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<p>Steve, that's been my impression as well, doubtful anyone has
attempted to make the argument on appeal because the argument not
only misunderstands the very basics of the doctrine of adverse
possession, but it would also serve to upend a great deal of our
real property system. It seems to me that if one could simply tack
on time in which they owned the property outright to their 10-year
adverse possession period, then we would be faced and a variety of
absurd and untenable outcomes. For instance, anyone could purchase
a property, live on or make use of the property for at least 10
years, then sell the house to a third party and then after
possessing the property for a few days post-closing turn around a
sue the purchaser for adverse possession. Then rinse and repeat.</p>
<p>I do think I've got a few good angles to take on this now so
thank you to everyone for your insights.<br>
</p>
<p><br>
</p>
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<div class="WordSection1">
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Very Truly Yours,</p>
<p class="MsoNormal">Ryan P. Coon</p>
<p class="MsoNormal">Law Office of Cole & Gilday, P.C. </p>
<p class="MsoNormal"><i><o:p> </o:p></i></p>
<p class="MsoNormal">10101 - 270th St. NW </p>
<p class="MsoNormal">Stanwood, WA 98292 </p>
<p class="MsoNormal">(360) 629-2900 (Telephone) </p>
<p class="MsoNormal">(360) 629-0220 (Fax) </p>
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<div class="moz-cite-prefix">On 8/10/2021 1:44 PM, Stephen
Whitehouse wrote:<br>
</div>
<blockquote type="cite"
cite="mid:1581731802.1654230.1628628286580@mail.yahoo.com">
<meta http-equiv="content-type" content="text/html; charset=UTF-8">
<div style="color:black;font: 10pt Arial, Helvetica, sans-serif;">Ryan,
<div> You probably won't find a case directly on point
because no one has been dumb enough to raise the issue. </div>
<div> Where you might find a case, and some good language,
is where someone has an easement but then later claims adverse
possession. </div>
<div><br>
</div>
<div>Steve<br>
<br>
<div style="clear:both">
<div style="color:black;font:10pt Arial, Helvetica,
sans-serif;">
<div style="color:black;font:10pt Arial, Helvetica,
sans-serif;"><span
style="font-style:italic;font-weight:700;color:mediumblue;">Stephen
Whitehouse</span>
<div><span style="color:rgb(0, 0,
205);font-style:italic;font-weight:700;">Whitehouse
& Nichols, LLP</span></div>
<div><span style="font-style:italic;font-weight:700;">P.O.
Box 1273</span></div>
<div><span style="font-style:italic;font-weight:700;">601
W. Railroad Ave. </span></div>
<div><span style="font-style:italic;font-weight:700;">Shelton,
Wa. 98584</span></div>
<div><span style="font-style:italic;font-weight:700;">360-426-5885</span></div>
<div><span style="font-style:italic;font-weight:700;"><a class="moz-txt-link-abbreviated" href="mailto:swhite8893@aol.com">swhite8893@aol.com</a></span></div>
<div><span style="color:rgb(0, 0,
205);font-style:italic;font-weight:700;"><br>
</span></div>
</div>
</div>
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<br>
<br>
<div
style="font-family:arial,helvetica;font-size:10pt;color:black"><font
size="2">-----Original Message-----<br>
From: <a class="moz-txt-link-abbreviated" href="mailto:wsbarp-request@lists.wsbarppt.com">wsbarp-request@lists.wsbarppt.com</a><br>
To: <a class="moz-txt-link-abbreviated" href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><br>
Sent: Tue, Aug 10, 2021 12:34 pm<br>
Subject: WSBARP Digest, Vol 83, Issue 8<br>
<br>
<div dir="ltr">Send WSBARP mailing list submissions to<br>
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<div dir="ltr"> <a
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<div dir="ltr"><br>
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<div dir="ltr">Today's Topics:<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"> 1. Re: Adverse Possesion - When
title owner becomes<br>
</div>
<div dir="ltr"> adverse/hostile (Nestor Gorfinkel)<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">----------------------------------------------------------------------<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Message: 1<br>
</div>
<div dir="ltr">Date: Tue, 10 Aug 2021 19:33:38 +0000<br>
</div>
<div dir="ltr">From: Nestor Gorfinkel <<a
ymailto="mailto:esq@gorfinkel-law.com"
href="mailto:esq@gorfinkel-law.com"
moz-do-not-send="true">esq@gorfinkel-law.com</a>><br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a
ymailto="mailto:wsbarp@lists.wsbarppt.com"
href="mailto:wsbarp@lists.wsbarppt.com"
moz-do-not-send="true">wsbarp@lists.wsbarppt.com</a>>,<br>
</div>
<div dir="ltr"> "<a
ymailto="mailto:cole-gilday@stanwoodlaw.net"
href="mailto:cole-gilday@stanwoodlaw.net"
moz-do-not-send="true">cole-gilday@stanwoodlaw.net</a>"
<<a ymailto="mailto:cole-gilday@stanwoodlaw.net"
href="mailto:cole-gilday@stanwoodlaw.net"
moz-do-not-send="true">cole-gilday@stanwoodlaw.net</a>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] Adverse Possesion -
