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<p class="MsoNormal"><span style="color:#1F497D">Hi all – I have always reviewed RCW 4.28.320 as requiring a Lis Pendens recording when judicially enforcing a lien on property (construction or deed of trust) to ensure that anyone who attaches to title after
the Lis Pendens recording is bound by my foreclosure judgment. Otherwise, if liens continue to be filed after my lawsuit is filed or debtor transfers title, I want my judgment to clearly cover subsequent title or lien holders.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">RCW 4.28.320 states “From the time of the filing only shall the pendency of the action be constructive notice to a purchaser or encumbrancer of the property affected thereby, and every person whose conveyance
or encumbrance is subsequently executed or subsequently recorded……shall be bound by all proceedings taken after the filing of such notice to the same extent as if he or she were a party to the action”.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><u><span style="color:#1F497D">ROI v. Anderson</span></u><span style="color:#1F497D">, 50 Wash. App 459 (Div 3 - 1988) provides that the Construction Lien itself gives notice of the lien demand and priority, and the Lis Pendens is permissive,
not mandatory as to other judgment lienholders. So while practice may not be to record a Lis Pendens when filing a construction lien foreclosure, some of these cases drag out years and I feel more comfortable having something in the public record showing
the case number so if the case drags out there is notice of the case filing after the eight month lien period.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">While the recorded Construction Lien puts parties on notice of the dispute, just the recording of a Deed of Trust does not show a dispute, so when commencing a judicial foreclosure I always record a Lis Pendens
giving notice of the foreclosure. Interestingly, the non-judicial deed of trust foreclosure statute has its own “lis pendens” in RCW 61.24.040(1)(b)(ii) and (iii) in that notice of a Trustee’s Sale is only required to be given to persons with an interest
or lien recorded prior to the recordation of the Trustee’s Notice of Sale. The Trustee’s Notice of Sale acts as the lis pendens so that subsequent lieholders are bound even if notice is not strictly given during the mandated time frame.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">RCW 4.28.328 discussion of attorney fees upon improper recording of a lis pendens specifically excludes from the definition of “Lis Pendens” those documents filed in connection with an action under RCW 60.04
or 61.24. Usually there is an attorney fee clause somewhere in a construction contract or bank lien that would have an independent claim to give the other side attorney fees in any event I wrongfully sued someone.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:#3D3E40">Jean M. McCoy | Attorney</span><span style="font-size:10.0pt;color:#404040"><br>
</span><a href="http://www.landerholm.com/"><b><span style="font-size:10.0pt;color:black;text-decoration:none"><img border="0" width="206" height="45" id="Picture_x0020_1" src="cid:image002.gif@01D3B165.468215E0" alt="Description: Landerholm-mail-signature1665C"></span></b></a><b><span style="font-size:10.0pt;color:#E36C0A"><br>
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Vancouver, WA 98666-1086<br>
</span><span style="font-size:10.0pt;color:#F37421">T: 360-816-2526 (direct) | T: 503-283-3393 | F: 360-696-2122<br>
</span><span style="color:#F37421"><a href="http://www.landerholm.com/"><span style="font-size:10.0pt;color:#F37421">www.landerholm.com</span></a></span><span style="color:#1F497D"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></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>Gregory L. Ursich<br>
<b>Sent:</b> Thursday, March 01, 2018 1:30 PM<br>
<b>To:</b> 'WSBA Real Property Listserv'<br>
<b>Subject:</b> Re: [WSBARP] Lis pendens<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:black">I do a fair amount of construction lien foreclosure work. A Lis Pendens is definitely unnecessary; since you are foreclosing a recorded lien that has already given notice to the world a lien exists against the
property. A Lis Pendens is really only necessary when nothing else is recorded that would give notice of a challenge to title/lien foreclosure. Same analogy would apply to a judicial foreclosure of a deed of trust or mortgage; the recorded lien provides
notice to the world of the claim of the creditor.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:10.0pt;color:black">Gregory L. Ursich
</span></b><span style="font-size:10.0pt;color:black">| Shareholder<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:9.0pt;color:black">Skyline Tower, Suite 1500 | 10900 NE 4<sup>th</sup> Street | Bellevue, WA 98004<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:-4.15pt"><span style="font-size:9.0pt;color:black">P: 425.450.4258 | F: 425.635.7720<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:black"><o:p> </o:p></span></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>nestor@pplsweb.com<br>
<b>Sent:</b> Thursday, March 01, 2018 10:54 AM<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">Carmen, <o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<h4 style="mso-margin-top-alt:3.75pt;margin-right:0in;margin-bottom:3.75pt;margin-left:0in;background:white">
