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<p class="MsoNormal"><a name="_GoBack"></a><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Sure, but in my view difficult to claim BFP status with a newly built house. Likely a duty of inquiry would be imposed.<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" style="text-align:justify"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">Marcus J. Fry<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">Lyon, Weigand & Gustafson, P.S.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">P.O. Box 1689
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Yakima, Washington 98907 <br>
Telephone: (509) 248-7220 <br>
Facsimile: (509) 575-1883 <o:p></o:p></span></p>
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<p class="MsoNormal" style="text-align:justify"><b><u><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">NOTICES:<o:p></o:p></span></u></b></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>Craig Blackmon<br>
<b>Sent:</b> Wednesday, August 30, 2017 4:59 PM<br>
<b>To:</b> WSBA Real Property Listserv<br>
<b>Subject:</b> Re: [WSBARP] Priority of mechanics lien recorded post conveyance<o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Thank you all! Love this listserv.<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">I must say, I'd love to research the issue much, much further. RCW 60.04.061 is the "relation back" statute, which by its terms is limited to priority over other encumbrances. And the statute is in derogation of the common law and therefore
is to be strictly construed. Seems like an argument could be made that the lien (perfected and recorded post-conveyance) is enforceable over encumbrances, but it would not defeat a BFP. <o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Craig<o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:9.5pt">Craig Blackmon, Attorney at Law<o:p></o:p></span></p>
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<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:9.5pt"><o:p></o:p></span></p>
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<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:9.5pt"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#212121">Seattle WA 98121</span><span style="font-size:9.5pt"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#212121">Office/Cell: </span><span style="font-size:9.5pt">(206) 369-5949 Fax: (206) 770-7328 <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:9.5pt"><a href="https://twitter.com/LawyerBroker" target="_blank">@LawyerBroker</a><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:9.5pt"><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>
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<p class="MsoNormal"><span style="font-size:9.5pt">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
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">On Wed, Aug 30, 2017 at 4:43 PM, John McCrady <<a href="mailto:j.mccrady@pstitle.com" target="_blank">j.mccrady@pstitle.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">Most residential owner’s policies these days are the Homeowner’s Policy of Title Insurance, which does provide coverage for Mechanic’s Lien issues without
endorsement. </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#1F497D">Most lender’s policies do provide coverage for mechanic’s lien issues by endorsement.</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">John McCrady</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#1F497D">Puget Sound Title Company</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#1F497D">5350 Orchard Street West</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#1F497D">University Place WA 98467</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="tel:(253)%20476-5721" target="_blank">253-476-5721</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"><a href="mailto:j.mccrady@pstitle.com" target="_blank">j.mccrady@pstitle.com</a></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>From:</b>
<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> [mailto:<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>]
<b>On Behalf Of </b>John McLaughlin<br>
<b>Sent:</b> Wednesday, August 30, 2017 3:25 PM<br>
<b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><o:p></o:p></p>
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<p class="MsoNormal"><br>
<b>Subject:</b> Re: [WSBARP] Priority of mechanics lien recorded post conveyance<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"><span style="color:#1F497D">My understanding is that an owner’s title policy would provide coverage for mechanics liens only by endorsement (that would need to be specifically requested)
but that a lender will always require such coverage as part of the lender policy, thus triggering the title insurer’s inquiries and requirements to document that there has been no construction activity in the last XX days, obtain lien releases, etc. Would
love to have one of the title insurer attorneys help clarify—always very helpful.
