<html xmlns:v="urn:schemas-microsoft-com:vml" xmlns:o="urn:schemas-microsoft-com:office:office" xmlns:w="urn:schemas-microsoft-com:office:word" xmlns:m="http://schemas.microsoft.com/office/2004/12/omml" xmlns="http://www.w3.org/TR/REC-html40">
<head>
<meta http-equiv="Content-Type" content="text/html; charset=utf-8">
<meta name="Generator" content="Microsoft Word 15 (filtered medium)">
<!--[if !mso]><style>v\:* {behavior:url(#default#VML);}
o\:* {behavior:url(#default#VML);}
w\:* {behavior:url(#default#VML);}
.shape {behavior:url(#default#VML);}
</style><![endif]--><style><!--
/* Font Definitions */
@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:"Segoe UI Emoji";}
@font-face
{font-family:"Century Gothic";
panose-1:2 11 5 2 2 2 2 2 2 4;}
@font-face
{font-family:"Century Schoolbook";
panose-1:2 4 6 4 5 5 5 2 3 4;}
@font-face
{font-family:Tahoma;
panose-1:2 11 6 4 3 5 4 4 2 4;}
/* Style Definitions */
p.MsoNormal, li.MsoNormal, div.MsoNormal
{margin:0in;
margin-bottom:.0001pt;
font-size:11.0pt;
font-family:"Calibri",sans-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.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;}
p.msonormal0, li.msonormal0, div.msonormal0
{mso-style-name:msonormal;
mso-margin-top-alt:auto;
margin-right:0in;
mso-margin-bottom-alt:auto;
margin-left:0in;
font-size:11.0pt;
font-family:"Calibri",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:windowtext;}
span.EmailStyle21
{mso-style-type:personal;
font-family:"Arial",sans-serif;
color:#1F497D;
font-weight:normal;
font-style:normal;
text-decoration:none none;}
span.EmailStyle22
{mso-style-type:personal;
font-family:"Times New Roman",serif;
color:#2F5496;}
span.EmailStyle23
{mso-style-type:personal;
font-family:"Arial",sans-serif;
color:#1F497D;}
span.EmailStyle25
{mso-style-type:personal-reply;
font-family:"Times New Roman",serif;
color:#2F5496;}
.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]-->
</head>
<body lang="EN-US" link="blue" vlink="purple">
<div class="WordSection1">
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif;color:#2F5496">Issue re anticipation of money judgment would concern for example complaint for monies due and owing, and plaintiff thinking it would be ok to record lis pendens
on real property owned by defendant to protect anticipated money judgment—which would not be kosher<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif;color:#2F5496"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal"><span style="font-family:"Century Schoolbook",serif;color:#385623">Jay A. Goldstein<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Century Schoolbook",serif;color:#385623">Of Counsel</span><span style="font-family:"Century Schoolbook",serif;color:#538135"><o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:10.5pt;font-family:"Century Gothic",sans-serif;color:#E36C0A"><img width="302" height="78" style="width:3.15in;height:.8083in" id="_x0000_i1028" src="cid:image003.jpg@01D3AEFF.A56F3AA0" alt="Logo Color 946x243 pixels"></span></b><span style="font-size:14.0pt;font-family:"Times New Roman",serif;color:#2E74B5"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#404040">1800 Cooper Point RD SW NO. 8</span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#5D6F21"> </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#4C4C4C"> </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#5C6D2C">|</span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#5D6F21"> </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#4C4C4C"> Olympia,
WA 98502</span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#5D6F21">
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#4C4C4C">Telephone 360.352.1970 </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#1F497D"> </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#5C6D2C">| </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#4C4C4C"> Fax
360.357.0844 </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#5C6D2C">|</span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#5D6F21"> </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#4C4C4C"> <a href="http://www.jaglaw.net/">www.jaglaw.net</a>
</span><span style="font-family:"Arial",sans-serif;color:#1F497D"> <o:p></o:p></span></p>
<p class="MsoNormal"><u><span style="font-family:"Arial",sans-serif;color:#17365D"><a href="mailto:jay@jaglaw.net">jay@jaglaw.net</a><o:p></o:p></span></u></p>
<p class="MsoNormal"><b><span style="font-family:"Times New Roman",serif;color:#17365D"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:10.0pt;color:#000099">Nothing contained herein should be construed as legal advice.</span><span style="font-size:10.0pt;color:#000099"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;color:#000099">The purpose of this email is to transmit a message or document.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;color:#000099">Should you not be the intended recipient of this email message,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;color:#000099">please reply advising of the mistake and then delete this message
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;color:#000099">from your computer. Should you have any questions,
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;color:#000099">please call the Sender at 360-352-1970.<o:p></o:p></span></p>
</div>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif;color:#2F5496"><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>From:</b> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com]
<b>On Behalf Of </b>Tom Westbrook<br>
<b>Sent:</b> Monday, February 26, 2018 12:20 PM<br>