<span style="font-size:11.0pt;font-weight:normal">Thanks for the analysis. On a construction lien even if not required, but because of RCW 60.04.141 I would file a Lis Pendens to put the world on notice that the lien is being foreclosed.</span>
<span style="font-size:11.0pt;font-weight:normal">As for the bond in this case, I have seen Defendants request the judge to release the Lis Pendens by posting a bond in the case as security for the release and recording a notice that the lien has been “bonded
off”. <o:p></o:p></span></h4>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Nestor Gorfinkel, Attorney at Law<o:p></o:p></p>
<p class="MsoNormal"><span style="color:black">Licensed in Washington & Florida<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black">Florida Civil-Law (International) Notary<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black"><o:p> </o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<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">wsbarp-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Carmen Rowe<br>
<b>Sent:</b> Thursday, March 1, 2018 10:10 AM<br>
<b>To:</b> <a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><br>
<b>Subject:</b> [WSBARP] Lis pendens<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><span style="font-family:"Trebuchet MS","sans-serif"">I bow to the wisdom of these comments. I will humbly admit that I went off legal logic and a general concept/understanding, and I'm not the only one that shared the view - but doesn't
mean it wasn't misplaced. Perhaps because of the crystal clear caselaw that a lis pendens is superlative, and unnecessary in a lien (see my case below), thus not common practice and little reason to run into a situation that belies the misconception.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Trebuchet MS","sans-serif""><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Trebuchet MS","sans-serif"">I'll even provide some legal points of contemplation, as I got curious:<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Trebuchet MS","sans-serif""><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Trebuchet MS","sans-serif"">See <i>John Morgan Const. Co. v. McDowell</i>, 62 Wn. App. 79 (Div 1 1991). One contractor filed to foreclose mechanic's lien, recorded lis pendens; 2d contractor intervened to foreclose
its own lien, without recording lis pendens. 2d contractor awarded judgment. Does not specifically address the question, but I think the general principles lend to argument that lis pendens is not improper (just unnecessary). (Caveat: I do think this changes
when there is a bond in place preventing foreclosure, as per the original post; see my closing comments)<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Trebuchet MS","sans-serif""><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Trebuchet MS","sans-serif"">In <i>
John Morgan</i>, there was a motion to restrain 2d contractor from recovery of judgment arguing subsequent purchasers were innocent purchasers per lis pendens statute. It's not exactly on point, but I can see an argument that as the court addressed whether
a contractor <u>had</u> to record a lis pendens in order to preserve its action (answer: no) that hints that one
<u>can</u>. <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Trebuchet MS","sans-serif""><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Trebuchet MS","sans-serif"">Now, doesn't
<i>necessarily </i>mean that. The question of whether the 1st contractor's lis pendens was apparently never challenged. So the court didn't answer that question. Just whether you had to file one. <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Trebuchet MS","sans-serif""><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Trebuchet MS","sans-serif"">The case confirms that a recorded lien puts any buyer on notice, and obligation to affirm status of the lien. (see at 82-83) So that negates the argument that a lis pendens is necessary/warranted
to give someone notice that title (ownership) may be affected by foreclosure. Court specifically said so, and cited several authorities for it.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Trebuchet MS","sans-serif""><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Trebuchet MS","sans-serif"">But again, does not answer question of whether you
<u>can</u> file a lis pendens in a lien (or other) foreclosure matter. <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Trebuchet MS","sans-serif""><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Trebuchet MS","sans-serif"">But, then again: court also noted that a lis pendens was permissive, and did not affect substantive rights of the parties. So in other words does not have to be recorded to preserve
rights; and (as per specific ruling referenced above) not required to preserve against future buyers so long as lien in place.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Trebuchet MS","sans-serif""><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Trebuchet MS","sans-serif"">One can extrapolate from this case, and I think a good argument that a lis pendens in foreclosure
<u>can</u> be recorded, but is unambiguously unnecessary (thus perhaps why it rarely happens). I did not find any caselaw specifically addressing the question of whether a lis pendens recorded in foreclosure action would be improper; but only looked briefly.