</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;page-break-after:avoid">
<span style="font-size:10.0pt;font-family:"Microsoft Sans Serif","sans-serif";color:#1F497D">John P. McLaughlin</span><o:p></o:p></p>
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<span style="font-size:10.0pt;font-family:"Microsoft Sans Serif","sans-serif";color:#1F497D">Direct |
<a href="tel:(206)%20905-3231" target="_blank">206.905.3231</a></span><o:p></o:p></p>
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<span style="font-size:10.0pt;font-family:"Microsoft Sans Serif","sans-serif";color:#1F497D">Email |
<a href="mailto:jpmclaughlin@bmjlaw.com" target="_blank">jpmclaughlin@bmjlaw.com</a>
</span><o:p></o:p></p>
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<span style="color:blue"> </span><o:p></o:p></p>
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<a href="http://www.bmjlaw.com/" target="_blank"><span style="font-size:10.0pt;font-family:"Microsoft Sans Serif","sans-serif";color:#1F497D;text-decoration:none"><img border="0" width="448" height="88" id="m_-330172990438860326Picture_x0020_31" src="cid:image001.png@01D321B3.2B4F0D60" alt="Title: Bauer Moynihan & Johnson LLP [signature] - Description: Bauer Moynihan & Johnson LLP
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www.bmjlaw.com | 206.443.3240
This message contains confidential and privileged information. If it has been sent to you in error, please reply to inform the sender of the error and then delete this message."></span></a><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"">
<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">mailto:wsbarp-bounces@lists.wsbarppt.com</a>]
<b>On Behalf Of </b>Kary Krismer<br>
<b>Sent:</b> Wednesday, August 30, 2017 3:16 PM<br>
<b>To:</b> WSBA Real Property Listserv<br>
<b>Subject:</b> Re: [WSBARP] Priority of mechanics lien recorded post conveyance</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">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.<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">Kary L. Krismer<br>
<a href="tel:(206)%20723-2148" target="_blank">206 723-2148</a><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" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b>From:
</b><a href="mailto:rhoss@hctc.com" target="_blank">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" target="_blank">'WSBA Real Property Listserv'</a><br>
<b>Subject: </b>Re: [WSBARP] Priority of mechanics lien recorded post conveyance<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"><span style="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.</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">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.</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">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….)</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">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.</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"> </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"">
<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">mailto:wsbarp-bounces@lists.wsbarppt.com</a>]
<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</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>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">'Mates, your input is appreciated following my ineffective legal research (which was then curtailed by error messages on CaseMaker). <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>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b>Facts</b>: 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></p>
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<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" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">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></p>
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<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" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Is it as simple as I think? Is this lien invalid on its face? Or am I missing something?<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Thanks in advance!!<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Craig<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="font-size:7.5pt">Craig Blackmon, Attorney at Law</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="font-size:10.0pt;font-family:"Arial","sans-serif""><a href="https://linkprotect.cudasvc.com/url?a=http://www.seattlepropertylawyer.com/&c=E,1,_vfRIZ6416mNRl6zsuvzRU_pyVfomSN-0W98qZN4xsop6w0exivBrsTfAkCJlLIFkJFNx19T-6kyr5fU5lj2sw1nUIn72d3PL8OqgOmdrJ3rOQ,,&typo=1" target="_blank">Seattle
Real Estate Lawyer</a></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="font-size:10.0pt;font-family:"Arial","sans-serif";color:#212121">92 Lenora St. (The Makers Space, a shared work environment) </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="font-size:10.0pt;font-family:"Arial","sans-serif";color:#212121">Seattle WA 98121</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="font-size:10.0pt;font-family:"Arial","sans-serif";color:#212121">Office/Cell: </span><span style="font-size:7.5pt"><a href="tel:(206)%20369-5949" target="_blank">(206)
369-5949</a> Fax: <a href="tel:(206)%20770-7328" target="_blank">(206) 770-7328</a> </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="font-size:7.5pt"><a href="https://twitter.com/LawyerBroker" target="_blank">@LawyerBroker</a></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="font-size:7.5pt"><a href="https://linkprotect.cudasvc.com/url?a=http://www.seattlepropertylawyer.com/blog%3fcategory%3dBuy+without+an+Agent&c=E,1,IIqlO7zS6FrSdhetG2uWPkiFyl6oxDw51pKsaW0QMV_PQkrsNw6a4hO4HEOooXFa5-opiHbHGZMCdEABUgTwFMs6qb4KLTCxUfRl9WJXTUik&typo=1" target="_blank">How
to Buy Without an Agent</a> | <a href="https://linkprotect.cudasvc.com/url?a=http://www.seattlepropertylawyer.com/blog%3fcategory%3dSell+FSBO&c=E,1,TvyJYh3hMf_5af-ms-FKRT7mr8HHLOpF_GYUFenib2jP5bCGSUJXcUCzpy7LBCnTQ4-5G8iCEz2asoo2otSkG4ri24lZ5c0tYjny0sU,&typo=1" target="_blank">How
to Sell FSBO</a> | <a href="https://linkprotect.cudasvc.com/url?a=http://www.seattlepropertylawyer.com/blog%3fcategory%3dReal+Estate+Glossary&c=E,1,pnV3BOkSMa57HNe3ONGXZKbMdzj16HRBuVA8JUVBRgUw2sbORRKnJiO9X5OvI_nSrpKhIEDrLp2iEDy0SLcLilyiXMoFIPINlryqjqICKFW4BzI,&typo=1" target="_blank">RE
Glossary</a></span><o:p></o:p></p>
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