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<div style="direction: ltr;">I would only add that it seems to pass the municipal arbitrary smell test if there is actually property being exchanged in some even reasonably small way instead of just moving a lot line.</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 Stephen Whitehouse <swhite8893@aol.com><br>
<b>Sent:</b> Friday, December 13, 2019 3:14:27 PM<br>
<b>To:</b> wsbarp@lists.wsbarppt.com <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] WSBARP Digest, Vol 63, Issue 13</font>
<div> </div>
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<div>
<div style="color:black; font:10pt Arial,Helvetica,sans-serif">So let me add my two cents worth in on the statutory BLA process. The county may not have to "approve" the thing in advance, but they can come along after the fact and tell you that you have an
illegal subdivision and then raise all sorts of problems. What Rob is also indicating is reflective of life in a small town. We work with these people all the time and you solve a lot more problems for clients if you work with these people and develop trust
with them. They have seen RCW 58.04.007 abused. There is limiting language in the statute that makes it very arguable that using it to do a straight BLA where there are no boundary issues at all, but just where you want to change a line, is not authorized
under the statute. There is not a lot of case law on it. When we work with these people, we are not anonymous. If they think we are regularly doing things to circumvent them, when we really need their cooperation, we won't get it.
<div><br>
</div>
<div>Steve<br>
<br>
<div style="clear:both">
<div><strong><em>Stephen Whitehouse</em></strong></div>
<div><strong><em>Whitehouse & Nichols, LLP</em></strong></div>
<div><strong><em>P.O. Box 1273</em></strong></div>
<div><strong><em>601 W. Railroad Ave.</em></strong></div>
<div><strong><em>Shelton, Wa. 98584</em></strong></div>
<div><strong><em>360-426-5885<br>
swhite8893@aol.com</em></strong><br>
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<div style="font-family:arial,helvetica; font-size:10pt; color:black">-----Original Message-----<br>
From: wsbarp-request <wsbarp-request@lists.wsbarppt.com><br>
To: wsbarp <wsbarp@lists.wsbarppt.com><br>
Sent: Fri, Dec 13, 2019 12:02 pm<br>
Subject: WSBARP Digest, Vol 63, Issue 13<br>
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<div dir="ltr">Today's Topics:<br>
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<div dir="ltr"><br>
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<div dir="ltr"> 1. Re: House encroachment (John McLaughlin)<br>
</div>
<div dir="ltr"> 2. Re: House encroachment (Gregory L. Ursich)<br>
</div>
<div dir="ltr"> 3. Re: House encroachment (John McLaughlin)<br>
</div>
<div dir="ltr"> 4. Re: House encroachment (<a rel="noopener noreferrer" href="mailto:scott@scottgthomaslaw.com">scott@scottgthomaslaw.com</a>)<br>
</div>
<div dir="ltr"> 5. Re: Qualified Opportunity Zones (Erik Marks)<br>
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<div dir="ltr"><br>
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<div dir="ltr">----------------------------------------------------------------------<br>
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<div dir="ltr"><br>
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<div dir="ltr">Message: 1<br>
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<div dir="ltr">Date: Fri, 13 Dec 2019 06:33:31 +0000<br>
</div>
<div dir="ltr">From: John McLaughlin <<a rel="noopener noreferrer" href="mailto:johnpmclaughlin@hotmail.com">johnpmclaughlin@hotmail.com</a>><br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
</div>
<div dir="ltr">Message-ID:<br>
</div>
<div dir="ltr"> <<a rel="noopener noreferrer" href="mailto:MWHPR16MB174350127C4BB20330852C80AE540@MWHPR16MB1743.namprd16.prod.outlook.com">MWHPR16MB174350127C4BB20330852C80AE540@MWHPR16MB1743.namprd16.prod.outlook.com</a>><br>
</div>
<div dir="ltr"> <br>
</div>
<div dir="ltr">Content-Type: text/plain; charset="utf-8"<br>
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<div dir="ltr"><br>
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<div dir="ltr">Gregory:<br>
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<div dir="ltr"><br>
</div>
<div dir="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.<br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">John McLaughlin<br>
</div>
<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">Get Outlook for iOS<<a target="_blank" rel="noopener noreferrer" href="https://urldefense.proofpoint.com/v2/url?u=https-3A__aka.ms_o0ukef&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=hDHe9lm5VBA9VXO3e3szRw&m=6NKlu2pw0hn2P11ZIt6MCTD4V1OmgM38q1cBcH_g8r8&s=dS1dXQkE2ShDnbZmrSeVJrFyuEK-gCEFe3cCff8UyIo&e=">https://aka.ms/o0ukef</a>><br>
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<div dir="ltr">________________________________<br>
</div>
<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> <<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> on behalf of Gregory L. Ursich <<a rel="noopener noreferrer" href="mailto:gursich@insleebest.com">gursich@insleebest.com</a>><br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 7:56:17 PM<br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">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>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Sent from my iPhone<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">On Dec 12, 2019, at 6:09 PM, Mike Jacobs <<a rel="noopener noreferrer" href="mailto:mikej@riachgese.com">mikej@riachgese.com</a>> wrote:<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">?<br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">Do you mean Seattle and King County will reject a Boundary Line Agreement?<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Sincerely,<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Michael P. Jacobs<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Riach Gese Jacobs, PLLC<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">7331 196th St. SW | PO Box 1067 | Lynnwood, WA 98036<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Phone: (425) 776-3191 | Fax: (425) 425-775-0406<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">REPRESENTING OUR COMMUNITY SINCE 1959<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Confidentiality Notice: This e-mail message may contain confidential or privileged information. If you have received this message by mistake, please do not review, disclose, copy, or distribute the e-mail. Instead, please notify us immediately
by replying to this message or telephoning us. Thank you.<br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> <<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> On Behalf Of Gregory L. Ursich<br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 4:03 PM<br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">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.<br>
</div>
<div dir="ltr"><br>
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<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><image001.jpg><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Gregory L. Ursich<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Shareholder<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Skyline Tower, Suite 1500 | 10900 NE 4th Street | Bellevue, WA 98004<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">P: 425.450.4258 | F: 425.635.7720<br>
</div>
<div dir="ltr"><br>
</div>
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<div dir="ltr"><br>
</div>
<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> [mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>]
On Behalf Of Rob Wilson-Hoss<br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 3:41 PM<br>
</div>
<div dir="ltr">To: 'WSBA Real Property Listserv' <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">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.<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Robert D. Wilson-Hoss<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Hoss & Wilson-Hoss, LLP<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">236 West Birch Street<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Shelton, WA 98584<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">360 426-2999<br>
</div>
<div dir="ltr"><br>
</div>
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<div dir="ltr"><br>
</div>
<div dir="ltr"><a rel="noopener noreferrer" href="mailto:rob@hctc.com">rob@hctc.com</a><mailto:<a rel="noopener noreferrer" href="mailto:rob@hctc.com">rob@hctc.com</a>><br>
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<div dir="ltr">THIS OFFICE DOES DEBT COLLECTION AND THIS E-MAIL MAY BE AN ATTEMPT TO COLLECT A DEBT, ANY INFORMATION OBTAINED WILL BE USED FOR THAT PURPOSE. To the extent the Federal Fair Debt Collection Practices Act (15 U.S.C. ? 1692) applies this firm is
