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<div style="direction: ltr;">Gregory:</div>
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<div style="direction: ltr;">When you establish a new boundary with a “statutory” boundary line agreement, do you separately work with the assessor’s office to confirm the tax lots? There seems to be one guy at King County who handles this aspect of the process.
This is what I’ve always done, at least in Seattle, with a boundary line adjustment under the city code.</div>
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<div style="direction: ltr;">John McLaughlin</div>
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<div id="divRplyFwdMsg" dir="ltr"><font face="Calibri, sans-serif" style="font-size:11pt" color="#000000"><b>From:</b> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com> on behalf of Gregory L. Ursich <gursich@insleebest.com><br>
<b>Sent:</b> Thursday, December 12, 2019 7:56:17 PM<br>
<b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] House encroachment</font>
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<div dir="auto">You do not need to ask and you should not ask; a boundary line agreement is state law and no municipal approval is required and is in fact not allowed. RCW 58.04.007<br>
<br>
<div dir="ltr">Sent from my iPhone</div>
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<blockquote type="cite">On Dec 12, 2019, at 6:09 PM, Mike Jacobs <mikej@riachgese.com> wrote:<br>
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<p class="x_MsoNormal">Do you mean Seattle and King County will reject a Boundary Line Agreement?</p>
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<p class="x_MsoNormal">Sincerely,</p>
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<p class="x_MsoNormal">Michael P. Jacobs</p>
<p class="x_MsoNormal">Riach Gese Jacobs, PLLC</p>
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<p class="x_MsoNormal"><b>From:</b> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>Gregory L. Ursich<br>
<b>Sent:</b> Thursday, December 12, 2019 4:03 PM<br>
<b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] House encroachment</p>
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<p class="x_MsoNormal"><span style="color:black">In Seattle or King county, if you ask for a “blessing” they will require you (wrongly) to do a boundary line adjustment at great cost and delay; which is not the law.</span></p>
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<p class="x_MsoNormal" style=""><b><span style="font-size:9.0pt; color:black">Gregory L. Ursich
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<p class="x_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>Rob Wilson-Hoss<br>
<b>Sent:</b> Thursday, December 12, 2019 3:41 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] House encroachment</p>
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<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif">Yes and no. Here, the Assessor and Auditor will ask the planner if it meets the requirements of the statute. If you want to fight that system, ok, but it is easier to
run it by them first. </span></p>
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<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif">Robert D. Wilson-Hoss</span></p>
<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif">Hoss & Wilson-Hoss, LLP</span></p>
<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif">236 West Birch Street</span></p>
<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif">Shelton, WA 98584</span></p>
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<p class="x_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> Thursday, December 12, 2019 2:17 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] House encroachment</p>
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<p class="x_MsoNormal"><span style="color:black">Rob: I respectfully disagree on one of your points; no municipal approval or review is needed for a proper boundary line agreement under RCW 58.04.007. It is state law. My law firm has a very large municipal
practice and we represent about 10 cities and many special purpose districts and all of my municipal partners agree with me that no municipal approval or review is needed. But, I do agree you need to get a partial release from the lender for the neighbor
property. Especially if you are selling the property right away. Sometimes, if a lender is difficult to get in touch with, then a “friendly quiet title action” may be better, where the lender is named and has to get counsel (likely title insurance appointed).
-Greg</span></p>
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<p class="x_MsoNormal" style=""><b><span style="font-size:9.0pt; color:black">Gregory L. Ursich
</span></b><span style="font-size:9.0pt; color:black"></span></p>
<p class="x_MsoNormal" style=""><span style="font-size:9.0pt; color:black">Shareholder</span></p>
<p class="x_MsoNormal" style=""><span style="font-size:9.0pt; color:black">Skyline Tower, Suite 1500 | 10900 NE 4<sup>th</sup> Street | Bellevue, WA 98004</span></p>
<p class="x_MsoNormal" style=""><span style="font-size:9.0pt; color:black">P: 425.450.4258 | F: 425.635.7720</span></p>
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<p class="x_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>Rob Wilson-Hoss<br>
<b>Sent:</b> Thursday, December 12, 2019 1:42 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] House encroachment</p>
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<p class="x_MsoNormal"> </p>
<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif">I agree that statutory boundary line agreements can be very useful, and I very much prefer them over the code approval Boundary Line Adjustment process, usually. You
have to have a survey, and you should know what your planner will think about these before you start, and if there are any local governmental hoops to jump through; but agreements can be cheaper, far, far quicker, and more malleable. For example, you can throw
in all sorts of stuff like reservations, restrictions, and so on. But whenever you come anywhere near either a statutory boundary line agreement or a code Boundary Line Agreement, or a quiet title lawsuit or any other way to move boundaries, one of the first
things to do is to get title reports, either just tract book reports or actual guarantees, on both lots. You will likely find financing, and perhaps other encumbrances, on the neighbor’s lot.
</span></p>
<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif"> </span></p>
<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif">Know that almost always, Big Bank (or Little Credit Union, or grandmother) lent money with security being the original legal description of the neighbor’s parcel, before
your agreement/adjustment That loan trust deed is prior in time, no doubt, to whatever you do and however you do it. So, if the neighbor agrees, but later defaults on the loan and Big Bank forecloses, the foreclosure will be as to the original description;
all you have done is kick the can down the road, and you will have to deal with it at that later time. Sure, you will still have your adverse possession facts, but you will be dealing with a new owner with legal title relating back to the deed of trust legal
description, and therefore starting at zero in terms of finding a resolution path.</span></p>
<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif"> </span></p>
<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif">Those with experience in these matters will know that it should be possible to get Big Bank to do a partial release, for the part of that parcel that will be changing
ownership, so long as they are sufficiently collateralized. But the larger the bank the less chance you will ever get this done.