<b>To:</b> 'WSBA Real Property Listserv' <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] lis pendens<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Well, that’s the beauty of the practice of law – someone always disagrees.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Interestingly, the
<i>Schwab v. Seattle</i> case had nothing to do with a lien – it was about an easement. In fact, the word “lien” is not in the text of the case.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">The Court was most concerned about 3<sup>rd</sup> parties not having notice of any encumbrance to the title when they stated: “Were we to adopt the narrower reading suggested by
New West, potential buyers and encumbrancers would receive no notice of actions concerning easements. We cannot believe the Legislature intended such a result. See RCW 4.28.320 (“From time of filing [of lis pendens] only shall the pendency of the action be
constructive notice to a purchaser or encumbrancer of the property affected thereby ...”).
<i>Schwab v. City of Seattle</i>, 64 Wn. App. 742, 750, 826 P.2d 1089, 1093 (1992).
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">There isn’t any need for a Lis Pendens in a mechanics/materialmen’s lien case because RCW 60.04.091 requires a notice of lien be recorded, so that gives the notice to 3<sup>rd</sup>
parties about the lien. If the legislature wanted to provide that a Lis Pendens was the correct manner to give notice of a litigation arising from a mechanics/materialmen’s lien, they would have provided for filing a Lis Pendens instead of a notice of lien
claim. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">The minority position provides an interesting quote from the Restatement of Property: “In common and legal speech the word “title” normally signifies (1) ownership or when used
with appropriate limiting words, a claim of ownership, or (2) the totality of the evidence, that is, the operative facts which result in such ownership or on which the claim of ownership is based.”
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Restatement of Property, sec. 10.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">And, there is the case of
<i>Bramall v. Wales</i> that states: “A lis pendens may be filed “(i)n an action affecting the title to real property...” RCW 4.28.320. A lis pendens is not proper where it is filed in anticipation of recovering a money judgment.”</span>
<i><span style="font-family:"Arial",sans-serif;color:#1F497D">Bramall v. Wales</span></i><span style="font-family:"Arial",sans-serif;color:#1F497D">, 29 Wn. App. 390, 395, 628 P.2d 511, 514 (1981).
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">That being the case, isn’t recovery on a mechanics/materialmen’s lien an action “filed in anticipation of recovering a money judgment”? It sure isn’t about title.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Sincerely,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Tom<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"> <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Thomas J. Westbrook<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Attorney at Law<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"> <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"><img border="0" width="304" height="105" style="width:3.1666in;height:1.0916in" id="_x0000_i1025" src="cid:image005.jpg@01D3AEFF.16AA9D50" alt="whiteRKCS_newlogo50_email_sig"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"> <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Rodgers, Kee, Card & Strophy, P.S.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">324 West Bay Drive NW, Suite 201<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Olympia, Washington 98502<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"> <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Phone: 360-352-8311<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Facsimile: 360-352-8501<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Email:
<a href="mailto:tjw@buddbaylaw.com"><span style="color:#0563C1">tjw@buddbaylaw.com</span></a><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Skype: thomas.westbrook<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"><a href="http://www.buddbaylaw.com/" target="_BLANK????"><span style="color:#0563C1">www.buddbaylaw.com</span></a><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"> <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">The information contained in this email and attachment(s) are for the exclusive use of the addressee(s) and may contain private, privileged and/or confidential information. If
you are not the addressee, you are strictly prohibited from reading, photocopying, distributing or otherwise using this email or its contents in any way. If you have received this communication in error, please notify us immediately by telephone at 360-352-8311
or by e-mail to <a href="mailto:shannon@buddbaylaw.com"><span style="color:#0563C1">shannon@buddbaylaw.com</span></a>, and destroy the original message from your electronic files.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"><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">
<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>Jay Goldstein<br>
<b>Sent:</b> Monday, February 26, 2018 9:04 AM<br>
<b>To:</b> WSBA Real Property Listserv<br>
<b>Subject:</b> Re: [WSBARP] lis pendens<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif;color:#2F5496">I would disagree and the case you cite is the key case:--</span><i><span style="font-size:14.0pt;font-family:"Arial",sans-serif;color:#1F497D"> Schwab v. Seattle<o:p></o:p></span></i></p>
<p class="MsoNormal"><i><span style="font-size:14.0pt;font-family:"Arial",sans-serif;color:#1F497D"><o:p> </o:p></span></i></p>