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<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> <<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>>>
On Behalf Of Gregory L. Ursich<br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 2:17 PM<br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">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<br>
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<div dir="ltr">Gregory L. Ursich<br>
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<div dir="ltr"><br>
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<div dir="ltr">Shareholder<br>
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<div dir="ltr"><br>
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<div dir="ltr">Skyline Tower, Suite 1500 | 10900 NE 4th Street | Bellevue, WA 98004<br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">P: 425.450.4258 | F: 425.635.7720<br>
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<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> [mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>]
On Behalf Of Rob Wilson-Hoss<br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 1:42 PM<br>
</div>
<div dir="ltr">To: 'WSBA Real Property Listserv' <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>><br>
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<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
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<div dir="ltr">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.<br>
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<div dir="ltr">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.<br>
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<div dir="ltr">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.<br>
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<div dir="ltr">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.<br>
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<div dir="ltr">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.<br>
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<div dir="ltr">Rob<br>
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<div dir="ltr"><br>
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<div dir="ltr">Robert D. Wilson-Hoss<br>
</div>
<div dir="ltr"><br>
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<div dir="ltr">Hoss & Wilson-Hoss, LLP<br>
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<div dir="ltr"><br>
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<div dir="ltr">236 West Birch Street<br>
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<div dir="ltr"><br>
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<div dir="ltr">Shelton, WA 98584<br>
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<div dir="ltr"><br>
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<div dir="ltr">360 426-2999<br>
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<div dir="ltr"><br>
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<div dir="ltr"><a rel="noopener noreferrer" href="mailto:rob@hctc.com">rob@hctc.com</a><mailto:<a rel="noopener noreferrer" href="mailto:rob@hctc.com">rob@hctc.com</a>><br>
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<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> <<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>>>
On Behalf Of Gregory L. Ursich<br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 1:09 PM<br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>><br>
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<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">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.<br>
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<div dir="ltr"><image001.jpg><br>
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<div dir="ltr"><br>
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<div dir="ltr">Gregory L. Ursich<br>
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<div dir="ltr"><br>
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<div dir="ltr">Shareholder<br>
</div>
<div dir="ltr"><br>
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<div dir="ltr">Skyline Tower, Suite 1500 | 10900 NE 4th Street | Bellevue, WA 98004<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">P: 425.450.4258 | F: 425.635.7720<br>
</div>
<div dir="ltr"><br>
</div>
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<div dir="ltr"><br>
</div>
<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> [mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>]
On Behalf Of <a rel="noopener noreferrer" href="mailto:nestor@pplsweb.com">nestor@pplsweb.com</a><mailto:<a rel="noopener noreferrer" href="mailto:nestor@pplsweb.com">nestor@pplsweb.com</a>><br>
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<div dir="ltr">Sent: Thursday, December 12, 2019 12:42 PM<br>
</div>
<div dir="ltr">To: 'WSBA Real Property Listserv' <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>><br>
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<div dir="ltr">Subject: [WSBARP] House encroachment<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">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.<br>
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<div dir="ltr"><br>
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<div dir="ltr">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?<br>
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<div dir="ltr"><br>
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<div dir="ltr">A deed of course is best, but they are trying to avoid the expense and time to enforce in court. Any suggestions or thoughts?<br>
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<div dir="ltr">Nestor Gorfinkel, Attorney at Law<br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">Licensed in Washington & Florida<br>
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<div dir="ltr"><br>
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<div dir="ltr">Florida Civil-Law (International) Notary<br>
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<div dir="ltr"><br>
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<div dir="ltr">Message: 2<br>
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<div dir="ltr">Date: Fri, 13 Dec 2019 06:44:58 +0000<br>
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<div dir="ltr">From: "Gregory L. Ursich" <<a rel="noopener noreferrer" href="mailto:gursich@insleebest.com">gursich@insleebest.com</a>><br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
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<div dir="ltr">Message-ID: <<a rel="noopener noreferrer" href="mailto:625F4491-2D0B-43DF-AAA2-4CACD102D156@insleebest.com">625F4491-2D0B-43DF-AAA2-4CACD102D156@insleebest.com</a>><br>
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<div dir="ltr">John: What I do is file a RE Excise Tax Affidavit and cite to the WAC exemption that applies to boundary line adjustments, and attach the new legals to the REET Affidavit and reference both properties by tax parcel numbers. The Assessor then
picks this up and will amend its tax lot descriptions accordingly. Never have had a problem In 20 years of doing this.<br>
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<div dir="ltr">Sent from my iPhone<br>
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<div dir="ltr">On Dec 12, 2019, at 10:38 PM, John McLaughlin <<a rel="noopener noreferrer" href="mailto:johnpmclaughlin@hotmail.com">johnpmclaughlin@hotmail.com</a>> wrote:<br>
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<div dir="ltr">?<br>
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<div dir="ltr">Gregory:<br>
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<div dir="ltr"><br>
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<div dir="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.<br>
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<div dir="ltr">John McLaughlin<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">Get Outlook for iOS<<a target="_blank" rel="noopener noreferrer" href="https://urldefense.proofpoint.com/v2/url?u=https-3A__aka.ms_o0ukef&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=hDHe9lm5VBA9VXO3e3szRw&m=6NKlu2pw0hn2P11ZIt6MCTD4V1OmgM38q1cBcH_g8r8&s=dS1dXQkE2ShDnbZmrSeVJrFyuEK-gCEFe3cCff8UyIo&e=">https://aka.ms/o0ukef</a>><br>
</div>
<div dir="ltr">________________________________<br>
</div>
<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> <<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> on behalf of Gregory L. Ursich <<a rel="noopener noreferrer" href="mailto:gursich@insleebest.com">gursich@insleebest.com</a>><br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 7:56:17 PM<br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
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<div dir="ltr"><br>