That said, I think given the language above, as the lis pendens doesn't give any further notice than the lien itself does, that it thus also doesn't over-reach, which is the purpose I think of damages under an improper lis pendens.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Trebuchet MS","sans-serif""><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Trebuchet MS","sans-serif"">That said - having gone down that road of twists and turns, on an alternate point specific to the question at hand: <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Trebuchet MS","sans-serif""><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Trebuchet MS","sans-serif"">My understanding of the original post was that there was a bond in place to cover the judgment, and question was whether lien-holder then needed to release the lis pendens upon request
of owner. I say yes, if I understood these facts, as there would be no foreclosure and the lien at this point only to preserve that judgment. I don't know that is still an action affecting title? as there is no pending foreclosure. Just assurance the lien
(money judgment) will be paid upon sale, whether sale proceeds or bond.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Trebuchet MS","sans-serif""><br>
Doesn't that put it in another realm?<o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:10.0pt;font-family:"Trebuchet MS","sans-serif"">Carmen Rowe, Attorney/Owner</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Trebuchet MS","sans-serif";color:#660000;background:white">Phone: (360) 669-3576 (direct cell)</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Trebuchet MS","sans-serif";color:#660000">Email:
<a href="mailto:Carmen@GryphonLawGroup.com">Carmen@GryphonLawGroup.com</a><br>
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<p class="MsoNormal">On Wed, Feb 28, 2018 at 12:00 PM, <<a href="mailto:wsbarp-request@lists.wsbarppt.com" target="_blank">wsbarp-request@lists.wsbarppt.com</a>> wrote:<o:p></o:p></p>
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Today's Topics:<br>
<br>
1. Lis Pendens (Carmen Rowe)<br>
2. Re: Lis Pendens (James L. Strichartz)<br>
3. Re: Lis Pendens (Kevin Winters)<br>
4. Re: Lis Pendens (Patrick McDonald)<br>
5. Shared well agreement - to supply water in future (Josh Grant)<br>
<br>
<br>
----------------------------------------------------------------------<br>
<br>
Message: 1<br>
Date: Tue, 27 Feb 2018 12:42:09 -0800<br>
From: Carmen Rowe <<a href="mailto:carmen@gryphonlawgroup.com">carmen@gryphonlawgroup.com</a>><br>
To: <a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><br>
Subject: [WSBARP] Lis Pendens<br>
Message-ID:<br>
<<a href="mailto:CAMTVkhB09bXtj2y1sCeTsagi5JDyjZdFkE3DstOGKTS6BwsMDQ@mail.gmail.com">CAMTVkhB09bXtj2y1sCeTsagi5JDyjZdFkE3DstOGKTS6BwsMDQ@mail.gmail.com</a>><br>
Content-Type: text/plain; charset="utf-8"<br>
<br>
Forgive not including the chain of excellent comments below, I'm on digest<br>
and did not want to inundate with the full digest chain ....<br>
<br>
But I wanted to echo Tom's analysis. I think any lien that does not have to<br>
do with rights to title (easement, adverse possession, real estate<br>
contract, etc.) is not an appropriate basis for a lis pendens. Anything<br>
that is a claim that *in and of itself* affects the scope of someone's<br>
rights to property is a claim dealing with title.<br>
<br>
The lien itself might impact title in a technical way, but only in sense of<br>
saying the property is encumbered by *a financial obligation. *that's not<br>
what the statute contemplates. It is not a dispute as to extent of or<br>
rights in title someone may have.<br>
<br>