<p class="MsoNormal"><i><span style="font-size:14.0pt;font-family:"Arial",sans-serif;color:#1F497D">Lien is an encumbrance on title and accordingly lis pendens is appropriate.<o:p></o:p></span></i></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif;color:#2F5496"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif;color:#2F5496">J<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif;color:#2F5496"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal"><span style="font-family:"Century Schoolbook",serif;color:#385623">Jay A. Goldstein<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Century Schoolbook",serif;color:#385623">Of Counsel</span><span style="font-family:"Century Schoolbook",serif;color:#538135"><o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:10.5pt;font-family:"Century Gothic",sans-serif;color:#E36C0A"><img border="0" width="302" height="78" style="width:3.15in;height:.8166in" id="_x0000_i1026" src="cid:image006.jpg@01D3AEFF.16AA9D50" alt="Logo Color 946x243 pixels"></span></b><span style="font-size:14.0pt;font-family:"Times New Roman",serif;color:#2E74B5"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#404040">1800 Cooper Point RD SW NO. 8</span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#5D6F21"> </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#4C4C4C"> </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#5C6D2C">|</span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#5D6F21"> </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#4C4C4C"> Olympia,
WA 98502</span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#5D6F21">
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#4C4C4C">Telephone 360.352.1970 </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#1F497D"> </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#5C6D2C">| </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#4C4C4C"> Fax
360.357.0844 </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#5C6D2C">|</span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#5D6F21"> </span><span style="font-size:10.5pt;font-family:"Arial",sans-serif;color:#4C4C4C"> <a href="http://www.jaglaw.net/">www.jaglaw.net</a>
</span><span style="font-family:"Arial",sans-serif;color:#1F497D"> <o:p></o:p></span></p>
<p class="MsoNormal"><u><span style="font-family:"Arial",sans-serif;color:#17365D"><a href="mailto:jay@jaglaw.net">jay@jaglaw.net</a><o:p></o:p></span></u></p>
<p class="MsoNormal"><b><span style="font-family:"Times New Roman",serif;color:#17365D"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:10.0pt;color:#000099">Nothing contained herein should be construed as legal advice.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;color:#000099">The purpose of this email is to transmit a message or document.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;color:#000099">Should you not be the intended recipient of this email message,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;color:#000099">please reply advising of the mistake and then delete this message
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;color:#000099">from your computer. Should you have any questions,
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;color:#000099">please call the Sender at 360-352-1970.<o:p></o:p></span></p>
</div>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman",serif;color:#2F5496"><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>From:</b> <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>Tom Westbrook<br>
<b>Sent:</b> Sunday, February 25, 2018 12:32 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] lis pendens<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">IMHO – your client had no legal right to record a Lis Pendens as that is only for circumstances where the issue is about ownership of the property; not a lien. Let the argument
begin </span><span style="font-family:"Segoe UI Emoji",sans-serif;color:#1F497D">😊</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">A lis pendens is a mechanism for giving notice that a lawsuit that concerns title to real property has been filed. RCW 4.28.320. A lis pendens may be filed “[a]t any time after
an action affecting title to real property has been commenced.” RCW 4.28.320. But a party who files a wrongful lis pendens risks liability in damages for doing so. RCW 4.28.328 governs, and it provides in pertinent part,</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">(a) “Lis pendens” means a lis pendens filed under RCW 4.28.320 . . . or other instrument having the effect of clouding the title to real property, however named. . . .</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">(2) A claimant in an action not affecting the title to real property against which the lis pendens was filed is liable to an aggrieved party who prevails on a motion to cancel the
lis pendens, for actual damages caused by filing the lis pendens, and for reasonable attorneys’ fees incurred in canceling the lis pendens.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">(3) Unless the claimant establishes a substantial justification for filing the lis pendens, a claimant is liable to an aggrieved party who prevails in defense of the action in which
the lis pendens was filed for actual damages caused by filing the lis pendens, and in the court’s discretion, reasonable attorneys’ fees and costs incurred in defending the action.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Washington courts have not established either a specific definition or guiding criteria to determine when and whether an action “affect[s] title to real property.” RCW 4.28.320.