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<div dir="ltr">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>
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<div dir="ltr">Sent from my iPhone<br>
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<div dir="ltr"><br>
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<div dir="ltr">On Dec 12, 2019, at 6:09 PM, Mike Jacobs <<a rel="noopener noreferrer" href="mailto:mikej@riachgese.com">mikej@riachgese.com</a>> wrote:<br>
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<div dir="ltr">?<br>
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<div dir="ltr">Do you mean Seattle and King County will reject a Boundary Line Agreement?<br>
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<div dir="ltr"><br>
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<div dir="ltr">Sincerely,<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">Michael P. Jacobs<br>
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<div dir="ltr"><br>
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<div dir="ltr">Riach Gese Jacobs, PLLC<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">7331 196th St. SW | PO Box 1067 | Lynnwood, WA 98036<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Phone: (425) 776-3191 | Fax: (425) 425-775-0406<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">REPRESENTING OUR COMMUNITY SINCE 1959<br>
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<div dir="ltr"><br>
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<div dir="ltr">Confidentiality Notice: This e-mail message may contain confidential or privileged information. If you have received this message by mistake, please do not review, disclose, copy, or distribute the e-mail. Instead, please notify us immediately
by replying to this message or telephoning us. Thank you.<br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> <<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> On Behalf Of Gregory L. Ursich<br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 4:03 PM<br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">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.<br>
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<div dir="ltr"><br>
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<div dir="ltr"><image001.jpg><br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">Gregory L. Ursich<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Shareholder<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Skyline Tower, Suite 1500 | 10900 NE 4th Street | Bellevue, WA 98004<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">P: 425.450.4258 | F: 425.635.7720<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">vCard<<a target="_blank" rel="noopener noreferrer" href="https://urldefense.proofpoint.com/v2/url?u=https-3A__nam04.safelinks.protection.outlook.com_-3Furl-3Dhttp-253A-252F-252Fwww.insleebest.com-252Fuploads-252Fvcards-252Fgursich.vcf-26data-3D02-257C01-257C-257C530faac69b6240a54b9108d77f81255a-257C84df9e7fe9f640afb435aaaaaaaaaaaa-257C1-257C0-257C637118064964930624-26sdata-3D8PLse4n5O69084mHE43YI2SXwgNi3sD3uMi-252FLuPgWfQ-253D-26reserved-3D0&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=hDHe9lm5VBA9VXO3e3szRw&m=6NKlu2pw0hn2P11ZIt6MCTD4V1OmgM38q1cBcH_g8r8&s=O6m3OqNN62aRJzGhTR-ekEMFNNb7QS602gFwcfTfaec&e=">https://nam04.safelinks.protection.outlook.com/?url=http%3A%2F%2Fwww.insleebest.com%2Fuploads%2Fvcards%2Fgursich.vcf&data=02%7C01%7C%7C530faac69b6240a54b9108d77f81255a%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C637118064964930624&sdata=8PLse4n5O69084mHE43YI2SXwgNi3sD3uMi%2FLuPgWfQ%3D&reserved=0</a>>
| website<<a target="_blank" rel="noopener noreferrer" href="https://urldefense.proofpoint.com/v2/url?u=https-3A__nam04.safelinks.protection.outlook.com_-3Furl-3Dhttp-253A-252F-252Fwww.insleebest.com-252F-26data-3D02-257C01-257C-257C530faac69b6240a54b9108d77f81255a-257C84df9e7fe9f640afb435aaaaaaaaaaaa-257C1-257C0-257C637118064964940635-26sdata-3D2Tok6l1W-252B4n76-252FqNA2RBAj8i2HbmvaXwR5XpshmvGmg-253D-26reserved-3D0&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=hDHe9lm5VBA9VXO3e3szRw&m=6NKlu2pw0hn2P11ZIt6MCTD4V1OmgM38q1cBcH_g8r8&s=TNMR_fVEmCZCb3DjF-Ko3uv8hDGb_kiNFNrzrEfYIbI&e=">https://nam04.safelinks.protection.outlook.com/?url=http%3A%2F%2Fwww.insleebest.com%2F&data=02%7C01%7C%7C530faac69b6240a54b9108d77f81255a%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C637118064964940635&sdata=2Tok6l1W%2B4n76%2FqNA2RBAj8i2HbmvaXwR5XpshmvGmg%3D&reserved=0</a>>
| <a rel="noopener noreferrer" href="mailto:gursich@insleebest.com">gursich@insleebest.com</a><mailto:<a rel="noopener noreferrer" href="mailto:gursich@insleebest.com">gursich@insleebest.com</a>><br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">This electronic mail transmission is privileged and confidential and is intended only for the review of the party to whom it is addressed. If you have received this transmission in error, please immediately return it to the sender. Unintended
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<div dir="ltr"><br>
</div>
<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> [mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>]
On Behalf Of Rob Wilson-Hoss<br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 3:41 PM<br>
</div>
<div dir="ltr">To: 'WSBA Real Property Listserv' <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
</div>
<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">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.<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">Robert D. Wilson-Hoss<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Hoss & Wilson-Hoss, LLP<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">236 West Birch Street<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Shelton, WA 98584<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">360 426-2999<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">www.hossandwilson-hoss.com<<a target="_blank" rel="noopener noreferrer" href="https://urldefense.proofpoint.com/v2/url?u=https-3A__nam04.safelinks.protection.outlook.com_-3Furl-3Dhttp-253A-252F-252Fwww.hossandwilson-2Dhoss.com-26data-3D02-257C01-257C-257C530faac69b6240a54b9108d77f81255a-257C84df9e7fe9f640afb435aaaaaaaaaaaa-257C1-257C0-257C637118064964950640-26sdata-3DMbNIL5znShg8B7GnkAyBEf7lLy-252BtfshcOvrg8I42Ndk-253D-26reserved-3D0&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=hDHe9lm5VBA9VXO3e3szRw&m=6NKlu2pw0hn2P11ZIt6MCTD4V1OmgM38q1cBcH_g8r8&s=F3uiCirPRR_280rdg0jgLbA3UrDj7ojd-_rFTYsvr-c&e=">https://nam04.safelinks.protection.outlook.com/?url=http%3A%2F%2Fwww.hossandwilson-hoss.com&data=02%7C01%7C%7C530faac69b6240a54b9108d77f81255a%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C637118064964950640&sdata=MbNIL5znShg8B7GnkAyBEf7lLy%2BtfshcOvrg8I42Ndk%3D&reserved=0</a>><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><a rel="noopener noreferrer" href="mailto:rob@hctc.com">rob@hctc.com</a><mailto:<a rel="noopener noreferrer" href="mailto:rob@hctc.com">rob@hctc.com</a>><br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">THIS OFFICE DOES DEBT COLLECTION AND THIS E-MAIL MAY BE AN ATTEMPT TO COLLECT A DEBT, ANY INFORMATION OBTAINED WILL BE USED FOR THAT PURPOSE. To the extent the Federal Fair Debt Collection Practices Act (15 U.S.C. ? 1692) applies this firm is
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<div dir="ltr"><br>
</div>
<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> <<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>>>
On Behalf Of Gregory L. Ursich<br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 2:17 PM<br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">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<br>
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<div dir="ltr"><br>
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<div dir="ltr"><image001.jpg><br>
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<div dir="ltr"><br>
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<div dir="ltr">Gregory L. Ursich<br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">Shareholder<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Skyline Tower, Suite 1500 | 10900 NE 4th Street | Bellevue, WA 98004<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">P: 425.450.4258 | F: 425.635.7720<br>
</div>
<div dir="ltr"><br>
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<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> [mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>]
On Behalf Of Rob Wilson-Hoss<br>
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<div dir="ltr">Sent: Thursday, December 12, 2019 1:42 PM<br>
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<div dir="ltr">To: 'WSBA Real Property Listserv' <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>><br>
