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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link="#0563C1" vlink="#954F72"><div class=WordSection1><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>This is not all that simple. The statute says that successors in interest have homestead rights which include here the right to possession during redemption:<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>(1) Real property sold subject to redemption, as provided in RCW 6.21.080, or any part thereof separately sold, may be redeemed by the following persons, or their successors in interest:<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>(a) The judgment debtor, in the whole or any part of the property separately sold.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>(b) A creditor having a lien by judgment, decree, deed of trust, or mortgage, on any portion of the property, or any portion of any part thereof, separately sold, subsequent in priority to that on which the property was sold. The persons mentioned in this subsection are termed redemptioners.<o:p></o:p></span></p><p class=MsoNormal><b><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:#C00000'>(2) As used in this chapter, the terms “judgment debtor,” “redemptioner,” and “purchaser” refer also to their respective successors in interest.<o:p></o:p></span></b></p><p class=MsoNormal style='margin-bottom:12.0pt'><b><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:#C00000'><o:p> </o:p></span></b></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>RCW 6.23.010<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>And, title vests in heirs immediately upon death, subject to rights and duties of PR, debts of the estate, family support allowances, and a couple of others. RCW 11.04.250</span><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>Any purchaser under the facts you describe is as Wendy says likely a tenant by sufferance, but in addition, likely an heir who can certainly make a good argument that as such, he has the right to possession during redemption. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>Without more time, that is off the top of my head; I would advise caution. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>Rob<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><div><p class=MsoNormal style='text-autospace:none'><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'>Robert D. Wilson-Hoss <br>Hoss & Wilson-Hoss, LLP <br>236 West Birch Street <br>Shelton, WA 98584 <br>360 426-2999<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><a href="www.hossandwilsonhoss.com"><span style='color:blue'>www.hossandwilson-hoss.com</span></a><br><a href="mailto:rob@hctc.com"><span style='color:blue'>rob@hctc.com</span></a></span><o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal style='text-autospace:none'><i><span style='font-family:"Times New Roman","serif"'>This message is intended solely for the use of the addressee and may contain information that is privileged, confidential, and exempt from disclosure under applicable law. If you are not the addressee, you are hereby notified that any use, distribution, or copying of this message is strictly prohibited. If you received this message in error, please notify us by reply e-mail or by telephone (call us collect at the number listed above) and immediately delete this message and any and all of its attachments. Thank you.<o:p></o:p></span></i></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Times New Roman","serif";text-transform:uppercase'>This office does debt collection and this e-mail may be an attempt to collect a debt, Any information obtained will be used for that purpose. </span></b><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>To the extent the Federal Fair Debt Collection Practices Act (15 U.S.C. § 1692) applies this firm is acting as a debt collector for the condominium/homeowners' association named above to collect a debt owed to it. Any information obtained will be used for collection purposes. You have the right to seek advice of legal counsel.</span><o:p></o:p></p></div><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman","serif"'><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"'> wsbapt-bounces@lists.wsbarppt.com [mailto:wsbapt-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>Wendy Walter<br><b>Sent:</b> Friday, February 24, 2017 8:47 AM<br><b>To:</b> WSBA Real Property Listserv; 'WSBA Probate & Trust Listserv'<br><b>Subject:</b> Re: [WSBAPT] [WSBARP] Question about rights of possession after Sheriff's Sale<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='color:#1F497D'>Consult the redemption law: <a href="http://app.leg.wa.gov/RCW/default.aspx?cite=6.23.110">http://app.leg.wa.gov/RCW/default.aspx?cite=6.23.110</a> (also copied below). </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'>I’ve had cases where Heirs have claimed the right to homestead and therefore possession during the redemption period. And although I don’t agree that the heir would be the judgment debtor (as they aren’t obligated on the debt, they are only joined in the foreclosure for the purposes of terminating their ownership interest in the property), the sheriff’s offices often require that we list them as a judgment debtor for any order of sale and sheriff’s instructions in order to make sure that they get notices of the sale. </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'> </span><o:p></o:p></p><h4>RCW 6.23.110<o:p></o:p></h4><h4>Possession during period of redemption.<o:p></o:p></h4><p class=MsoNormal style='text-indent:.25in'>(1) Except as provided in this section and RCW <a href="http://app.leg.wa.gov/RCW/default.aspx?cite=6.23.090">6.23.090</a>, the purchaser from the day of sale until a resale or redemption, and the redemptioner from the day of redemption until another redemption, shall be entitled to the possession of the property purchased or redeemed, unless the same be in the possession of a tenant holding under an unexpired lease, and in such case shall be entitled to receive from such tenant the rents or the value of the use and occupation thereof during the period of redemption.<o:p></o:p></p><p class=MsoNormal style='text-indent:.25in'>(2) If a mortgage contains a stipulation that in case of foreclosure the mortgagor may remain in possession of the mortgaged premises after sale and until the period of redemption has expired, the court shall make its decree to that effect and the mortgagor shall have such right.