</span></p>
<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif"> </span></p>
<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif">You have to judge your circumstances. Sometimes the only way you can give your clients absolute security is to file a quiet title action; if the neighbor agrees, then
it can be a friendly action. You then name and serve all encumbrancers who have interests on the neighbor’s lot. Big Bank will default almost always, so you get a judgment quieting title against not only the neighbor, but also all defendant encumbrancers,
including Big Bank, as to the transferred part of the neighbor’s lot. Again in theory, though, the neighbor may have to answer to his lender based on the terms of the deed of trust, which don’t usually allow losing part of the securing property to an adverse
possession claim. But again, Big Bank will very much not likely either notice or want to deal with any of that, again, so long as there are no real issues with the value of the remainder of the lot versus the amount of the loan. As long as the loan is adequately
collateralized then Big Bank should not care. </span></p>
<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif"> </span></p>
<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif">On the other hand, I am not really very good at predicting what Big Bank will care about, or what it will do. Once I actually did get a partial release from a very big
bank. </span></p>
<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif"> </span></p>
<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif">Rob</span></p>
<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif"> </span></p>
<div>
<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif">Robert D. Wilson-Hoss</span></p>
<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif">Hoss & Wilson-Hoss, LLP</span></p>
<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif">236 West Birch Street</span></p>
<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif">Shelton, WA 98584</span></p>
<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif">360 426-2999</span></p>
<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif"><a href="https://nam04.safelinks.protection.outlook.com/?url=http%3A%2F%2Fwww.hossandwilson-hoss.com&data=02%7C01%7C%7C530faac69b6240a54b9108d77f81255a%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C637118064964970662&sdata=44KRI482nZAdLEj3b79R1p8ykDYni0ESXADjAfMthDU%3D&reserved=0" originalsrc="http://www.hossandwilson-hoss.com" shash="Fb6Ix1CnUlmNUkdqdjGD1RHTUC6gCTbL5SEnv6yOHH48DGA2zP7sF/kuTVA9DWJYdwfgDxB/GPeQ+n+rkHGy849jhtoK3U5BS/H/P2571sgaO12xZToHFBJHYGKD3fCX7FcvW678E2lIoKXPMB3xoVjRyM/jYU7firiNAYV67uI=">www.hossandwilson-hoss.com</a></span></p>
<p class="x_MsoNormal"><span style="font-size:14.0pt; font-family:"Times New Roman",serif"><a href="mailto:rob@hctc.com">rob@hctc.com</a></span></p>
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<p class="x_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> Thursday, December 12, 2019 1:09 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] House encroachment</p>
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<p class="x_MsoNormal"> </p>
<p class="x_MsoNormal"><span style="color:black">A boundary line agreement is the best way to resolve this under RCW 58.04.007, which also requires a new survey and legal descriptions showing the new, agreed boundary line. Hopefully, you can get neighbor
to cooperate. Do not do an easement as this is a permanent occupation and 15 years means the adverse possession requirements will have been met. Also, to have an insurable sale and to obtain title insurance for the new buyer will require (as required by
the title underwriters) a new boundary line placing the house entirely on the client’s property. I do a lot of these and would be happy to help.</span></p>
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<p class="x_MsoNormal" style=""><b><span style="font-size:9.0pt; color:black">Gregory L. Ursich
</span></b><span style="font-size:9.0pt; color:black"></span></p>
<p class="x_MsoNormal" style=""><span style="font-size:9.0pt; color:black">Shareholder</span></p>
<p class="x_MsoNormal" style=""><span style="font-size:9.0pt; color:black">Skyline Tower, Suite 1500 | 10900 NE 4<sup>th</sup> Street | Bellevue, WA 98004</span></p>
<p class="x_MsoNormal" style=""><span style="font-size:9.0pt; color:black">P: 425.450.4258 | F: 425.635.7720</span></p>
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|</span><span style="font-size:9.0pt; color:blue"> <u><a href="mailto:gursich@insleebest.com"><span style="color:blue">gursich@insleebest.com</span></a></u></span><span style="font-size:10.0pt; color:black"></span></p>
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<div style="border:none; border-top:solid #E1E1E1 1.0pt; padding:3.0pt 0in 0in 0in">
<p class="x_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><a href="mailto:nestor@pplsweb.com">nestor@pplsweb.com</a><br>
<b>Sent:</b> Thursday, December 12, 2019 12:42 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> [WSBARP] House encroachment</p>
</div>
</div>
<p class="x_MsoNormal"> </p>
<p class="x_MsoNormal">PC bought a property for cash last year and is now selling. They discovered that the Prefab home encroaches 15 feet on the neighbor’s property. The encroachment was noted on the title policy indicating that has been there over 15 years.</p>
<p class="x_MsoNormal"> </p>
<p class="x_MsoNormal">PC wants to approach neighbor in a friendly manner to resolve the issue. Obviously wants to avoid time and expense of a quiet title suit. PC wanted to know if the owner balks, can he simply get an easement that will terminate when the
house is demolished?</p>
<p class="x_MsoNormal"> </p>
<p class="x_MsoNormal">A deed of course is best, but they are trying to avoid the expense and time to enforce in court. Any suggestions or thoughts?</p>
<p class="x_MsoNormal"> </p>
<p class="x_MsoNormal"> </p>
<p class="x_MsoNormal"><span style="color:black">Nestor Gorfinkel, Attorney at Law</span></p>
<p class="x_MsoNormal"><span style="color:black">Licensed in Washington & Florida</span></p>
<p class="x_MsoNormal"><span style="color:black">Florida Civil-Law (International) Notary</span></p>
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