When title owner becomes<br>
</div>
<div dir="ltr"> adverse/hostile<br>
</div>
<div dir="ltr">Message-ID:<br>
</div>
<div dir="ltr"> <<a
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moz-do-not-send="true">CH0PR08MB733954F16D5994E71E36AD0AFCF79@CH0PR08MB7339.namprd08.prod.outlook.com</a>><br>
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<div dir="ltr"> <br>
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<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">Reminds of the person who murdered his
parents and asked the court for mercy because he was an
orphan.<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Nestor Gorfinkel, Attorney at Law<br>
</div>
<div dir="ltr">Licensed in Florida & Washington State<br>
</div>
<div dir="ltr">Florida Civil-Law (International) Notary<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">[cid:<a
ymailto="mailto:image001.jpg@01D78DFD.15B0CE70"
href="mailto:image001.jpg@01D78DFD.15B0CE70"
moz-do-not-send="true">image001.jpg@01D78DFD.15B0CE70</a>]<br>
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<div dir="ltr">P Please consider the environment before
printing this e-mail.<br>
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<div dir="ltr"><br>
</div>
<div dir="ltr">From: <a
ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com"
href="mailto:wsbarp-bounces@lists.wsbarppt.com"
moz-do-not-send="true">wsbarp-bounces@lists.wsbarppt.com</a>
<<a
ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com"
href="mailto:wsbarp-bounces@lists.wsbarppt.com"
moz-do-not-send="true">wsbarp-bounces@lists.wsbarppt.com</a>>
On Behalf Of Kate Love<br>
</div>
<div dir="ltr">Sent: Tuesday, August 10, 2021 2:34 PM<br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a
ymailto="mailto:wsbarp@lists.wsbarppt.com"
href="mailto:wsbarp@lists.wsbarppt.com"
moz-do-not-send="true">wsbarp@lists.wsbarppt.com</a>>;
<a ymailto="mailto:cole-gilday@stanwoodlaw.net"
href="mailto:cole-gilday@stanwoodlaw.net"
moz-do-not-send="true">cole-gilday@stanwoodlaw.net</a><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] Adverse Possesion -
When title owner becomes adverse/hostile<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Thank you all for the comic relief, we are
having a good laugh over here.. ?<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">From: <a
ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com"
href="mailto:wsbarp-bounces@lists.wsbarppt.com"
moz-do-not-send="true">wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a
ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com"
href="mailto:wsbarp-bounces@lists.wsbarppt.com"
moz-do-not-send="true">wsbarp-bounces@lists.wsbarppt.com</a>>
<<a
ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com"
href="mailto:wsbarp-bounces@lists.wsbarppt.com"
moz-do-not-send="true">wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a
ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com"
href="mailto:wsbarp-bounces@lists.wsbarppt.com"
moz-do-not-send="true">wsbarp-bounces@lists.wsbarppt.com</a>>>
On Behalf Of Stephen Brandli<br>
</div>
<div dir="ltr">Sent: Tuesday, August 10, 2021 11:00 AM<br>
</div>
<div dir="ltr">To: WSBA Real Property Listserv <<a
ymailto="mailto:wsbarp@lists.wsbarppt.com"
href="mailto:wsbarp@lists.wsbarppt.com"
moz-do-not-send="true">wsbarp@lists.wsbarppt.com</a><mailto:<a
ymailto="mailto:wsbarp@lists.wsbarppt.com"
href="mailto:wsbarp@lists.wsbarppt.com"
moz-do-not-send="true">wsbarp@lists.wsbarppt.com</a>>>;
<a ymailto="mailto:cole-gilday@stanwoodlaw.net"
href="mailto:cole-gilday@stanwoodlaw.net"
moz-do-not-send="true">cole-gilday@stanwoodlaw.net</a><mailto:<a
ymailto="mailto:cole-gilday@stanwoodlaw.net"
href="mailto:cole-gilday@stanwoodlaw.net"
moz-do-not-send="true">cole-gilday@stanwoodlaw.net</a>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] Adverse Possesion -
When title owner becomes adverse/hostile<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Adverse possession is really a claim
regarding the statute of limitations. The defendant,
and his predecessors in interest (tacking), which in
this case includes the plaintiff, has to have had a
cause of action for the last 10 years. Obviously, a
person does not have a cause of action to eject himself.<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"> Steve<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">From: <a
ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com"
href="mailto:wsbarp-bounces@lists.wsbarppt.com"
moz-do-not-send="true">wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a
ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com"
href="mailto:wsbarp-bounces@lists.wsbarppt.com"
moz-do-not-send="true">wsbarp-bounces@lists.wsbarppt.com</a>>
<<a
ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com"
href="mailto:wsbarp-bounces@lists.wsbarppt.com"
moz-do-not-send="true">wsbarp-bounces@lists.wsbarppt.com</a><mailto:<a
ymailto="mailto:wsbarp-bounces@lists.wsbarppt.com"
