<html><head><meta http-equiv="content-type" content="text/html; charset=utf-8"></head><body dir="auto"><div>Marc: In my experience, even if you found a long lost heir, they likely would not care and would voluntarily release by stipulated judgment their interest. If they did not, you could use the law from the Alby case to challenge the restriction as unreasonable, and would the heir want to pay legal fees to fight it? -Greg Ursich<br><br>Sent from my iPhone</div><div><br>On Jan 31, 2017, at 2:41 PM, Marc Holmes <<a href="mailto:marc@holmeslawgroup.com">marc@holmeslawgroup.com</a>> wrote:<br><br></div><blockquote type="cite"><div><meta http-equiv="Content-Type" content="text/html; charset=utf-8"><meta name="Generator" content="Microsoft Word 12 (filtered medium)"><style><!--
/* Font Definitions */
@font-face
{font-family:Wingdings;
panose-1:5 0 0 0 0 0 0 0 0 0;}
@font-face
{font-family:"Cambria Math";
panose-1:2 4 5 3 5 4 6 3 2 4;}
@font-face
{font-family:Calibri;
panose-1:2 15 5 2 2 2 4 3 2 4;}
@font-face
{font-family:Tahoma;
panose-1:2 11 6 4 3 5 4 4 2 4;}
@font-face
{font-family:HelveticaNeueETW01-55Rg;}
/* Style Definitions */
p.MsoNormal, li.MsoNormal, div.MsoNormal
{margin:0in;
margin-bottom:.0001pt;
font-size:12.0pt;
font-family:"Times New Roman","serif";}
a:link, span.MsoHyperlink
{mso-style-priority:99;
color:blue;
text-decoration:underline;}
a:visited, span.MsoHyperlinkFollowed
{mso-style-priority:99;
color:purple;
text-decoration:underline;}
p
{mso-style-priority:99;
mso-margin-top-alt:auto;
margin-right:0in;
mso-margin-bottom-alt:auto;
margin-left:0in;
font-size:12.0pt;
font-family:"Times New Roman","serif";}
p.MsoAcetate, li.MsoAcetate, div.MsoAcetate
{mso-style-priority:99;
mso-style-link:"Balloon Text Char";
margin:0in;
margin-bottom:.0001pt;
font-size:8.0pt;
font-family:"Tahoma","sans-serif";}
span.BalloonTextChar
{mso-style-name:"Balloon Text Char";
mso-style-priority:99;
mso-style-link:"Balloon Text";
font-family:"Tahoma","sans-serif";}
span.EmailStyle20
{mso-style-type:personal;
font-family:"Calibri","sans-serif";
color:#1F497D;}
span.EmailStyle21
{mso-style-type:personal;
color:#993366;}
span.EmailStyle22
{mso-style-type:personal-reply;
font-family:"Times New Roman","serif";
color:windowtext;}
.MsoChpDefault
{mso-style-type:export-only;
font-size:10.0pt;}
@page WordSection1
{size:8.5in 11.0in;
margin:1.0in 1.0in 1.0in 1.0in;}
div.WordSection1
{page:WordSection1;}
--></style><!--[if gte mso 9]><xml>
<o:shapedefaults v:ext="edit" spidmax="1026" />
</xml><![endif]--><!--[if gte mso 9]><xml>
<o:shapelayout v:ext="edit">
<o:idmap v:ext="edit" data="1" />
</o:shapelayout></xml><![endif]--><div class="WordSection1"><p class="MsoNormal">Thanks for the responses. <o:p></o:p></p><p class="MsoNormal"><o:p> </o:p></p><p class="MsoNormal">John, the title company is simply excepting the document in Schedule B. They haven’t raised any particular concern.<o:p></o:p></p><p class="MsoNormal"><o:p> </o:p></p><p class="MsoNormal">Eric, yes, that was the conclusion I came to and the court’s opinion in Rob’s case seems to be receptive to the argument that a deed restriction like the one I’m faced with is an unreasonable restraint on alienation (not limited in scope or time, no legitimate interests are apparent at this point some 80 years later, and consequences of enforcement would be massive).<o:p></o:p></p><p class="MsoNormal"><o:p> </o:p></p><p class="MsoNormal">Gregory, yes, I was thinking a quiet title action would work great if no heirs can be found but was not at all confident if they could I’m glad to hear you’ve had some luck with this approach because with a property this valuable I was afraid alerting long lost heirs to the issue would lead to them demanding an unreasonable amount to release their interest. <o:p></o:p></p><p class="MsoNormal"><o:p> </o:p></p><p class="MsoNormal">Roger, I did get check with another title company and they would except it as well.<o:p></o:p></p><p class="MsoNormal"><o:p> </o:p></p><p class="MsoNormal">Rob, thanks for passing along the court’s opinion from your case. <o:p></o:p></p><div><p class="MsoNormal"><o:p> </o:p></p><p class="MsoNormal"><o:p> </o:p></p><p class="MsoNormal">Marc Holmes<o:p></o:p></p><p class="MsoNormal">Holmes Law Group PLLC<o:p></o:p></p><p class="MsoNormal">808 5th Ave N<o:p></o:p></p><p class="MsoNormal">Seattle WA 98109<o:p></o:p></p><p class="MsoNormal"><a href="http://holmeslawgroup.com/">HolmesLawGroup.com</a><span style="color:#1F497D"><o:p></o:p></span></p><p class="MsoNormal"><a href="mailto:marc@holmeslawgroup.com">marc@holmeslawgroup.com</a><span style="color:#1F497D"><o:p></o:p></span></p><p class="MsoNormal">Ofc: 206-357-4224<o:p></o:p></p><p class="MsoNormal">Cell: 206-849-0853<o:p></o:p></p></div><p class="MsoNormal"><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"><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> Tuesday, January 31, 2017 9:01 AM<br><b>To:</b> WSBA Real Property Listserv<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="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""> <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>Roger Hawkes<br><b>Sent:</b> Monday, January 30, 2017 6:21 PM<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] 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></div></blockquote><blockquote type="cite"><div><span>_______________________________________________</span><br><span>WSBARP mailing list</span><br><span><a href="mailto:WSBARP@lists.wsbarppt.com">WSBARP@lists.wsbarppt.com</a></span><br><span><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp">http://mailman.fsr.com/mailman/listinfo/wsbarp</a></span></div></blockquote></body></html>