And - why risk it? If there is a recorded lien, there is notice to the<br>
world, and will run with the property. A lis pendens is redundant, and<br>
risks attorney's fees etc. I once obtained a judgment for a client covering<br>
nearly $17,000 in attorney's fees (every dime incurred) challenging a lis<br>
pendens inappropriately filed. Different facts, but same legal principles<br>
discussed here. I just don't see the value. And I just don't see how you<br>
get around the fact that this is all about recovery of money.<br>
<br>
<br>
Carmen Rowe, Attorney/Owner<br>
<br>
<br>
Phone: <a href="tel:%28360%29%20669-3576">(360) 669-3576</a> (direct cell)<br>
Email: <a href="mailto:Carmen@GryphonLawGroup.com">Carmen@GryphonLawGroup.com</a><br>
<br>
*Mailing address: *1673 S. Market Blvd. #202, Chehalis, WA 98532<br>
*Olympia/Lacey office: *1415 College Street SE, Lacey, WA 98503<br>
*Seattle office: *1001 4th Avenue, Suite 3200, Seattle, WA 98154<br>
<br>
<br>
*We also offer virtual meeting options, and are often available to meet<br>
with you in an alternate location convenient to you.*<br>
<br>
*Privileged and confidential: *This message is confidential. If you receive<br>
this message in error, please let us know, and please delete and disregard<br>
any information it contains. We thank you for your respect in not sharing<br>
this email with anyone.<br>
<br>
If we are communicating with you regarding a debt or monies owed, THIS MAY<br>
BE AN ATTEMPT TO COLLECT A DEBT, AND ANY INFORMATION WILL BE USED FOR THAT<br>
PURPOSE. You have the right to seek legal advice from an attorney. To the<br>
extent that the Federal Fair Debt Collection Practices Act applies, this<br>
firm is acting as a debt collector for the firm's client named above. Any<br>
information obtained will be used for collection purposes.<br>
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<br>
Message: 2<br>
Date: Wed, 28 Feb 2018 05:56:46 +0000<br>
From: "James L. Strichartz" <<a href="mailto:jim@condo-lawyers.com">jim@condo-lawyers.com</a>><br>
To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
Subject: Re: [WSBARP] Lis Pendens<br>
Message-ID: <<a href="mailto:E0283E85-1203-4890-8617-1B7F29AF70D0@condo-lawyers.com">E0283E85-1203-4890-8617-1B7F29AF70D0@condo-lawyers.com</a>><br>
Content-Type: text/plain; charset="utf-8"<br>
<br>
Carmen,<br>
<br>
Greetings from the middle of the Indian Ocean. I respectfully disagree. An action to foreclose a lien is an action that effects the title to real property. If it goes to a decree of foreclosure and sale, it divests the owner of title.<br>
<br>
Jim Strichartz<br>
<br>
<br>
On Feb 28, 2018, at 12:45 AM, Carmen Rowe <<a href="mailto:carmen@gryphonlawgroup.com">carmen@gryphonlawgroup.com</a><mailto:<a href="mailto:carmen@gryphonlawgroup.com">carmen@gryphonlawgroup.com</a>>> wrote:<br>
<br>
Forgive not including the chain of excellent comments below, I'm on digest and did not want to inundate with the full digest chain ....<br>
<br>
But I wanted to echo Tom's analysis. I think any lien that does not have to do with rights to title (easement, adverse possession, real estate contract, etc.) is not an appropriate basis for a lis pendens. Anything that is a claim that in and of itself affects
the scope of someone's rights to property is a claim dealing with title.<br>
<br>
The lien itself might impact title in a technical way, but only in sense of saying the property is encumbered by a financial obligation. that's not what the statute contemplates. It is not a dispute as to extent of or rights in title someone may have.<br>
<br>
