailto:rob@rowleylegal.com">mailto:rob@rowleylegal.com</a>] <br><b>Sent:</b> Monday, January 30, 2017 4:59 PM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] Possibility of Reverter<o:p></o:p></span></p><p class=MsoNormal><o:p> </o:p></p><div><div><p class=MsoNormal><span style='font-family:"Tahoma",sans-serif'>My one case that I got to argue at the Supreme Court dealt with the enforceability of fee simple determinable estates.<o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-family:"Tahoma",sans-serif'><o:p> </o:p></span></p></div><div><p class=MsoNormal><span style='font-family:"Tahoma",sans-serif'>Alby v Banc One (2006)<o:p></o:p></span></p></div><div><p class=MsoNormal><a href="https://scholar.google.com/scholar_case?case=6610484979493170052&hl=en&as_sdt=6&as_vis=1&oi=scholarr">https://scholar.google.com/scholar_case?case=6610484979493170052&hl=en&as_sdt=6&as_vis=1&oi=scholarr</a><o:p></o:p></p></div></div><div><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal>On Mon, Jan 30, 2017 at 4:36 PM, Roger Hawkes <<a href="mailto:Roger@law-hawks.com" target="_blank">Roger@law-hawks.com</a>> wrote:<o:p></o:p></p><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>Egads!! Picking nits by title insurer.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>I would seek other insurer’s inputs; failing a change, then advise Buyer that it probably will impact a future sale or pledge by them; they can do a quiet title action, of course; and have the Sellers pay for cleaning it up?</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'> </span><o:p></o:p></p><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>Roger Hawkes, WSBA 5173</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>19909 Ballinger Way NE</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>Shoreline, WA 98155</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'><a href="http://www.hawkeslawfirm.com/" target="_blank">www.hawkeslawfirm.com</a></span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>206 367 5000 voice</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'>206 367 4005 fax</span><o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:#1F497D'> </span><o:p></o:p></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><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'> Marc Holmes [mailto:<a href="mailto:marc@holmeslawgroup.com" target="_blank">marc@holmeslawgroup.com</a>] <br><b>Sent:</b> Monday, January 30, 2017 4:22 PM<br><b>To:</b> 'WSBA Real Property Listserv'<br><b>Subject:</b> [WSBARP] Possibility of Reverter</span><o:p></o:p></p></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Mates,<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>I have a client purchasing a single family home and an old deed showed up on title with a restriction against “carrying on a trade or business” on the property or else the property “immediately reverts to the grantors” who are long since dead. I’ve been to the property and there is nothing there to suggest it’s been used for anything but a typical residence since the house was built in the 90s and the current owners have owned for more than 10 years. However, they have registered two LLCs to using this property’s address. When asked they said they have never operated a business on the property and that the LLCs are holding companies they own for two completely unrelated multifamily properties run by an outside property manager. On the advice of their real estate agent, they signed and notarized a written statement to that effect. <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>The sellers will be conveying by warranty deed and the title company is excepting the old deed from title policy. Whether the old deed was sufficient to create a defeasible fee is debatable but assuming that it was, what more, if anything, should I do to look out for the buyers’ interest? <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Marc Holmes<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Holmes Law Group PLLC<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>808 5th Ave N<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Seattle WA 98109<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a href="http://holmeslawgroup.com/" target="_blank">HolmesLawGroup.com</a><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a href="mailto:marc@holmeslawgroup.com" target="_blank">marc@holmeslawgroup.com</a><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Ofc: 206-357-4224<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'>Cell: 206-849-0853<o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'> <o:p></o:p></p></div></div><p class=MsoNormal><br>_______________________________________________<br>WSBARP mailing list<br><a href="mailto:WSBARP@lists.wsbarppt.com">WSBARP@lists.wsbarppt.com</a><br><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><o:p></o:p></p></div><p class=MsoNormal><br><br clear=all><o:p></o:p></p><div><p class=MsoNormal><o:p> </o:p></p></div><p class=MsoNormal>-- <o:p></o:p></p><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p class=MsoNormal><o:p> </o:p></p></div><div><p><b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'>Robert R. Rowley</span></b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'>, Attorney at Law</span><o:p></o:p></p></div><div><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-repeat:initial'><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'>7 S. Howard St., Suite 218</span><o:p></o:p></p><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-repeat:initial'><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'>Spokane, WA 99201</span><o:p></o:p></p><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-repeat:initial'><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'>T: (509) 252-5074</span><o:p></o:p></p><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-repeat:initial'><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'>C: (509) 994-1143</span><o:p></o:p></p><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-repeat:initial'><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'>F: (509) 928-3084</span><o:p></o:p></p><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-repeat:initial'><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'>E: <a href="mailto:rob@rowleylegal.com" target="_blank">rob@rowleylegal.com</a></span><o:p></o:p></p><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-repeat:initial'><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'>W: <a href="http://www.rowleylegal.com/" target="_blank">www.rowleylegal.com</a></span><o:p></o:p></p><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-repeat:initial'><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'> </span><o:p></o:p></p><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-repeat:initial'><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'>Practice concentrated on business, real estate and general legal matters in Washington and Idaho.</span><o:p></o:p></p><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-repeat:initial'><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'> </span><o:p></o:p></p><p style='margin:0in;margin-bottom:.0001pt;background-image:initial;background-repeat:initial'><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'>NOTICE: The contents of this message and any attachments may be protected by the attorney-client privilege, work product doctrine or other applicable protections. If you are not the intended recipient or have received this message in error, please notify the sender and promptly delete the message. Thank you for your assistance.</span><o:p></o:p></p><p style='margin-top:0in;background-image:initial;background-repeat:initial'><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'>DISCLAIMER: You should recognize that responses provided by e-mail means are akin to ordinary telephone or face-to-face conversations and do not reflect the level of factual or legal inquiry or analysis which would be applied in the case of a formal legal opinion. A formal opinion may very well reach a different conclusion.</span><o:p></o:p></p></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></body></html>