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<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
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<div dir="ltr">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.<br>
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<div dir="ltr">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.<br>
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<div dir="ltr">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.<br>
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<div dir="ltr">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.<br>
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<div dir="ltr">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.<br>
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<div dir="ltr">Rob<br>
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<div dir="ltr">Robert D. Wilson-Hoss<br>
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<div dir="ltr"><br>
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<div dir="ltr">Hoss & Wilson-Hoss, LLP<br>
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<div dir="ltr"><br>
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<div dir="ltr">236 West Birch Street<br>
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<div dir="ltr">Shelton, WA 98584<br>
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<div dir="ltr">360 426-2999<br>
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<div dir="ltr"><a rel="noopener noreferrer" href="mailto:rob@hctc.com">rob@hctc.com</a><mailto:<a rel="noopener noreferrer" href="mailto:rob@hctc.com">rob@hctc.com</a>><br>
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<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> <<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>>>
On Behalf Of Gregory L. Ursich<br>
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<div dir="ltr">Sent: Thursday, December 12, 2019 1:09 PM<br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>><br>
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<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
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<div dir="ltr">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.<br>
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<div dir="ltr"><image001.jpg><br>
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<div dir="ltr">Gregory L. Ursich<br>
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<div dir="ltr">Shareholder<br>
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<div dir="ltr">Skyline Tower, Suite 1500 | 10900 NE 4th Street | Bellevue, WA 98004<br>
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<div dir="ltr"><br>
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<div dir="ltr">P: 425.450.4258 | F: 425.635.7720<br>
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<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> [mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>]
On Behalf Of <a rel="noopener noreferrer" href="mailto:nestor@pplsweb.com">nestor@pplsweb.com</a><mailto:<a rel="noopener noreferrer" href="mailto:nestor@pplsweb.com">nestor@pplsweb.com</a>><br>
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<div dir="ltr">Sent: Thursday, December 12, 2019 12:42 PM<br>
</div>
<div dir="ltr">To: 'WSBA Real Property Listserv' <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>><br>
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<div dir="ltr">Subject: [WSBARP] House encroachment<br>
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<div dir="ltr">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.<br>
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<div dir="ltr">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?<br>
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<div dir="ltr">A deed of course is best, but they are trying to avoid the expense and time to enforce in court. Any suggestions or thoughts?<br>
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<div dir="ltr">Nestor Gorfinkel, Attorney at Law<br>
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<div dir="ltr"><br>
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<div dir="ltr">Licensed in Washington & Florida<br>
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<div dir="ltr"><br>
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<div dir="ltr">Florida Civil-Law (International) Notary<br>
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<div dir="ltr">Message: 3<br>
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<div dir="ltr">Date: Fri, 13 Dec 2019 06:53:28 +0000<br>
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<div dir="ltr">From: John McLaughlin <<a rel="noopener noreferrer" href="mailto:johnpmclaughlin@hotmail.com">johnpmclaughlin@hotmail.com</a>><br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
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<div dir="ltr">Message-ID:<br>
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<div dir="ltr"> <<a rel="noopener noreferrer" href="mailto:DM5PR16MB1739AC321C345637C97B72CAAE540@DM5PR16MB1739.namprd16.prod.outlook.com">DM5PR16MB1739AC321C345637C97B72CAAE540@DM5PR16MB1739.namprd16.prod.outlook.com</a>><br>
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<div dir="ltr">Content-Type: text/plain; charset="utf-8"<br>
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<div dir="ltr">Very helpful; appreciate this infinitely more practical approach (than an 18 month BLA process with city), at least for more straightforward boundary issues - thank you!<br>
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<div dir="ltr"><br>
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<div dir="ltr">Get Outlook for iOS<<a target="_blank" rel="noopener noreferrer" href="https://urldefense.proofpoint.com/v2/url?u=https-3A__aka.ms_o0ukef&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=hDHe9lm5VBA9VXO3e3szRw&m=6NKlu2pw0hn2P11ZIt6MCTD4V1OmgM38q1cBcH_g8r8&s=dS1dXQkE2ShDnbZmrSeVJrFyuEK-gCEFe3cCff8UyIo&e=">https://aka.ms/o0ukef</a>><br>
</div>
<div dir="ltr">________________________________<br>
</div>
<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> <<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> on behalf of Gregory L. Ursich <<a rel="noopener noreferrer" href="mailto:gursich@insleebest.com">gursich@insleebest.com</a>><br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 10:44:58 PM<br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
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<div dir="ltr"><br>
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<div dir="ltr">John: What I do is file a RE Excise Tax Affidavit and cite to the WAC exemption that applies to boundary line adjustments, and attach the new legals to the REET Affidavit and reference both properties by tax parcel numbers. The Assessor then
picks this up and will amend its tax lot descriptions accordingly. Never have had a problem In 20 years of doing this.<br>
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<div dir="ltr">Sent from my iPhone<br>
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<div dir="ltr"><br>
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<div dir="ltr">On Dec 12, 2019, at 10:38 PM, John McLaughlin <<a rel="noopener noreferrer" href="mailto:johnpmclaughlin@hotmail.com">johnpmclaughlin@hotmail.com</a>> wrote:<br>
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<div dir="ltr">?<br>
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<div dir="ltr">Gregory:<br>
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<div dir="ltr"><br>
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<div dir="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.<br>
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<div dir="ltr"><br>
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<div dir="ltr">John McLaughlin<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Get Outlook for iOS<<a target="_blank" rel="noopener noreferrer" href="https://urldefense.proofpoint.com/v2/url?u=https-3A__nam02.safelinks.protection.outlook.com_-3Furl-3Dhttps-253A-252F-252Faka.ms-252Fo0ukef-26data-3D02-257C01-257C-257C5d697f1fd9394854ea2b08d77f98a13c-257C84df9e7fe9f640afb435aaaaaaaaaaaa-257C1-257C0-257C637118165828801172-26sdata-3DO0b-252BbjRVbP3404qp-252B7VEey74IaC2wCND3MWH2SGkXEM-253D-26reserved-3D0&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=hDHe9lm5VBA9VXO3e3szRw&m=6NKlu2pw0hn2P11ZIt6MCTD4V1OmgM38q1cBcH_g8r8&s=1nu8Y3h-UT2mzZKPB6Q2TXtt1wPiEqIAxtA1Z1_Hqhs&e=">https://nam02.safelinks.protection.outlook.com/?url=https%3A%2F%2Faka.ms%2Fo0ukef&data=02%7C01%7C%7C5d697f1fd9394854ea2b08d77f98a13c%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C637118165828801172&sdata=O0b%2BbjRVbP3404qp%2B7VEey74IaC2wCND3MWH2SGkXEM%3D&reserved=0</a>><br>
</div>
<div dir="ltr">________________________________<br>
</div>
