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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal>I would advise the client that this may affect the future marketability of the property and that the title policy with endorsement will only come into play in the event of actual damages and a loss through enforcement.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal><span style='color:black'>Nestor Gorfinkel, Attorney at Law<o:p></o:p></span></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><p class=MsoNormal><b><span style='font-size:10.0pt;color:black'>ATTENTION - This e-mail message and any attachment to this e-mail message may contain confidential information that is legally privileged. If you are not the intended recipient, you must not review, retransmit, convert to hard copy, copy, use or disseminate this e-mail or any attachments to it. If you have received this e-mail in error, please notify us immediately by return e-mail or by telephone at the phone numbers provided herein and delete this message. Please note that if this e-mail message contains a forwarded message or is a reply to a prior message, some or all of the contents of this message or any attachments may not have been produced by the sender.<o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-size:10.0pt;color:black'><o:p> </o:p></span></b></p><p class=MsoNormal><b><span style='font-size:24.0pt;font-family:Webdings;color:#009900'>P</span></b><b><span style='font-size:24.0pt;color:#009900'> </span></b><b><span style='font-size:9.0pt;font-family:"Verdana",sans-serif;color:#009900'>Please consider the environment before printing this e-mail.</span></b><span style='font-family:"Century Schoolbook",serif;color:black'><o:p></o:p></span></p></div><p class=MsoNormal><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> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com> <b>On Behalf Of </b>marc holmeslawgroup.com<br><b>Sent:</b> Friday, March 23, 2018 10:12 AM<br><b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br><b>Cc:</b> kim walawrealty.com <kim@walawrealty.com><br><b>Subject:</b> Re: [WSBARP] 3 story house meets 2 story CCR restriction<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>The title company has offered the following endorsement which seems to address the primary concern. The last sentence says the express terms of the endorsement controls over other inconsistent provisions of the policy so that seems to address the concern about prior knowledge of the insured. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>I have just asked what coverage limits and deductibles would apply to a claim covered by this endorsement and if and how the restrictive language in it would apply to a hypothetical where the house is destroyed in a fire and a neighbor seeks to enforce the covenant to prevent it being rebuilt as a 3 story house.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Assuming those answers are acceptable, does this seem like adequate assurance of coverage? Anything else to be concerned about?<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><img width=1018 height=321 style='width:10.6041in;height:3.3437in' id="Picture_x0020_1" src="cid:image001.png@01D3C297.646F6AB0"><o:p></o:p></span></p><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Marc Holmes<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Holmes Law Group PLLC<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>2303 W. Commodore Way, # 306<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Seattle WA 98199<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><a href="http://holmeslawgroup.com/">HolmesLawGroup.com</a><span style='color:#1F497D'><o:p></o:p></span></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><a href="mailto:marc@holmeslawgroup.com">marc@holmeslawgroup.com</a><span style='color:#1F497D'><o:p></o:p></span></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Ofc: 206-357-4224<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Cell: 206-849-0853<o:p></o:p></span></p></div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><o:p> </o:p></span></p><div><div 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">wsbarp-bounces@lists.wsbarppt.com</a>> <b>On Behalf Of </b>Gregory L. Ursich<br><b>Sent:</b> Tuesday, March 20, 2018 5:09 PM<br><b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br><b>Cc:</b> kim walawrealty.com <<a href="mailto:kim@walawrealty.com">kim@walawrealty.com</a>><br><b>Subject:</b> Re: [WSBARP] 3 story house meets 2 story CCR restriction<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal style='margin-bottom:12.0pt'>Marc: The Title policy will not protect the new homeowner if they buy with knowledge of the violation. One of the main exclusions of a title policy is that any known condition to the buyer is excluded from coverage. -Greg Ursich, Inslee Best<o:p></o:p></p><div id=AppleMailSignature><p class=MsoNormal>Sent from my iPhone<o:p></o:p></p></div><div><p class=MsoNormal style='margin-bottom:12.0pt'><br>On Mar 20, 2018, at 2:50 PM, marc <a href="http://holmeslawgroup.com">holmeslawgroup.com</a> <<a href="mailto:marc@holmeslawgroup.com">marc@holmeslawgroup.com</a>> wrote:<o:p></o:p></p></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Thank you all for the detailed responses both on and off list. The CCRs are from the 40s and did create the functional equivalent of an Architectural Control Committee but our working assumption is that it and the HOA generally have been defunct for many years. We’re trying to confirm this but it’s not the end of the story either way as the CCRs very clearly give all lot owners the right to enforce the CCRs in a private action.</span><o:p></o:p></p><div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Some asked about the stories of the house in question. The third floor contains multiple bedrooms and bathrooms and a court order to remove it would be devastating to the property. I haven’t visited the site yet but from the listing photos it seems pretty clear that the 1<sup>st</sup> floor is built on grade with very little if not zero below grade. The MLS listing calls it a “Multi-Level” home and the available options they had to choose from were 2 story with basement, tri-level, or multi-level.</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Arguing it is not a 3 story house seems ill advised to say the least.