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<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>
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<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_i1026" src="cid:image002.jpg@01D3AEE0.6678DAA0" 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>
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<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>
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<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> Sunday, February 25, 2018 12:32 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>
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<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>
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<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>
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<p class="MsoNormal"><span style="font-family:"Arial",sans-serif;color:#1F497D">Skype: thomas.westbrook</span><o:p></o:p></p>
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<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>
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<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>
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