<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> <<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> on behalf of Gregory L. Ursich <<a rel="noopener noreferrer" href="mailto:gursich@insleebest.com">gursich@insleebest.com</a>><br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 7:56:17 PM<br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
</div>
<div dir="ltr"><br>
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<div dir="ltr">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>
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<div dir="ltr"><br>
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<div dir="ltr">Sent from my iPhone<br>
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<div dir="ltr"><br>
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<div dir="ltr">On Dec 12, 2019, at 6:09 PM, Mike Jacobs <<a rel="noopener noreferrer" href="mailto:mikej@riachgese.com">mikej@riachgese.com</a>> wrote:<br>
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<div dir="ltr">?<br>
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<div dir="ltr"><br>
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<div dir="ltr">Do you mean Seattle and King County will reject a Boundary Line Agreement?<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">Sincerely,<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">Michael P. Jacobs<br>
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<div dir="ltr"><br>
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<div dir="ltr">Riach Gese Jacobs, PLLC<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">7331 196th St. SW | PO Box 1067 | Lynnwood, WA 98036<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Phone: (425) 776-3191 | Fax: (425) 425-775-0406<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">REPRESENTING OUR COMMUNITY SINCE 1959<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">Confidentiality Notice: This e-mail message may contain confidential or privileged information. If you have received this message by mistake, please do not review, disclose, copy, or distribute the e-mail. Instead, please notify us immediately
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</div>
<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> <<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> On Behalf Of Gregory L. Ursich<br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 4:03 PM<br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">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.<br>
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<div dir="ltr"><br>
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<div dir="ltr"><image001.jpg><br>
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<div dir="ltr"><br>
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<div dir="ltr">Gregory L. Ursich<br>
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<div dir="ltr"><br>
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<div dir="ltr">Shareholder<br>
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<div dir="ltr"><br>
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<div dir="ltr">Skyline Tower, Suite 1500 | 10900 NE 4th Street | Bellevue, WA 98004<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">P: 425.450.4258 | F: 425.635.7720<br>
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<div dir="ltr"><br>
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<div dir="ltr">vCard<<a target="_blank" rel="noopener noreferrer" href="https://urldefense.proofpoint.com/v2/url?u=https-3A__nam02.safelinks.protection.outlook.com_-3Furl-3Dhttp-253A-252F-252Fwww.insleebest.com-252Fuploads-252Fvcards-252Fgursich.vcf-26data-3D02-257C01-257C-257C5d697f1fd9394854ea2b08d77f98a13c-257C84df9e7fe9f640afb435aaaaaaaaaaaa-257C1-257C0-257C637118165828811177-26sdata-3D4Kwxu0sg47pbyQ6MGZiSejvvEOnH1fim-252FG1DPqbJwi0-253D-26reserved-3D0&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=hDHe9lm5VBA9VXO3e3szRw&m=6NKlu2pw0hn2P11ZIt6MCTD4V1OmgM38q1cBcH_g8r8&s=JrJOcLmMMEkTZEFkahpkcaWP7euHUcanWWaMcBaD7tI&e=">https://nam02.safelinks.protection.outlook.com/?url=http%3A%2F%2Fwww.insleebest.com%2Fuploads%2Fvcards%2Fgursich.vcf&data=02%7C01%7C%7C5d697f1fd9394854ea2b08d77f98a13c%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C637118165828811177&sdata=4Kwxu0sg47pbyQ6MGZiSejvvEOnH1fim%2FG1DPqbJwi0%3D&reserved=0</a>>
| website<<a target="_blank" rel="noopener noreferrer" href="https://urldefense.proofpoint.com/v2/url?u=https-3A__nam02.safelinks.protection.outlook.com_-3Furl-3Dhttp-253A-252F-252Fwww.insleebest.com-252F-26data-3D02-257C01-257C-257C5d697f1fd9394854ea2b08d77f98a13c-257C84df9e7fe9f640afb435aaaaaaaaaaaa-257C1-257C0-257C637118165828821181-26sdata-3DuUdcoTLW5b0L7pfPWo27mGy4wUB2IwBvKF9Wru7EU98-253D-26reserved-3D0&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=hDHe9lm5VBA9VXO3e3szRw&m=6NKlu2pw0hn2P11ZIt6MCTD4V1OmgM38q1cBcH_g8r8&s=WnMBegzrb14mVrAJ15EVGWodG-FANDVNcudWtXaddC8&e=">https://nam02.safelinks.protection.outlook.com/?url=http%3A%2F%2Fwww.insleebest.com%2F&data=02%7C01%7C%7C5d697f1fd9394854ea2b08d77f98a13c%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C637118165828821181&sdata=uUdcoTLW5b0L7pfPWo27mGy4wUB2IwBvKF9Wru7EU98%3D&reserved=0</a>>
| <a rel="noopener noreferrer" href="mailto:gursich@insleebest.com">gursich@insleebest.com</a><mailto:<a rel="noopener noreferrer" href="mailto:gursich@insleebest.com">gursich@insleebest.com</a>><br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">This electronic mail transmission is privileged and confidential and is intended only for the review of the party to whom it is addressed. If you have received this transmission in error, please immediately return it to the sender. Unintended
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<div dir="ltr"><br>
</div>
<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> [mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>]
On Behalf Of Rob Wilson-Hoss<br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 3:41 PM<br>
</div>
<div dir="ltr">To: 'WSBA Real Property Listserv' <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">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.<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">Robert D. Wilson-Hoss<br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">Hoss & Wilson-Hoss, LLP<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">236 West Birch Street<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Shelton, WA 98584<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">360 426-2999<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">www.hossandwilson-hoss.com<<a target="_blank" rel="noopener noreferrer" href="https://urldefense.proofpoint.com/v2/url?u=https-3A__nam02.safelinks.protection.outlook.com_-3Furl-3Dhttp-253A-252F-252Fwww.hossandwilson-2Dhoss.com-26data-3D02-257C01-257C-257C5d697f1fd9394854ea2b08d77f98a13c-257C84df9e7fe9f640afb435aaaaaaaaaaaa-257C1-257C0-257C637118165828831186-26sdata-3D0BJnXfFaOHJu8I4P-252FSkb3zqtK8IhVIBEkgZYY3SeM3s-253D-26reserved-3D0&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=hDHe9lm5VBA9VXO3e3szRw&m=6NKlu2pw0hn2P11ZIt6MCTD4V1OmgM38q1cBcH_g8r8&s=1SaKKEu0d53lz3Rq0lmBIMWtJ8ev0-h4WxRDrHpxBdE&e=">https://nam02.safelinks.protection.outlook.com/?url=http%3A%2F%2Fwww.hossandwilson-hoss.com&data=02%7C01%7C%7C5d697f1fd9394854ea2b08d77f98a13c%7C84df9e7fe9f640afb435aaaaaaaaaaaa%7C1%7C0%7C637118165828831186&sdata=0BJnXfFaOHJu8I4P%2FSkb3zqtK8IhVIBEkgZYY3SeM3s%3D&reserved=0</a>><br>
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<div dir="ltr"><br>
</div>
<div dir="ltr"><a rel="noopener noreferrer" href="mailto:rob@hctc.com">rob@hctc.com</a><mailto:<a rel="noopener noreferrer" href="mailto:rob@hctc.com">rob@hctc.com</a>><br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">THIS OFFICE DOES DEBT COLLECTION AND THIS E-MAIL MAY BE AN ATTEMPT TO COLLECT A DEBT, ANY INFORMATION OBTAINED WILL BE USED FOR THAT PURPOSE. To the extent the Federal Fair Debt Collection Practices Act (15 U.S.C. ? 1692) applies this firm is
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<div dir="ltr"><br>
</div>
<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> <<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>>>
On Behalf Of Gregory L. Ursich<br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 2:17 PM<br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">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<br>
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<div dir="ltr">Gregory L. Ursich<br>
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<div dir="ltr"><br>
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<div dir="ltr">Shareholder<br>
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<div dir="ltr"><br>
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<div dir="ltr">Skyline Tower, Suite 1500 | 10900 NE 4th Street | Bellevue, WA 98004<br>
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<div dir="ltr"><br>
