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<p class="MsoNormal"><span style="color:#1F497D">There’s some cases in the state court pipeline challenging that
<i>Edmundson</i> language below. We are going to see it re-visited by Div 1 later this year, or early next.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">The lender likely didn’t foreclose because the secured debt was un-matured. The
<i>Edmundson</i> language below – effectively saying a bankruptcy discharge matures a secured debt – likely caught the lender off guard, as it has others.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b>From:</b> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com]
<b>On Behalf Of </b>Samuel M. Meyler<br>
<b>Sent:</b> Wednesday, February 03, 2021 8:38 AM<br>
<b>To:</b> 'WSBA Real Property Listserv' <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] Release of Deed of Trust/Quiet Title?<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Correction… 8+ years, not 18+ years, since discharge and missed payments. Slip of the finger!
<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Thanks, Joseph. I was previously aware that the statute of limitations accrues for each installment at the time that the installment is due on the note but I am no bankruptcy guru and had to research the interplay with bankruptcy law.
From what I gather, the bankruptcy code does not discharge/eliminate the lien/security but under Washington law, the statute of limitations to foreclose on the lien/security accrued at the time of the first missed payment because no installment could become
due after that point as a result of the discharge. <i><u>Edmundson v. Bank of Am</u>.,</i> 194 Wn. App. 920, 378 P.3d 272 (2016). The lender could have foreclosed on their 2nd position DOT within 6 years but it has been more than 8 years. The lender likely
chose to forego spending money and time foreclosing because of the fact that they were in 2nd position.
<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><i>Edmundson</i> provides that…<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black;background:white">Loan servicer's action to foreclose on deed of trust that secured promissory note accrued, and six-year limitations period governing action to foreclose
began to run, each month in which borrowers' defaulted on installment note and deed of trust by failing to make monthly payment,
<b>until borrowers' personal liability on note was discharged in chapter 13</b>.</span><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black">
<i><u>Edmundson v. Bank of Am.</u></i>, 194 Wn. App. 920, 378 P.3d 272 (2016) (“<span style="background:white">Correspondingly, the statute of limitations for each subsequent monthly payment accrued on the first day of each month after November 1, 2008
<b>until the Edmundsons no longer had personal liability under the note. They no longer had such liability as of the date of their bankruptcy discharge, December 31, 2013.
</b>Thus, from December 1, 2008 through December 1, 2013, the statute of limitations accrued for each monthly payment under the terms of the note as each payment became due.”)<o:p></o:p></span></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black;background:white"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black">The ruling in
<i>Edmundson</i> has been followed and upheld by both state and federal courts since that time… “<span style="background:white">The Washington State Court of Appeals expressly stated in <i>Edmundson</i> that the statute of limitations on enforcement of a deed
of trust payable in installments accrues when the last installment payment is due prior to discharge of a borrower's personal liability on the corresponding promissory note. 378 P.3d at 277.”
</span><i><u>Hernandez v. Franklin Credit Mgmt. Corp.</u></i>, BR 18-01159-TWD, 2019 WL 3804138, at *3 (W.D. Wash. Aug. 13, 2019), <i><u>aff'd sub nom.</u></i> <i><u>In re Hernandez</u></i>, 820 Fed. Appx. 593 (9th Cir. 2020)<o:p></o:p></span></p>
<p class="MsoNormal"><i><u><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black"><o:p><span style="text-decoration:none"> </span></o:p></span></u></i></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black">“<span style="background:white">Every federal court that has addressed this specific statute of limitations issue has also adopted the holding in <i>Edmundson</i>. </span><i>See,
e.g.</i><span style="background:white">, </span><i>Jarvis</i><span style="background:white">, Case No. C16-5194-RBL, Dkt. No. 47 at 6. Further, the Court does not see any reason to conclude that the Washington State Supreme Court would reach a contrary decision.
Thus, the Bankruptcy Court, as a federal court applying Washington law, was required to apply the rule announced in <i>Edmundson</i>. </span><i>See</i><span style="background:white"> </span><i>Gravquick A/S</i><span style="background:white">, 323 F.3d at 1222.