And - why risk it? If there is a recorded lien, there is notice to the world, and will run with the property. A lis pendens is redundant, and risks attorney's fees etc. I once obtained a judgment for a client covering nearly $17,000 in attorney's fees (every
dime incurred) challenging a lis pendens inappropriately filed. Different facts, but same legal principles discussed here. I just don't see the value. And I just don't see how you get around the fact that this is all about recovery of money.<br>
<br>
<br>
Carmen Rowe, Attorney/Owner<br>
<br>
[<a href="https://docs.google.com/uc?export=download&id=0B-SsegebS6iBQmkwSkhNWFdCaWM&revid=0B-SsegebS6iBSWFDWVhkc3B3MURTV3h6QUR4OXJQUnhrRVp3PQ" target="_blank">https://docs.google.com/uc?export=download&id=0B-SsegebS6iBQmkwSkhNWFdCaWM&revid=0B-SsegebS6iBSWFDWVhkc3B3MURTV3h6QUR4OXJQUnhrRVp3PQ</a>]<br>
Phone: <a href="tel:%28360%29%20669-3576">(360) 669-3576</a> (direct cell)<br>
Email: Carmen@GryphonLawGroup.com<mailto:<a href="mailto:Carmen@GryphonLawGroup.com">Carmen@GryphonLawGroup.com</a>><br>
<br>
Mailing address: 1673 S. Market Blvd. #202, Chehalis, WA 98532<br>
Olympia/Lacey office: 1415 College Street SE, Lacey, WA 98503<br>
Seattle office: 1001 4th Avenue, Suite 3200, Seattle, WA 98154<br>
<br>
We also offer virtual meeting options, and are often available to meet with you in an alternate location convenient to you.<br>
<br>
Privileged and confidential: This message is confidential. If you receive this message in error, please let us know, and please delete and disregard any information it contains. We thank you for your respect in not sharing this email with anyone.<br>
<br>
If we are communicating with you regarding a debt or monies owed, THIS MAY BE AN ATTEMPT TO COLLECT A DEBT, AND ANY INFORMATION WILL BE USED FOR THAT PURPOSE. You have the right to seek legal advice from an attorney. To the extent that the Federal Fair Debt
Collection Practices Act applies, this firm is acting as a debt collector for the firm's client named above. Any information obtained will be used for collection purposes.<br>
_______________________________________________<br>
WSBARP mailing list<br>
<a href="mailto:WSBARP@lists.wsbarppt.com">WSBARP@lists.wsbarppt.com</a><mailto:<a href="mailto:WSBARP@lists.wsbarppt.com">WSBARP@lists.wsbarppt.com</a>><br>
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------------------------------<br>
<br>
Message: 3<br>
Date: Wed, 28 Feb 2018 06:20:53 +0000<br>
From: Kevin Winters <<a href="mailto:Kevin@law-hawks.com">Kevin@law-hawks.com</a>><br>
To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
Subject: Re: [WSBARP] Lis Pendens<br>
Message-ID:<br>
<<a href="mailto:CA8545A3A5EBB54C90C05FA1701FCACC81F09A99@HLFSERVER1.law-hawks.local">CA8545A3A5EBB54C90C05FA1701FCACC81F09A99@HLFSERVER1.law-hawks.local</a>><br>
Content-Type: text/plain; charset="utf-8"<br>
<br>
So by this reasoning, banks enforcing deeds of trust, either judicially or non-judicially, always first file a lis pendens? not from what I have seen . . .<br>
<br>
Kevin M. Winters<br>
Hawkes Law Firm, P.S.<br>
19909 Ballinger Way N.E.<br>
Shoreline, WA 98155<br>
<a href="tel:206-367-5000">206-367-5000</a> phone<br>
<a href="tel:206-367-4005">206-367-4005</a> fax<br>
<a href="mailto:kevin@law-hawks.com">kevin@law-hawks.com</a><mailto:<a href="mailto:kevin@law-hawks.com">kevin@law-hawks.com</a>><br>
<a href="http://www.hawkeslawcenter.com" target="_blank">www.hawkeslawcenter.com</a><<a href="http://www.hawkeslawcenter.com/" target="_blank">http://www.hawkeslawcenter.com/</a>><br>
<br>
NOTICE: The information contained in this email may be confidential and/or legally privileged. It has been sent for the sole use of the intended recipient(s). If the reader of this message is not an intended recipient, you are hereby notified that any unauthorized