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<div dir="ltr">P: 425.450.4258 | F: 425.635.7720<br>
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<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> [mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>]
On Behalf Of Rob Wilson-Hoss<br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 1:42 PM<br>
</div>
<div dir="ltr">To: 'WSBA Real Property Listserv' <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
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<div dir="ltr"><br>
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<div dir="ltr">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.<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">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.<br>
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<div dir="ltr">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.<br>
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<div dir="ltr"><br>
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<div dir="ltr">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.<br>
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<div dir="ltr"><br>
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<div dir="ltr">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.<br>
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<div dir="ltr">Rob<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">Robert D. Wilson-Hoss<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Hoss & Wilson-Hoss, LLP<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">236 West Birch Street<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Shelton, WA 98584<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">360 426-2999<br>
</div>
<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr"><a rel="noopener noreferrer" href="mailto:rob@hctc.com">rob@hctc.com</a><mailto:<a rel="noopener noreferrer" href="mailto:rob@hctc.com">rob@hctc.com</a>><br>
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<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> <<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>>>
On Behalf Of Gregory L. Ursich<br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 1:09 PM<br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>><br>
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<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">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.<br>
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<div dir="ltr"><br>
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<div dir="ltr"><image001.jpg><br>
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<div dir="ltr"><br>
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<div dir="ltr">Gregory L. Ursich<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Shareholder<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Skyline Tower, Suite 1500 | 10900 NE 4th Street | Bellevue, WA 98004<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">P: 425.450.4258 | F: 425.635.7720<br>
</div>
<div dir="ltr"><br>
</div>
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<div dir="ltr"><br>
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<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> [mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>]
On Behalf Of <a rel="noopener noreferrer" href="mailto:nestor@pplsweb.com">nestor@pplsweb.com</a><mailto:<a rel="noopener noreferrer" href="mailto:nestor@pplsweb.com">nestor@pplsweb.com</a>><br>
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<div dir="ltr">Sent: Thursday, December 12, 2019 12:42 PM<br>
</div>
<div dir="ltr">To: 'WSBA Real Property Listserv' <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><mailto:<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>><br>
</div>
<div dir="ltr">Subject: [WSBARP] House encroachment<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">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.<br>
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<div dir="ltr"><br>
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<div dir="ltr">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?<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">A deed of course is best, but they are trying to avoid the expense and time to enforce in court. Any suggestions or thoughts?<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">Nestor Gorfinkel, Attorney at Law<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Licensed in Washington & Florida<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Florida Civil-Law (International) Notary<br>
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<div dir="ltr"><br>
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<div dir="ltr">Message: 4<br>
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<div dir="ltr">Date: Fri, 13 Dec 2019 07:55:04 -0800<br>
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<div dir="ltr">From: <<a rel="noopener noreferrer" href="mailto:scott@scottgthomaslaw.com">scott@scottgthomaslaw.com</a>><br>
</div>
<div dir="ltr">To: "'WSBA Real Property Listserv'" <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
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<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
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<div dir="ltr">Message-ID: <030001d5b1cd$b0895560$119c0020$@scottgthomaslaw.com><br>
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<div dir="ltr">Content-Type: text/plain; charset="utf-8"<br>
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<div dir="ltr">Be careful that you do not read more into this statute than is allowed. RCW 58.04.007 was enacted to allow fixing boundary lines and lot corners when they had been lost, or there was a dispute as to their location. Using the statute to fix
other types of boundary issues is problematic. And because property owners use the statute to alter a boundary does not mean that a city or county will recognize that alteration as being valid at a future date. To illustrate, several years ago one of my
municipal clients was approached by a property owner who, without lawyers, had relied on this statute to alter a boundary and transfer an acre or so of land. The other property owner had sold his land after the transfer. This ultimately created a number
of compliance issues with the city?s land use code, and the city refused to recognize the transfer. This is an extreme example, and I am fairly certain this would not have happened if counsel had been involved at the outset, but I ca!<br>
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<div dir="ltr">ution that it is unwise to assume that this statute is the key to moving a boundary.<br>
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<div dir="ltr"><br>
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<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> <<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> On Behalf Of Gregory L. Ursich<br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 7:56 PM<br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">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>
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<div dir="ltr">Sent from my iPhone<br>
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<div dir="ltr">On Dec 12, 2019, at 6:09 PM, Mike Jacobs <<a rel="noopener noreferrer" href="mailto:mikej@riachgese.com">mikej@riachgese.com</a> <mailto:<a rel="noopener noreferrer" href="mailto:mikej@riachgese.com">mikej@riachgese.com</a>> > wrote:<br>
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<div dir="ltr">? <br>
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<div dir="ltr"><br>
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<div dir="ltr">Do you mean Seattle and King County will reject a Boundary Line Agreement?<br>
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<div dir="ltr"><br>
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<div dir="ltr">Sincerely,<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">Michael P. Jacobs<br>
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<div dir="ltr"><br>
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<div dir="ltr">Riach Gese Jacobs, PLLC<br>
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<div dir="ltr"><br>
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<div dir="ltr">7331 196th St. SW | PO Box 1067 | Lynnwood, WA 98036 <br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Phone: (425) 776-3191 | Fax: (425) 425-775-0406 <br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">REPRESENTING OUR COMMUNITY SINCE 1959<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">Confidentiality Notice: This e-mail message may contain confidential or privileged information. If you have received this message by mistake, please do not review, disclose, copy, or distribute the e-mail. Instead, please notify us immediately
