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--></style></head><body lang=EN-US link=blue vlink="#954F72"><div class=WordSection1><p class=MsoNormal>Carrying this out further, I believe the buyer’s title insurance should cover this type of a claim, and that the title company will have a claim against the seller. I’d need to check the policy language, but I think that’s why the title company asks certain questions of the seller regarding recent events.</p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Kary L. Krismer<br>206 723-2148</p><p class=MsoNormal><o:p> </o:p></p><div style='mso-element:para-border-div;border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='border:none;padding:0in'><b>From: </b><a href="mailto:rhoss@hctc.com">Rick Hoss</a><br><b>Sent: </b>Wednesday, August 30, 2017 2:27 PM<br><b>To: </b><a href="mailto:wsbarp@lists.wsbarppt.com">'WSBA Real Property Listserv'</a><br><b>Subject: </b>Re: [WSBARP] Priority of mechanics lien recorded post conveyance</p></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-family:"Times New Roman",serif;color:#1F497D'>You might be missing that the lien relates back in time to the date of first work or material delivery. The form in RCW 60.04.091 asks at Section 2 the Date Claimant began to perform labor or supply materials. They have 90 days after finishing work to file the lien.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Times New Roman",serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Times New Roman",serif;color:#1F497D'>If you look closely you might find a smart title insurer who got lien releases from the general before closing, or a sleepy title insurer who did not disclose the possibility of a later lien. Contractors are often asked to release lien rights by title companies, usually generals though.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Times New Roman",serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Times New Roman",serif;color:#1F497D'>Lawyers who represent material suppliers advise their clients as soon as they get a large order to make very early delivery of a 2x4 and bag of nails to the site, and carefully document the delivery. (Date Claimant began to supply materials….)<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Times New Roman",serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Times New Roman",serif;color:#1F497D'>Contractors who claim a lien must prove they provided a RCW 18.27.114 Notice to Customers in order to claim a lien, and they have to keep copy of the customer’s signature documenting receipt of the Notice for 3 years. But this might not apply to subs, who usually still have to send the Notice of Intent to Claim a Lien – see RCW 60.04.031 for Notice requirements and exceptions.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Times New Roman",serif;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Times New Roman",serif;color:#1F497D'><o:p> </o:p></span></p><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'> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>Craig Blackmon<br><b>Sent:</b> Wednesday, August 30, 2017 2:00 PM<br><b>To:</b> WSBA Real Property List Serve<br><b>Subject:</b> [WSBARP] Priority of mechanics lien recorded post conveyance<o:p></o:p></span></p></div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p> </o:p></span></p><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>'Mates, your input is appreciated following my ineffective legal research (which was then curtailed by error messages on CaseMaker). <o:p></o:p></span></p><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p> </o:p></span></p></div><div><p class=MsoNormal><b><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Facts</span></b><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>: Owner contracts with GC to build house; Owner pays GC in full without sufficient lien release assurances; Owner sells house, title is conveyed to Buyer by recorded warranty deed; Subcontractor thereafter records an otherwise valid mechanic's lien.<o:p></o:p></span></p><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p> </o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>I assumed the lien was invalid on its face since it is subsequent to conveyance. How can Subcontractor foreclose Buyer's superior-in-time interest? I know a mechanics lien can defeat an existing but unrecorded DOT. But superior to a prior recorded conveyance? <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p> </o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Is it as simple as I think? Is this lien invalid on its face? Or am I missing something?<o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p> </o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Thanks in advance!!<o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p> </o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Craig<o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p> </o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><br clear=all><o:p></o:p></span></p><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><div><p class=MsoNormal><span style='font-size:7.5pt;font-family:"Times New Roman",serif'>Craig Blackmon, Attorney at Law<o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif'><a href="http://www.seattlepropertylawyer.com/" target="_blank">Seattle Real Estate Lawyer</a></span><span style='font-size:7.5pt;font-family:"Times New Roman",serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#212121'>92 Lenora St. (The Makers Space, a shared work environment) </span><span style='font-size:7.5pt;font-family:"Times New Roman",serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#212121'>Seattle WA 98121</span><span style='font-size:7.5pt;font-family:"Times New Roman",serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#212121'>Office/Cell: </span><span style='font-size:7.5pt;font-family:"Times New Roman",serif'>(206) 369-5949 Fax: (206) 770-7328 <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:7.5pt;font-family:"Times New Roman",serif'><a href="https://twitter.com/LawyerBroker" target="_blank">@LawyerBroker</a><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:7.5pt;font-family:"Times New Roman",serif'><a href="http://www.seattlepropertylawyer.com/blog?category=Buy+without+an+Agent" target="_blank">How to Buy Without an Agent</a> | <a href="http://www.seattlepropertylawyer.com/blog?category=Sell+FSBO" target="_blank">How to Sell FSBO</a> | <a href="http://www.seattlepropertylawyer.com/blog?category=Real+Estate+Glossary" target="_blank">RE Glossary</a><o:p></o:p></span></p></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div><p class=MsoNormal><span style='font-size:7.5pt;font-family:"Times New Roman",serif'>CONFIDENTIALITY NOTICE: This communication is a private, confidential electronic communication encompassed by 18 USC 2510. It is for the sole use of the intended recipient and receipt by anyone other than the intended recipient does not constitute a loss of its confidential or privileged nature. Any review or distribution by others is strictly prohibited. If you are not the intended recipient please inform the sender and destroy all copies.<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></div></body></html>