review, use, disclosure, dissemination, distribution, or copying of this communication, or any of its contents, is strictly prohibited. If you have received this communication in error, please contact the sender by reply email and destroy all copies of the
original message.<br>
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<br>
<br>
From: James L. Strichartz [mailto:<a href="mailto:jim@condo-lawyers.com">jim@condo-lawyers.com</a>]<br>
Sent: Tuesday, February 27, 2018 9:57 PM<br>
To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
Subject: Re: [WSBARP] Lis Pendens<br>
<br>
Carmen,<br>
<br>
Greetings from the middle of the Indian Ocean. I respectfully disagree. An action to foreclose a lien is an action that effects the title to real property. If it goes to a decree of foreclosure and sale, it divests the owner of title.<br>
Jim Strichartz<br>
<br>
<br>
On Feb 28, 2018, at 12:45 AM, Carmen Rowe <<a href="mailto:carmen@gryphonlawgroup.com">carmen@gryphonlawgroup.com</a><mailto:<a href="mailto:carmen@gryphonlawgroup.com">carmen@gryphonlawgroup.com</a>>> wrote:<br>
Forgive not including the chain of excellent comments below, I'm on digest and did not want to inundate with the full digest chain ....<br>
<br>
But I wanted to echo Tom's analysis. I think any lien that does not have to do with rights to title (easement, adverse possession, real estate contract, etc.) is not an appropriate basis for a lis pendens. Anything that is a claim that in and of itself affects
the scope of someone's rights to property is a claim dealing with title.<br>
<br>
The lien itself might impact title in a technical way, but only in sense of saying the property is encumbered by a financial obligation. that's not what the statute contemplates. It is not a dispute as to extent of or rights in title someone may have.<br>
<br>
And - why risk it? If there is a recorded lien, there is notice to the world, and will run with the property. A lis pendens is redundant, and risks attorney's fees etc. I once obtained a judgment for a client covering nearly $17,000 in attorney's fees (every
dime incurred) challenging a lis pendens inappropriately filed. Different facts, but same legal principles discussed here. I just don't see the value. And I just don't see how you get around the fact that this is all about recovery of money.<br>
<br>
<br>
Carmen Rowe, Attorney/Owner<br>
[Image removed by sender.]<br>
Phone: <a href="tel:%28360%29%20669-3576">(360) 669-3576</a> (direct cell)<br>
Email: Carmen@GryphonLawGroup.com<mailto:<a href="mailto:Carmen@GryphonLawGroup.com">Carmen@GryphonLawGroup.com</a>><br>
<br>
Mailing address: 1673 S. Market Blvd. #202, Chehalis, WA 98532<br>
Olympia/Lacey office: 1415 College Street SE, Lacey, WA 98503<br>
Seattle office: 1001 4th Avenue, Suite 3200, Seattle, WA 98154<br>
<br>
We also offer virtual meeting options, and are often available to meet with you in an alternate location convenient to you.<br>
<br>
Privileged and confidential: This message is confidential. If you receive this message in error, please let us know, and please delete and disregard any information it contains. We thank you for your respect in not sharing this email with anyone.<br>
If we are communicating with you regarding a debt or monies owed, THIS MAY BE AN ATTEMPT TO COLLECT A DEBT, AND ANY INFORMATION WILL BE USED FOR THAT PURPOSE. You have the right to seek legal advice from an attorney. To the extent that the Federal Fair Debt
Collection Practices Act applies, this firm is acting as a debt collector for the firm's client named above. Any information obtained will be used for collection purposes.<br>