by replying to this message or telephoning us. Thank you.<br>
</div>
<div dir="ltr"><br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> <mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> <<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>
<mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> > On Behalf Of Gregory L. Ursich<br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 4:03 PM<br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a> <mailto:<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>> ><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">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.<br>
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<div dir="ltr"><br>
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<div dir="ltr"><image001.jpg><br>
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<div dir="ltr"><br>
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<div dir="ltr">Gregory L. Ursich <br>
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<div dir="ltr"><br>
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<div dir="ltr">Shareholder<br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">Skyline Tower, Suite 1500 | 10900 NE 4th Street | Bellevue, WA 98004<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">P: 425.450.4258 | F: 425.635.7720<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><<a target="_blank" rel="noopener noreferrer" href="https://urldefense.proofpoint.com/v2/url?u=http-3A__www.insleebest.com_uploads_vcards_gursich.vcf&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=hDHe9lm5VBA9VXO3e3szRw&m=6NKlu2pw0hn2P11ZIt6MCTD4V1OmgM38q1cBcH_g8r8&s=fPO7nkJyM6vyDz0MbB5WcrxgNoRGVLf_mimMM4kRwWg&e=">http://www.insleebest.com/uploads/vcards/gursich.vcf</a>>
vCard | <<a target="_blank" rel="noopener noreferrer" href="https://urldefense.proofpoint.com/v2/url?u=http-3A__www.insleebest.com_&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=hDHe9lm5VBA9VXO3e3szRw&m=6NKlu2pw0hn2P11ZIt6MCTD4V1OmgM38q1cBcH_g8r8&s=rCVXVV8GBk8bECUjrzcYny0LKA_dbS9MBBCJ7EqFLtg&e=">http://www.insleebest.com/</a>>
website | <mailto:<a rel="noopener noreferrer" href="mailto:gursich@insleebest.com">gursich@insleebest.com</a>>
<a rel="noopener noreferrer" href="mailto:gursich@insleebest.com">gursich@insleebest.com</a><br>
</div>
<div dir="ltr"><br>
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<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">This electronic mail transmission is privileged and confidential and is intended only for the review of the party to whom it is addressed. If you have received this transmission in error, please immediately return it to the sender. Unintended
transmission shall not constitute waiver of the attorney-client or any other privilege.<br>
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<div dir="ltr"><br>
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<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> <mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> [mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>]
On Behalf Of Rob Wilson-Hoss<br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 3:41 PM<br>
</div>
<div dir="ltr">To: 'WSBA Real Property Listserv' <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a> <mailto:<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>
><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">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.
<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">Robert D. Wilson-Hoss<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Hoss & Wilson-Hoss, LLP<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">236 West Birch Street<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Shelton, WA 98584<br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">360 426-2999<br>
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<div dir="ltr"><br>
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<div dir="ltr">www.hossandwilson-hoss.com <<a target="_blank" rel="noopener noreferrer" href="https://urldefense.proofpoint.com/v2/url?u=http-3A__www.hossandwilson-2Dhoss.com&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=hDHe9lm5VBA9VXO3e3szRw&m=6NKlu2pw0hn2P11ZIt6MCTD4V1OmgM38q1cBcH_g8r8&s=s2ByXBgoMBn0Mk-Uupx4V2_9Gx5_lqabX9alE0y3vbE&e=">http://www.hossandwilson-hoss.com</a>>
<br>
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<div dir="ltr"><br>
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<div dir="ltr"><a rel="noopener noreferrer" href="mailto:rob@hctc.com">rob@hctc.com</a> <mailto:<a rel="noopener noreferrer" href="mailto:rob@hctc.com">rob@hctc.com</a>>
<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">This message is intended solely for the use of the addressee and may contain information that is privileged, confidential, and exempt from disclosure under applicable law. If you are not the addressee, you are hereby notified that any use, distribution,
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Thank you.<br>
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<div dir="ltr"><br>
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<div dir="ltr">THIS OFFICE DOES DEBT COLLECTION AND THIS E-MAIL MAY BE AN ATTEMPT TO COLLECT A DEBT, ANY INFORMATION OBTAINED WILL BE USED FOR THAT PURPOSE. To the extent the Federal Fair Debt Collection Practices Act (15 U.S.C. ? 1692) applies this firm is
acting as a debt collector for the condominium/homeowners' association named above to collect a debt owed to it. Any information obtained will be used for collection purposes. You have the right to seek advice of legal counsel.<br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> <mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> <<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>
<mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> > On Behalf Of Gregory L. Ursich<br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 2:17 PM<br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a> <mailto:<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>> ><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
</div>
<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">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<br>
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<div dir="ltr"><image001.jpg><br>
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<div dir="ltr"><br>
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<div dir="ltr">Gregory L. Ursich <br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Shareholder<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Skyline Tower, Suite 1500 | 10900 NE 4th Street | Bellevue, WA 98004<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">P: 425.450.4258 | F: 425.635.7720<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><<a target="_blank" rel="noopener noreferrer" href="https://urldefense.proofpoint.com/v2/url?u=http-3A__www.insleebest.com_uploads_vcards_gursich.vcf&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=hDHe9lm5VBA9VXO3e3szRw&m=6NKlu2pw0hn2P11ZIt6MCTD4V1OmgM38q1cBcH_g8r8&s=fPO7nkJyM6vyDz0MbB5WcrxgNoRGVLf_mimMM4kRwWg&e=">http://www.insleebest.com/uploads/vcards/gursich.vcf</a>>
vCard | <<a target="_blank" rel="noopener noreferrer" href="https://urldefense.proofpoint.com/v2/url?u=http-3A__www.insleebest.com_&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=hDHe9lm5VBA9VXO3e3szRw&m=6NKlu2pw0hn2P11ZIt6MCTD4V1OmgM38q1cBcH_g8r8&s=rCVXVV8GBk8bECUjrzcYny0LKA_dbS9MBBCJ7EqFLtg&e=">http://www.insleebest.com/</a>>
website | <mailto:<a rel="noopener noreferrer" href="mailto:gursich@insleebest.com">gursich@insleebest.com</a>>
<a rel="noopener noreferrer" href="mailto:gursich@insleebest.com">gursich@insleebest.com</a><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">This electronic mail transmission is privileged and confidential and is intended only for the review of the party to whom it is addressed. If you have received this transmission in error, please immediately return it to the sender. Unintended
transmission shall not constitute waiver of the attorney-client or any other privilege.<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> <mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> [mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>]
On Behalf Of Rob Wilson-Hoss<br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 1:42 PM<br>
</div>
<div dir="ltr">To: 'WSBA Real Property Listserv' <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a> <mailto:<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>
><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
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<div dir="ltr"><br>
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<div dir="ltr">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.