</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>As for the 22T, yes we have one and have given notice of disapproval. Now we’re trying to figure out if there’s a reasonable way forward or if it’s time to take our ball and go find another home. Unfortunately, it appears to be the latter.</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Marc Holmes</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Holmes Law Group PLLC</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>2303 W. Commodore Way, # 306</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Seattle WA 98199</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><a href="http://holmeslawgroup.com/">HolmesLawGroup.com</a></span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><a href="mailto:marc@holmeslawgroup.com">marc@holmeslawgroup.com</a></span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Ofc: 206-357-4224</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Cell: 206-849-0853</span><o:p></o:p></p></div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'> </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> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> <b>On Behalf Of </b>John McCrady<br><b>Sent:</b> Tuesday, March 20, 2018 1:01 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] 3 story house meets 2 story CCR restriction<o:p></o:p></p></div></div><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'>Beware of Item 4 of the Exclusions:</span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;margin-bottom:12.0pt;margin-left:.5in;line-height:15.0pt'><span style='font-size:10.5pt;font-family:HelveticaNeueETW01-55Rg;color:black'>Risks:</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;margin-left:.5in;line-height:15.0pt'><span style='font-size:10.5pt;font-family:HelveticaNeueETW01-55Rg;color:black'>a. that are created, allowed, or agreed to by You, whether or not they are recorded in the Public Records; <br>b. that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy Date; <br>c. that result in no loss to You; or <br>d. that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.e., 25, 26, 27 or 28.</span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'>I would probably want to request affirmative coverage against that matter.</span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'> </span><o:p></o:p></p><div><p class=MsoNormal><span style='color:#1F497D'>John McCrady</span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'>Counsel</span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'>Puget Sound Title Company</span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'>5350 Orchard Street West</span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'>University Place WA 98467</span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'>253-476-5721</span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'><a href="mailto:j.mccrady@pstitle.com">j.mccrady@pstitle.com</a></span><o:p></o:p></p></div><p class=MsoNormal><span style='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> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">mailto:wsbarp-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>marc <a href="http://holmeslawgroup.com">holmeslawgroup.com</a><br><b>Sent:</b> Tuesday, March 20, 2018 11:27 AM<br><b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br><b>Cc:</b> kim <a href="http://holmeslawgroup.com">holmeslawgroup.com</a> <<a href="mailto:kim@holmeslawgroup.com">kim@holmeslawgroup.com</a>><br><b>Subject:</b> [WSBARP] 3 story house meets 2 story CCR restriction<o:p></o:p></p></div></div><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>We have a client set to buy a brand new 3 story house and, lo and behold, the builder didn’t notice or ignored a CCR restriction limiting homes to no more than 2 stories. Title company says the ALTA Homeowner’s policy covers this and points to a “covered risk” provision that reads: </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'> </span><o:p></o:p></p><p class=MsoNormal style='margin-left:.25in'><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>You are forced to correct or remove an existing violation of any covenant, condition or restriction affecting the Land, even if the covenant, condition or restriction is excepted in Schedule B. However, You are not covered for any violation that relates to: </span><o:p></o:p></p><ol style='margin-top:0in' start=1 type=a><li class=MsoNormal style='margin-left:.25in;mso-list:l1 level1 lfo3'><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Any obligation to perform maintenance or repair on the Land; or </span><o:p></o:p></li><li class=MsoNormal style='margin-left:.25in;mso-list:l1 level1 lfo3'><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Environmental protection of any kind, including hazardous or toxic conditions or substances. </span><o:p></o:p></li></ol><p class=MsoNormal style='margin-left:.25in'><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>unless there is a notice recorded in the Public records, describing any part of the Land, claiming a violation exists. Our liability for this Covered Risk is limited to the extent of the violation stated in that notice. </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>We’re not aware of any publicly recorded notice of that the 3<sup>rd</sup> story is a violation. Does this seem like adequate protection for the buyer or a recipe for disaster? </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Marc Holmes </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Holmes Law Group PLLC </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>2303 W. Commodore Way, # 306 </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Seattle WA 98199 </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><a href="http://holmeslawgroup.com/">HolmesLawGroup.com</a><span style='color:#1F497D'> </span></span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'><a href="mailto:marc@holmeslawgroup.com">marc@holmeslawgroup.com</a><span style='color:#1F497D'> </span></span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Ofc: 206-357-4224 </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>Cell: 206-849-0853 </span><o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p></div></blockquote><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><div><p class=MsoNormal>_______________________________________________<br>WSBARP mailing list<br><a href="mailto:WSBARP@lists.wsbarppt.com">WSBARP@lists.wsbarppt.com</a><br><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><o:p></o:p></p></div></blockquote></div></body></html>