href="mailto:wsbarp-bounces@lists.wsbarppt.com"
moz-do-not-send="true">wsbarp-bounces@lists.wsbarppt.com</a>>>
On Behalf Of Teague Pasco<br>
</div>
<div dir="ltr">Sent: Monday, August 9, 2021 9:47 PM<br>
</div>
<div dir="ltr">To: <a
ymailto="mailto:cole-gilday@stanwoodlaw.net"
href="mailto:cole-gilday@stanwoodlaw.net"
moz-do-not-send="true">cole-gilday@stanwoodlaw.net</a><mailto:<a
ymailto="mailto:cole-gilday@stanwoodlaw.net"
href="mailto:cole-gilday@stanwoodlaw.net"
moz-do-not-send="true">cole-gilday@stanwoodlaw.net</a>>;
WSBA Real Property Listserv <<a
ymailto="mailto:wsbarp@lists.wsbarppt.com"
href="mailto:wsbarp@lists.wsbarppt.com"
moz-do-not-send="true">wsbarp@lists.wsbarppt.com</a><mailto:<a
ymailto="mailto:wsbarp@lists.wsbarppt.com"
href="mailto:wsbarp@lists.wsbarppt.com"
moz-do-not-send="true">wsbarp@lists.wsbarppt.com</a>>><br>
</div>
<div dir="ltr">Subject: Re: [WSBARP] Adverse Possesion -
When title owner becomes adverse/hostile<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">My first inclination would be Black's
dictionary - you can't adversely possess against
yourself, ownership negates any argument that possession
is hostile.<br>
</div>
<div dir="ltr">Teague Pasco<br>
</div>
<div dir="ltr">1214 S. 68th St.<br>
</div>
<div dir="ltr">Tacoma WA 98408<br>
</div>
<div dir="ltr"><a ymailto="mailto:pasco@pasco-law.com"
href="mailto:pasco@pasco-law.com"
moz-do-not-send="true">pasco@pasco-law.com</a><mailto:<a
ymailto="mailto:pasco@pasco-law.com"
href="mailto:pasco@pasco-law.com"
moz-do-not-send="true">pasco@pasco-law.com</a>><br>
</div>
<div dir="ltr">Land: 360-975-3387<a class="moz-txt-link-rfc2396E" href="tel:360-975-3387"><tel:360-975-3387></a><br>
</div>
<div dir="ltr">Mobile:
360-643-3990<a class="moz-txt-link-rfc2396E" href="tel:360-643-3990"><tel:360-643-3990></a><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">On Mon, Aug 9, 2021 at 4:09 PM Ryan P. Coon
<<a ymailto="mailto:cole-gilday@stanwoodlaw.net"
href="mailto:cole-gilday@stanwoodlaw.net"
moz-do-not-send="true">cole-gilday@stanwoodlaw.net</a><mailto:<a
ymailto="mailto:cole-gilday@stanwoodlaw.net"
href="mailto:cole-gilday@stanwoodlaw.net"
moz-do-not-send="true">cole-gilday@stanwoodlaw.net</a>>>
wrote:<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Listmates,<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">I currently have a case where I represent
the Defendant (D) against an adverse possession claim
brought by the Plaintiff (P) who is pro se but is
somewhat sophisticated based on his long history with
the property at issue. To summarize the somewhat long
and complicated history, the P here purchased the
property back in 2003, took out a number of loans
secured by DOT's on the property, one of which was
recorded in 2007. The property was eventually foreclosed
due to nonpayment of the 2007 DOT and a Trustees deed
recorded in 2017. P here fought the foreclosure in
numerous actions both before and after the trustees deed
but eventually lost all cases and appeals. D, my client,
purchased the property in 2020 knowing P was still on
the property, and subsequently initiated eviction
proceedings.<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">P's response to D's eviction proceedings
was a separate action for adverse possession, which
we're now in the process of defending. The absurdity is
that P is trying to claim years prior to 2017 as part of
the 10-year statutory period required for adverse
possession. As he was the title owner up until the 2017
trustees deed, he has no legitimate claim that his
possession prior to that was in any way "hostile." I
assume any judge will take one look at this and
recognize the absurdity of P's claims.<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">However, for whatever reason I have been
unable to find any good case-law that is explicit on
this point, perhaps because no one has dared to make the
argument on appeal. Does anyone know of any good
case-law, statutory provision(s), or other commentary
that directly addresses the title owners inability to
claim adverse possession during periods of the claimants
clear title ownership of the property at issue? While
I'm confident that most judges will see right through
P's claims, I would like to provide clear legal
precedent if possible. Thank you for any help that you
can provide.<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">--<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">Very Truly Yours,<br>
</div>
<div dir="ltr">Ryan P. Coon<br>
</div>
<div dir="ltr">Law Office of Cole & Gilday, P.C.<br>
</div>
<div dir="ltr"><br>
</div>
<div dir="ltr">10101 - 270th St. NW<br>
</div>
<div dir="ltr">Stanwood, WA 98292<br>
</div>
<div dir="ltr">(360) 629-2900 (Telephone)<br>
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<div dir="ltr">(360) 629-0220 (Fax)<br>
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<pre class="moz-quote-pre" wrap="">***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.***
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