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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">FWIW, a long while back I did some research on automatic reverters, and I recall that if the reverter is triggered, the 10-year S/L on adverse possession begins
to run (grantee is in open, hostile, etc. possession even though in theory title has reverted to grantor). So if one can show a violation of the determinable fee more than 10 years prior, it can be extinguished via quiet title.<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">That is in contrast to the determinable fee where the grantor instead holds a right of re-entry. With right of re-entry, in theory the S/L can't start to run
until the grantor actual asserts the right. In that case, the grantee's defense typically needs to be laches, when the right of re-entry was triggered decades before and grantor did nothing about it.<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">How long ago was the deed with the reverter?<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-family:"Calibri","sans-serif";color:#1F497D">Sincerely,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">Eric<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">Eric C. Nelsen<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">SAYRE LAW OFFICES, PLLC<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">1417 31st Ave South<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">Seattle WA 98144-3909<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">phone 206-625-0092<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D">fax 206-625-9040<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><b><span style="font-family:"Calibri","sans-serif";color:red">Please Note that We Have Moved.</span></b><b><span style="font-family:"Calibri","sans-serif";color:#1F497D">
</span></b><span style="font-family:"Calibri","sans-serif";color:#1F497D">We have moved our Seattle office to Mount Baker Ridge (a small commercial community just above the I-90 tunnel).
<b>Our new address is 1417 31st Avenue South, Seattle WA 98144. </b>All other contact information remains the same.<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"><o:p> </o:p></span></p>
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<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""> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com]
<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>
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<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>
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<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>
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<p class="MsoNormal"><span style="color:#993366"><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>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>
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<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>
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<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>
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<p class="MsoNormal"><span style="font-family:"Tahoma","sans-serif""><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Tahoma","sans-serif"">Alby v Banc One (2006)<o:p></o:p></span></p>
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<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>
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<p class="MsoNormal"><o:p> </o:p></p>
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<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>
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<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>
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<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>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#1F497D"> </span><o:p></o:p></p>
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<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>
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<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>
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<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>
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<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>
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<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>
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