<o:p></o:p></p><p class=MsoNormal style='text-indent:.25in'>(3) As to any land so sold which is at the time of the sale used for farming purposes, or which is a part of a farm used, at the time of sale, for farming purposes, the judgment debtor shall be entitled to retain possession thereof during the period of redemption and the purchaser or his or her successor in interest shall, if the judgment debtor does not redeem, have a lien upon the crops raised or harvested thereon during said period of redemption, for interest on the purchase price at the rate of six percent per annum during said period of redemption and for taxes becoming delinquent during the period of redemption together with interest thereon.<o:p></o:p></p><p class=MsoNormal style='text-indent:.25in'><span style='background:yellow;mso-highlight:yellow'>(4) In case of any homestead as defined in chapter <a href="http://app.leg.wa.gov/RCW/default.aspx?cite=6.13">6.13</a> RCW and occupied for that purpose at the time of sale, the judgment debtor shall have the right to retain possession thereof during the period of redemption without accounting for issues or for value of occupation.</span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal><b><span style='color:#1F497D'>Wendy Walter</span></b><span style='color:#1F497D'> </span><span style='font-size:10.0pt;color:#1F497D'>|</span><span style='color:#002060'> </span><span style='font-size:9.0pt;color:#777777'>Partner - Pacific Northwest<i> </i></span><span style='font-size:10.0pt;color:#777777'>| Member State Bars of WA and OR</span><o:p></o:p></p><p class=MsoNormal><span style='font-family:"Times New Roman","serif";color:#1F497D'>McCarthy </span><span style='font-family:"Times New Roman","serif";color:red'>♦</span><span style='font-family:"Times New Roman","serif";color:#1F497D'> Holthus LLP</span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'> m. 108 1<sup>st</sup> Ave. S., Suite 300, Seattle, WA 98104 </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'> d. 206.596.4844 | f. 206.780.6862 | c. 425.241.5459</span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'> e. <a href="mailto:wwalter@mccarthyholthus.com"><span style='color:#1F497D'>wwalter@mccarthyholthus.com</span></a></span><o:p></o:p></p><p class=MsoNormal align=center style='text-align:center'><span style='color:#1F497D'>Arizona </span><span style='font-family:"Arial","sans-serif";color:red'>♦</span><span style='font-family:"Arial","sans-serif";color:#1F497D'> </span><span style='color:#1F497D'>California </span><span style='font-family:"Arial","sans-serif";color:red'>♦</span><span style='font-family:"Arial","sans-serif";color:#1F497D'> </span><span style='color:#1F497D'>Colorado </span><span style='font-family:"Arial","sans-serif";color:red'>♦ </span><span style='font-family:"Arial","sans-serif";color:#1F497D'> </span><span style='color:#1F497D'>Idaho </span><span style='font-family:"Arial","sans-serif";color:red'>♦</span><span style='color:#1F497D'> Nevada </span><span style='font-family:"Arial","sans-serif";color:red'>♦</span><span style='font-family:"Arial","sans-serif";color:#1F497D'> </span><span style='color:#1F497D'>New Mexico </span><span style='font-family:"Arial","sans-serif";color:red'>♦</span><span style='font-family:"Arial","sans-serif";color:#1F497D'> </span><span style='color:#1F497D'>Oregon </span><span style='font-family:"Arial","sans-serif";color:red'>♦</span><span style='font-family:"Arial","sans-serif";color:#1F497D'> </span><span style='color:#1F497D'>Texas </span><span style='font-family:"Arial","sans-serif";color:red'>♦</span><span style='font-family:"Arial","sans-serif";color:#1F497D'> </span><span style='color:#1F497D'>Washington</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-align:justify'><span style='font-size:7.5pt;color:gray'>CONFIDENTIALITY NOTICE: The information contained herein may be privileged and protected by the attorney/client and/or other privilege. It is confidential in nature and intended for use by the intended addressee only. If you are not the intended recipient, you are hereby expressly prohibited from dissemination distribution, copy or any use whatsoever of this transmission and its contents. If you receive this transmission in error, please reply or call the sender and arrangements will be made to retrieve the originals from you at no charge.</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:7.5pt;color:red'>Federal law requires us to advise you that communication with our office could be interpreted as an attempt to collect a debt and that any information obtained will be used for that purpose.</span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal><a name="_MailEndCompose"><span style='color:#1F497D'> </span></a><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>Scott Hildebrand<br><b>Sent:</b> Friday, February 24, 2017 8:38 AM<br><b>To:</b> 'WSBA Probate & Trust Listserv'; 'WSBA Real Property Listserv'<br><b>Subject:</b> [WSBARP] Question about rights of possession after Sheriff's Sale</span><o:p></o:p></p></div></div><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>Here is one for which I am trying to get an answer quickly:<o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>Client wants to buy real property at an auction- judicial foreclosure.<o:p></o:p></p><p class=MsoNormal>The owner passed, leaving two heirs. One of the heirs is absent, wants to let it go and is not an issue.<o:p></o:p></p><p class=MsoNormal>The other heir has moved in and is asserting his rights to redeem after the sale.<o:p></o:p></p><p class=MsoNormal>My client doesn’t want to buy a property in which a third party has occupation rights.<o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>Question:<o:p></o:p></p><p class=MsoNormal>If my client buys the property at auction, can he evict the heir after getting a deed?<o:p></o:p></p><p class=MsoNormal>I presume that is the 20 day notice game, tenancy at sufferance.<o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>During the eight month redemption period, does the heir have a right to possess?<o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>Time is of the essence since the auction is slated to happen in an hour or so…<o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>Thanks all,<o:p></o:p></p><p class=MsoNormal>Scott Hildebrand<o:p></o:p></p><p class=MsoNormal>Attorney at Law<o:p></o:p></p><p class=MsoNormal>206-605-8874<o:p></o:p></p></div></body></html>