Regardless of the potential policy implications it identified, the Bankruptcy Court erred by treating the relevant portion of the <i>Edmundson</i> decision as </span><i>dicta.” Id.</i><o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<div>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Samuel M. Meyler</span></b><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Meyler Legal, PLLC </span></b><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">1700 Westlake Ave. N., Ste. 200<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Seattle, Washington 98109</span><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Tel:</span></b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue"> 206.876.7770<o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Fax:</span></b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue"> 206.876.7771<o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Email:</span></b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue"> </span><a href="mailto:samuel@meylerlegal.com"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">samuel@meylerlegal.com</span></a><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue"> </span><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">NOTICE:</span></b><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:8.0pt;font-family:"Arial",sans-serif;color:blue"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:8.0pt;font-family:"Arial",sans-serif;color:blue">This electronic message contains information which may be Confidential or Privileged and constitutes an electronic communication within the meaning of the Electronic
Communications Privacy Act 18 USC 2510. The information is intended to be for the use of the individual or entity named above. If you are not the intended recipient, please be aware that any disclosure, copying, distribution or use of the contents of this
information is prohibited. If you received this transmission in error, please notify the sender and delete the copy you received together with any attachments. Thank you.</span><o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Joseph McIntosh<br>
<b>Sent:</b> Wednesday, February 3, 2021 8:03 AM<br>
<b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBARP] Release of Deed of Trust/Quiet Title?<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">I don’t think SOL matters. If you’re a lender, and you want ample time for full performance, you negotiate a lengthy maturity. On loans that have gone unpaid and not seen action for years, the fine print will
probably disclose a lengthy maturity. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<div>
<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">mailto:wsbarp-bounces@lists.wsbarppt.com</a>]
<b>On Behalf Of </b>Roger Hawkes<br>
<b>Sent:</b> Wednesday, February 03, 2021 7:57 AM<br>
<b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBARP] Release of Deed of Trust/Quiet Title?<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">I haven’t thought of this for a while; but, why don’t lenders modify their contracts to refer to a state that has really long sols?<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<div>
<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Joseph McIntosh<br>
<b>Sent:</b> Wednesday, February 3, 2021 7:43 AM<br>
<b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBARP] Release of Deed of Trust/Quiet Title?<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">A bankruptcy discharge does not eliminate a secured debt, or its repayment schedule, it just eliminates a remedy – personal recourse. There’s a couple discharge provisions in the code address this.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">If there have been 18 years of missed payments, some would be currently time barred by the state’s 6 yr statute for enforcement of written contracts, but some not. The lien still is still intact as to some missed
payments that have not yet expired under the statute, and others if they have not yet come due.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<div>
<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">mailto:wsbarp-bounces@lists.wsbarppt.com</a>]
<b>On Behalf Of </b>Kary Krismer<br>
<b>Sent:</b> Wednesday, February 03, 2021 7:14 AM<br>
<b>To:</b> <a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><br>
<b>Subject:</b> Re: [WSBARP] Release of Deed of Trust/Quiet Title?<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p>I'm not familiar with those appellate court cases, but if the statute of limitations argument is based on due date of periodic payments I have a hard time seeing how due date for a periodic payment could be after it was discharged. So seemingly the bankruptcy
discharge date would be the latest date for the statute of limitations for all the payments. But if so, doesn't that line of cases presumably work in favor of the OP's client since all the payments would have been due over 18 years ago?<o:p></o:p></p>
<p>Also, to the extent that the Bankruptcy Act does have applicable language, it would presumably say that the creditor's claim was the full amount, not just those payments prior to bankruptcy. I don't see, however, how such provisions would affect a states
law SOL.<o:p></o:p></p>
<pre>Kary L. Krismer<o:p></o:p></pre>
<pre>206 723-2148<o:p></o:p></pre>
<div>
<p class="MsoNormal">On 2/3/2021 5:58 AM, Joseph McIntosh wrote:<o:p></o:p></p>
</div>
<blockquote style="margin-top:5.0pt;margin-bottom:5.0pt">
<p class="MsoNormal"><span style="color:#1F497D">A quiet title can be maintained if the statute of limitations for enforcement of the lien is expired. Commencement of the statue typically depends on when rights contractually accrue, so you would have to look
at the contract, and particularly, it’s maturity. If it’s an installment thirty year mortgage, there might be some payments that have not yet come due (and rights to enforce that have not accrued), unless there was an event of acceleration. </span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D">There is some goofy language from a recent WA appellate court that says a bankruptcy discharge matures a secured loan, although that language has been pretty widely panned, and there’s a couple cases in the pipeline
seeking correction of that language. Nothing from the bankruptcy code says a personal discharge matures or accelerates secured debt.
</span><o:p></o:p></p>
<p class="MsoNormal"><span style="color:#1F497D"> </span><o:p></o:p></p>
<div>
<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b>From:</b> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com">
wsbarp-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">mailto:wsbarp-bounces@lists.wsbarppt.com</a>]
<b>On Behalf Of </b>Samuel M. Meyler<br>
<b>Sent:</b> Tuesday, February 2, 2021 7:41 PM<br>
<b>To:</b> 'WSBA Real Property Listserv' <a href="mailto:wsbarp@lists.wsbarppt.com">
<wsbarp@lists.wsbarppt.com></a><br>
<b>Subject:</b> [WSBARP] Release of Deed of Trust/Quiet Title?<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">Listmates,<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal">Property owner has a 1<sup>st</sup> and 2<sup>nd</sup> position mortgage/deeds of trust encumbering the property. Owner files for bankruptcy in 2012. Standard Order of Discharge enters. Owner works out a loan modification with the 1<sup>st</sup>
position lender but does not with the 2<sup>nd</sup>. 2<sup>nd</sup> DOT continues to appear on title now that the property is being sold. It has now been over 18 years since the discharge. What are the options here? Has anyone ever had success in getting
a lender in this position to release/reconvey? Should the 2<sup>nd</sup> DOT be removed via quiet title action? Thanks for your input.<o:p></o:p></p>
<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue"> </span></b><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Samuel M. Meyler</span></b><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Meyler Legal, PLLC </span></b><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">1700 Westlake Ave. N., Ste. 200</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Seattle, Washington 98109</span><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Tel:</span></b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue"> 206.876.7770</span><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Fax:</span></b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue"> 206.876.7771</span><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Email:</span></b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue"> </span><a href="mailto:samuel@meylerlegal.com"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">samuel@meylerlegal.com</span></a><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue"> </span><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">NOTICE:</span></b><o:p></o:p></p>
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<pre>***Disclaimer: Please note that RPPT listserv participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working in related fields, and others.***<o:p></o:p></pre>
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