_______________________________________________<br>
WSBARP mailing list<br>
<a href="mailto:WSBARP@lists.wsbarppt.com">WSBARP@lists.wsbarppt.com</a><mailto:<a href="mailto:WSBARP@lists.wsbarppt.com">WSBARP@lists.wsbarppt.com</a>><br>
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<br>
Message: 4<br>
Date: Wed, 28 Feb 2018 15:34:38 +0000<br>
From: Patrick McDonald <<a href="mailto:pmcdonald@podymcdonaldlaw.com">pmcdonald@podymcdonaldlaw.com</a>><br>
To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
Subject: Re: [WSBARP] Lis Pendens<br>
Message-ID:<br>
<<a href="mailto:BN6PR1301MB19565B3AC41E683B3E4380C4BDC70@BN6PR1301MB1956.namprd13.prod.outlook.com">BN6PR1301MB19565B3AC41E683B3E4380C4BDC70@BN6PR1301MB1956.namprd13.prod.outlook.com</a>><br>
<br>
Content-Type: text/plain; charset="utf-8"<br>
<br>
I agree with Jim. A lis pendens should be recorded to give notice when a lien is foreclosed judicially.<br>
<br>
Recording a lis pendens has a very different purpose than recording of a lien. While the lien simply gives notice of the encumbrance, the lis pendens gives notice of a pending action to foreclose the lien. After the lis pendens is recorded, any subsequent
encumbrancer or purchaser of the property is bound by the result of the lawsuit even though they are not named parties. As a result, the plaintiff doesn?t need to keep checking the auditor?s records every day while the lawsuit is pending to see if he or she
needs to add additional parties to the lawsuit and serve them with process.<br>
<br>
A lis pendens would not be necessary for a nonjudicial foreclosure. The Deed of Trust Act prescribes the types of notice and the manner in which they must be provided.<br>
<br>
Patrick McDonald<br>
_______________________<br>
Pody & McDonald, PLLC<br>
1200 Fifth Avenue, Suite 1410<br>
Seattle, WA 98101-3106<br>
T: <a href="tel:206-467-1559">206-467-1559</a><br>
F: <a href="tel:206-467-4489">206-467-4489</a><br>
<br>
From: <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>] On Behalf Of Kevin Winters<br>
Sent: February 27, 2018 10:21 PM<br>
To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
Subject: Re: [WSBARP] Lis Pendens<br>
<br>
So by this reasoning, banks enforcing deeds of trust, either judicially or non-judicially, always first file a lis pendens? not from what I have seen . . .<br>
<br>
Kevin M. Winters<br>
Hawkes Law Firm, P.S.<br>
19909 Ballinger Way N.E.<br>
Shoreline, WA 98155<br>
<a href="tel:206-367-5000">206-367-5000</a> phone<br>
<a href="tel:206-367-4005">206-367-4005</a> fax<br>
<a href="mailto:kevin@law-hawks.com">kevin@law-hawks.com</a><mailto:<a href="mailto:kevin@law-hawks.com">kevin@law-hawks.com</a>><br>
<a href="http://www.hawkeslawcenter.com" target="_blank">www.hawkeslawcenter.com</a><<a href="http://www.hawkeslawcenter.com/" target="_blank">http://www.hawkeslawcenter.com/</a>><br>
<br>
NOTICE: The information contained in this email may be confidential and/or legally privileged. It has been sent for the sole use of the intended recipient(s). If the reader of this message is not an intended recipient, you are hereby notified that any unauthorized
review, use, disclosure, dissemination, distribution, or copying of this communication, or any of its contents, is strictly prohibited. If you have received this communication in error, please contact the sender by reply email and destroy all copies of the
original message.<br>
<br>
<br>
<br>
From: James L. Strichartz [mailto:<a href="mailto:jim@condo-lawyers.com">jim@condo-lawyers.com</a>]<br>
Sent: Tuesday, February 27, 2018 9:57 PM<br>
To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><mailto:<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>><br>
