<html><head><meta http-equiv="content-type" content="text/html; charset=utf-8"></head><body dir="auto">Thank you, Dwight. This is why this Real Property Listserve is such a great resource for us all!<br><br><div dir="ltr">Stephen J. Crane<div>Crane Dunham PLLC</div><div>Suite 200</div><div>3600 15th Ave West</div><div>Seattle, WA 98119</div><div>O: (206) 292-9090</div><div>M: (206) 715-4076</div><div>F: (206) 292-9736</div><div>E: scrane@cranedunham.com</div><div>Web: www.cranedunham.com</div><div><br></div><div><br></div></div><div dir="ltr"><br><blockquote type="cite">On Apr 20, 2022, at 2:41 PM, Dwight Bickel <dwight@dwightbickel.com> wrote:<br><br></blockquote></div><blockquote type="cite"><div dir="ltr">
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<p class="MsoNormal"><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman"">RCW 61.24.110 offers three methods that might avoid a legal action to obtain quiet title. The choice will depend upon the borrower’s evidence regarding
the payoff. I have used (1) and (3) with success. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman""><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman"">If the payoff was done pursuant to a sale or refinance, then there will be escrow records to prove (a) a payoff statement from the beneficiary and (b)
payoff sent and received by the beneficiary. Those are requirements for (2) and (3). If you have that evidence, then pursue (3). I have had many successes with that procedure, leading to a recorded Declaration by the escrow, which later title companies accepted
to remove the old Deed of Trust. I can help with forms.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman""><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman"">(2) has not worked for me yet. Its requirement is to prove the beneficiary provided a payoff statement and received that amount. But the title companies,
serving as the Trustee, have not shown the courage to sign a Reconveyance without a signature by the successor beneficiary. I have submitted very clear proof of payment by a prior escrow. In one case, even after the payoff escrow recorded the Declaration of
Payment, the title company still refused to sign the Reconveyance. Disappointing, because I led that statutory change as Chair of the Washington Land Title Ass’n and was very surprised when it did not work as designed.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Open Sans",sans-serif;color:black;background:white"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Open Sans",sans-serif;color:black;background:white">If the payoff was not done pursuant to a payoff statement, then (1) is still a possible method. This has been the only method prior to that statute
change. It can be successfully used though, especially <span class="GramE">if <span style="mso-spacerun:yes">
</span>the</span> title company that is the Trustee is acting as the insurer for the new mortgage, so it has the incentive to incur risk related to the reconveyance. The key is proof that the debt was paid in full, combined with facts that there is no apparent
beneficiary, then persuasive advocacy to the right person at the title company. Lastly, the title company acting as Trustee may be more willing to assume risk where the property owner provides an indemnity and has credit to back it.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Open Sans",sans-serif;color:black;background:white"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Open Sans",sans-serif;color:black;background:white">The statute empowers the Trustee to reconvey upon proof of payoff pursuant to a written request of the property owner.</span><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman"">
Title companies acting as Trustee are only familiar with reconveying upon written request by the beneficiary.</span><span style="font-size:12.0pt;font-family:"Open Sans",sans-serif;color:black;background:white">
</span><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman"">In many circumstances as counsel for the title company, I approved and signed full reconveyances at the request of the beneficiary.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman""><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Open Sans",sans-serif;color:black;background:white">(1) The trustee of record shall reconvey all or any part of the property encumbered by the deed of trust to the person
entitled thereto on written request of the beneficiary</span><b><span style="font-size:12.0pt;font-family:"Open Sans",sans-serif;color:red;background:white">, or upon satisfaction of the obligation secured and written request for reconveyance</span></b><span style="font-size:12.0pt;font-family:"Open Sans",sans-serif;color:red;background:white">
<b>made by</b> </span><span style="font-size:12.0pt;font-family:"Open Sans",sans-serif;color:black;background:white">the beneficiary
</span><b><span style="font-size:12.0pt;font-family:"Open Sans",sans-serif;color:red;background:white">or the person entitled thereto</span></b><span style="font-size:12.0pt;font-family:"Open Sans",sans-serif;color:black;background:white">.</span><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman""><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white;vertical-align:baseline"><span style="font-family:"Verdana",sans-serif;mso-fareast-font-family:"Times New Roman";color:#002060;mso-no-proof:yes"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman"">I sympathize with the tale of inability to get a response from a successor beneficiary, when they have no present records to prove it held the note and
received full payoff. Your client may have proof that it was <span class="GramE">
involved, but</span> cannot prove who now holds the note. In one instance, I commenced a legal action against Ocwen seeking an Order requiring it to sign a Request for Reconveyance, simply to get past its computer-driven line of defense protecting a real person
from any action. Once it hired a lawyer, I got the Request for Reconveyance. If your client can’t prove it received the payoff, you may as well file the QT action and let the beneficiary(s) allow default.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman""><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana",sans-serif;mso-bidi-font-family:"Times New Roman"">Good luck!<o:p></o:p></span></p>
<p class="MsoNormal" style="background:white;vertical-align:baseline"><span style="font-family:"Verdana",sans-serif;mso-fareast-font-family:"Times New Roman";color:#002060;mso-no-proof:yes"><o:p> </o:p></span></p>
<p class="MsoNormal" style="background:white;vertical-align:baseline"><span style="font-family:"Verdana",sans-serif;mso-fareast-font-family:"Times New Roman";color:#002060;mso-no-proof:yes">Dwight A. Bickel<o:p></o:p></span></p>
<p class="MsoNormal" style="background:white;vertical-align:baseline"><span style="font-family:"Verdana",sans-serif;mso-fareast-font-family:"Times New Roman";color:#002060;mso-no-proof:yes">Real Property Title Advisor<o:p></o:p></span></p>
<p class="MsoNormal" style="background:white;vertical-align:baseline"><span style="font-family:"Verdana",sans-serif;mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Segoe UI";color:#002060;mso-no-proof:yes">Washington Title Professional<o:p></o:p></span></p>
<p class="MsoNormal" style="background:white;vertical-align:baseline"><span style="font-family:"Verdana",sans-serif;mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Segoe UI";color:#002060;border:none windowtext 1.0pt;mso-border-alt:none windowtext 0in;padding:0in;mso-no-proof:yes"><a href="mailto:Dwight@DwightBickel.com"><span style="color:#002060">Dwight@DwightBickel.com</span></a></span><span style="font-family:"Verdana",sans-serif;mso-fareast-font-family:"Times New Roman";mso-bidi-font-family:"Segoe UI";color:#002060;mso-no-proof:yes"><o:p></o:p></span></p>
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