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<div dir="ltr">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.<br>
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<div dir="ltr">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. <br>
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<div dir="ltr">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!<br>
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<div dir="ltr">. <br>
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<div dir="ltr"><br>
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<div dir="ltr">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.
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<div dir="ltr">Rob<br>
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<div dir="ltr">Robert D. Wilson-Hoss<br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">Hoss & Wilson-Hoss, LLP<br>
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<div dir="ltr"><br>
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<div dir="ltr">236 West Birch Street<br>
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<div dir="ltr">Shelton, WA 98584<br>
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<div dir="ltr"><br>
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<div dir="ltr">360 426-2999<br>
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<div dir="ltr">www.hossandwilson-hoss.com <<a target="_blank" rel="noopener noreferrer" href="https://urldefense.proofpoint.com/v2/url?u=http-3A__www.hossandwilson-2Dhoss.com&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=hDHe9lm5VBA9VXO3e3szRw&m=6NKlu2pw0hn2P11ZIt6MCTD4V1OmgM38q1cBcH_g8r8&s=s2ByXBgoMBn0Mk-Uupx4V2_9Gx5_lqabX9alE0y3vbE&e=">http://www.hossandwilson-hoss.com</a>>
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<div dir="ltr"><br>
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<div dir="ltr"><a rel="noopener noreferrer" href="mailto:rob@hctc.com">rob@hctc.com</a> <mailto:<a rel="noopener noreferrer" href="mailto:rob@hctc.com">rob@hctc.com</a>>
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<div dir="ltr">THIS OFFICE DOES DEBT COLLECTION AND THIS E-MAIL MAY BE AN ATTEMPT TO COLLECT A DEBT, ANY INFORMATION OBTAINED WILL BE USED FOR THAT PURPOSE. To the extent the Federal Fair Debt Collection Practices Act (15 U.S.C. ? 1692) applies this firm is
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<div dir="ltr"><br>
</div>
<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> <mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> <<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>
<mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> > On Behalf Of Gregory L. Ursich<br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 1:09 PM<br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a> <mailto:<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>> ><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] House encroachment<br>
</div>
<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">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.<br>
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<div dir="ltr"><image001.jpg><br>
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<div dir="ltr"><br>
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<div dir="ltr">Gregory L. Ursich <br>
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<div dir="ltr"><br>
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<div dir="ltr">Shareholder<br>
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<div dir="ltr"><br>
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<div dir="ltr">Skyline Tower, Suite 1500 | 10900 NE 4th Street | Bellevue, WA 98004<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">P: 425.450.4258 | F: 425.635.7720<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><<a target="_blank" rel="noopener noreferrer" href="https://urldefense.proofpoint.com/v2/url?u=http-3A__www.insleebest.com_uploads_vcards_gursich.vcf&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=hDHe9lm5VBA9VXO3e3szRw&m=6NKlu2pw0hn2P11ZIt6MCTD4V1OmgM38q1cBcH_g8r8&s=fPO7nkJyM6vyDz0MbB5WcrxgNoRGVLf_mimMM4kRwWg&e=">http://www.insleebest.com/uploads/vcards/gursich.vcf</a>>
vCard | <<a target="_blank" rel="noopener noreferrer" href="https://urldefense.proofpoint.com/v2/url?u=http-3A__www.insleebest.com_&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=hDHe9lm5VBA9VXO3e3szRw&m=6NKlu2pw0hn2P11ZIt6MCTD4V1OmgM38q1cBcH_g8r8&s=rCVXVV8GBk8bECUjrzcYny0LKA_dbS9MBBCJ7EqFLtg&e=">http://www.insleebest.com/</a>>
website | <mailto:<a rel="noopener noreferrer" href="mailto:gursich@insleebest.com">gursich@insleebest.com</a>>
<a rel="noopener noreferrer" href="mailto:gursich@insleebest.com">gursich@insleebest.com</a><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
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<div dir="ltr">This electronic mail transmission is privileged and confidential and is intended only for the review of the party to whom it is addressed. If you have received this transmission in error, please immediately return it to the sender. Unintended
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">From: <a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> <mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>> [mailto:<a rel="noopener noreferrer" href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>]
On Behalf Of <a rel="noopener noreferrer" href="mailto:nestor@pplsweb.com">nestor@pplsweb.com</a> <mailto:<a rel="noopener noreferrer" href="mailto:nestor@pplsweb.com">nestor@pplsweb.com</a>>
<br>
</div>
<div dir="ltr">Sent: Thursday, December 12, 2019 12:42 PM<br>
</div>
<div dir="ltr">To: 'WSBA Real Property Listserv' <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a> <mailto:<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>>
><br>
</div>
<div dir="ltr">Subject: [WSBARP] House encroachment<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">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.<br>
</div>
<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">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?<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">A deed of course is best, but they are trying to avoid the expense and time to enforce in court. Any suggestions or thoughts?<br>
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<div dir="ltr"><br>
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<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
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<div dir="ltr"><br>
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<div dir="ltr">Nestor Gorfinkel, Attorney at Law<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Licensed in Washington & Florida<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Florida Civil-Law (International) Notary<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
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<div dir="ltr">Message: 5<br>
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<div dir="ltr">Date: Fri, 13 Dec 2019 09:06:39 -0800<br>
</div>
<div dir="ltr">From: Erik Marks <<a rel="noopener noreferrer" href="mailto:erik@egmrealestate.com">erik@egmrealestate.com</a>><br>
</div>
<div dir="ltr">To: <<a rel="noopener noreferrer" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] Qualified Opportunity Zones<br>
</div>
<div dir="ltr">Message-ID: <<a rel="noopener noreferrer" href="mailto:2E433E4E-E600-4053-A8AB-FFAA0ED1FC19@contoso.com">2E433E4E-E600-4053-A8AB-FFAA0ED1FC19@contoso.com</a>><br>
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<div dir="ltr">Doug,<br>
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<div dir="ltr"><br>
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<div dir="ltr">I got involved in the QOZ work in early 2018, and created www.Opportunity-Funds.com.? I have done OZ projects for clients in Los Angeles and Nashville, and I am working on one now in Washington.? I would be happy to talk to your PC.<br>
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<div dir="ltr">Erik<br>
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<div dir="ltr">-- <br>
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<div dir="ltr">Erik G Marks <br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Attorney at Law <br>
</div>
<div dir="ltr">2255 Harbor Ave SW<br>
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<div dir="ltr"><br>
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<div dir="ltr">Suite 203<br>
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<div dir="ltr"><br>
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<div dir="ltr">Seattle, WA 98126<br>
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<div dir="ltr">office: 206-264-4598 <br>
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<div dir="ltr">cell: 206-612-8653<br>
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<div dir="ltr"><a rel="noopener noreferrer" href="mailto:erik@egmrealestate.com">erik@egmrealestate.com</a><br>
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<div dir="ltr">End of WSBARP Digest, Vol 63, Issue 13<br>
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