But our courts, in construing other aspects of our lis pendens statutes, have relied on persuasive authority from Arizona, whose own lis pendens law is similar to ours. See
<i>Schwab v. Seattle</i>, 64 Wn. App. 742, 748, 826 P.2d 1089 (1992). In determining whether a lis pendens was wrongfully recorded, their courts also consider whether the action is one “‘affecting title to real property.’”
<i>Santa Fe Ridge Homeowners’ Ass’n v. Bartschi</i>, 219 Ariz. 391, 395-96, 199 P.3d 646 (Ct. App. 2008) (quoting ARIZ. REV. STAT. ANN. § 12-1191(A)).</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Sincerely,</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Tom</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Thomas J. Westbrook</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Attorney at Law</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"><img border="0" width="304" height="106" style="width:3.1666in;height:1.1083in" id="Picture_x0020_1" src="cid:image005.jpg@01D3AEFF.16AA9D50" alt="whiteRKCS_newlogo50_email_sig"></span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Rodgers, Kee & Card, P.S.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">324 West Bay Drive NW, Suite 201</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Olympia, Washington 98502</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Phone: 360-352-8311</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Facsimile: 360-352-8501</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Email:
</span><span style="color:#1F497D"><a href="mailto:tjw@buddbaylaw.com"><span style="font-family:"Arial",sans-serif;color:#0563C1">tjw@buddbaylaw.com</span></a></span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Skype: thomas.westbrook</span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"><a href="http://www.buddbaylaw.com/" target="_BLANK????"><span style="font-family:"Arial",sans-serif;color:#0563C1">www.buddbaylaw.com</span></a></span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">The information contained in this email and attachment(s) are for the exclusive use of the addressee(s) and may contain private, privileged and/or confidential information. If
you are not the addressee, you are strictly prohibited from reading, photocopying, distributing or otherwise using this email or its contents in any way. If you have received this communication in error, please notify us immediately by telephone at 360-352-8311
or by e-mail to </span><span style="color:#1F497D"><a href="mailto:shannon@buddbaylaw.com"><span style="font-family:"Arial",sans-serif;color:#0563C1">shannon@buddbaylaw.com</span></a></span><span style="font-family:"Arial",sans-serif;color:#1F497D">, and destroy
the original message from your electronic files.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<div>
<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> [mailto:<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>]
<b>On Behalf Of </b>Douglas W. Scott<br>
<b>Sent:</b> Sunday, February 25, 2018 11:35 AM<br>
<b>To:</b> WSBA Real Property Listserv (<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>) <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> [WSBARP] lis pendens<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">Client filed Lien for excavation work against a subdivision. I foreclosed on Lien in KC Superior and recorded a Lis Pendens. Attorney for owner will issue a 1 1/2 times bond and has demanded that the Lis Pendens then be dismissed as it
is interfering with sales of the lots or he will claim atty fees under RCW 4.28.328. I see no need to remove the lis pendens as the bond is supposed to allow the properties to sell since the bond now guarantees payment of any judgment. Does my client have
exposure for not removing the lis pendens after the bond is in place? <o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif">Douglas W. Scott</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif">Law Offices of Douglas W. Scott</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif">Windermere Building</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Arial",sans-serif">1810 15th Place NW, Suite 203<br>
Issaquah, Washington, 98027<br>
V. 425.392.8550<br>
F. 425-392-2829 </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif"><a href="http://www.davisscottlaw.com/">www.davisscottlaw.com</a></span><o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
</div>
</body>
</html>