Subject: Re: [WSBARP] Lis Pendens<br>
<br>
Carmen,<br>
<br>
Greetings from the middle of the Indian Ocean. I respectfully disagree. An action to foreclose a lien is an action that effects the title to real property. If it goes to a decree of foreclosure and sale, it divests the owner of title.<br>
Jim Strichartz<br>
<br>
<br>
On Feb 28, 2018, at 12:45 AM, Carmen Rowe <<a href="mailto:carmen@gryphonlawgroup.com">carmen@gryphonlawgroup.com</a><mailto:<a href="mailto:carmen@gryphonlawgroup.com">carmen@gryphonlawgroup.com</a>>> wrote:<br>
Forgive not including the chain of excellent comments below, I'm on digest and did not want to inundate with the full digest chain ....<br>
<br>
But I wanted to echo Tom's analysis. I think any lien that does not have to do with rights to title (easement, adverse possession, real estate contract, etc.) is not an appropriate basis for a lis pendens. Anything that is a claim that in and of itself affects
the scope of someone's rights to property is a claim dealing with title.<br>
<br>
The lien itself might impact title in a technical way, but only in sense of saying the property is encumbered by a financial obligation. that's not what the statute contemplates. It is not a dispute as to extent of or rights in title someone may have.<br>
<br>
And - why risk it? If there is a recorded lien, there is notice to the world, and will run with the property. A lis pendens is redundant, and risks attorney's fees etc. I once obtained a judgment for a client covering nearly $17,000 in attorney's fees (every
dime incurred) challenging a lis pendens inappropriately filed. Different facts, but same legal principles discussed here. I just don't see the value. And I just don't see how you get around the fact that this is all about recovery of money.<br>
<br>
<br>
Carmen Rowe, Attorney/Owner<br>
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Phone: <a href="tel:%28360%29%20669-3576">(360) 669-3576</a> (direct cell)<br>
Email: Carmen@GryphonLawGroup.com<mailto:<a href="mailto:Carmen@GryphonLawGroup.com">Carmen@GryphonLawGroup.com</a>><br>
<br>
Mailing address: 1673 S. Market Blvd. #202, Chehalis, WA 98532<br>
Olympia/Lacey office: 1415 College Street SE, Lacey, WA 98503<br>
Seattle office: 1001 4th Avenue, Suite 3200, Seattle, WA 98154<br>
<br>
We also offer virtual meeting options, and are often available to meet with you in an alternate location convenient to you.<br>
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Message: 5<br>
Date: Wed, 28 Feb 2018 10:42:49 -0800<br>
From: "Josh Grant" <<a href="mailto:jgrant@accima.com">jgrant@accima.com</a>><br>
To: "wsbar" <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
Subject: [WSBARP] Shared well agreement - to supply water in future<br>
Message-ID: <E225BC15C7884123B4254B483C96BA64@JoshPC><br>
Content-Type: text/plain; charset="utf-8"<br>
<br>
I have a shared well agreement form for use between two adjoining property owners.<br>
What I don?t have is a shared well agreement (or other proper document) that the current owner will record so that she can sell one of 3 parcels and each parcel has the right to water from the single well and each prcel will have an easement etc. running
with the land.<br>
<br>
anyone have a form they can share?<br>
thanks<br>
<br>
Josh<br>
<br>
Joshua F. Grant, PS<br>
Attorney at Law<br>
P. O. Box 619<br>
Wilbur, WA 99185<br>
tel <a href="tel:509%20647%205578">509 647 5578</a><br>
fax <a href="tel:509%20647%202734">509 647 2734</a><br>
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End of WSBARP Digest, Vol 41, Issue 26<br>
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