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<DIV style="FONT-SIZE: 14pt; FONT-FAMILY: 'Calibri'; COLOR: #000000">
<DIV><FONT size=4>Hi Dwight and list mates,</FONT></DIV>
<DIV><FONT size=4>I have a client with a similar problem.</FONT></DIV>
<DIV><FONT size=4>There were two title problems noted as exceptions to title on
a lot my client is trying to sell.</FONT></DIV>
<DIV><FONT size=4>One of which I have solved, without a Quiet Title
Action.</FONT></DIV>
<DIV><FONT size=4>The remaining was a Deed of Trust from 1996 from a Bail
Bond company for $10,000. The “Sid Egley dba Egleys Bail Bonds” appears to
long been out of business (mail came back as undeliverable). Grantor on
the DOT was listed as “JF, divorced from DF” so on it face it was after
they divorced. Obviously, the Defendant (client’s now deceased ex.)
long ago disposed of her criminal case and there is no possibility that a bond
company would now have to pay for her failure to appear. This is tying up
a sale of the lot by DF who is alive. Won’t some title companies write
around such a deed of trust without a Quiet Title Action?</FONT></DIV>
<DIV><FONT size=4></FONT> </DIV>
<DIV><FONT size=4>Josh</FONT></DIV>
<DIV> </DIV>
<DIV style="FONT-SIZE: 14pt; FONT-FAMILY: 'Calibri'; COLOR: #000000">
<DIV dir=ltr>
<DIV style="FONT-SIZE: 14pt; FONT-FAMILY: 'Calibri'; COLOR: #000000">
<DIV><STRONG><SPAN style="FONT-SIZE: 18pt; COLOR: #004080">Joshua F.
Grant</SPAN></STRONG><SPAN style="COLOR: #004080"><BR></SPAN><SPAN
style="COLOR: black"><IMG title=advocates
style="BORDER-TOP: 0px; BORDER-RIGHT: 0px; BACKGROUND-IMAGE: none; BORDER-BOTTOM: 0px; PADDING-TOP: 0px; PADDING-LEFT: 0px; BORDER-LEFT: 0px; DISPLAY: inline; PADDING-RIGHT: 0px"
border=0 alt=advocates src="cid:B87E3C38CB824666AAB59267EA6B2B22@JoshPC"
width=207 height=43><BR></SPAN><SPAN style="FONT-SIZE: 11pt; COLOR: #004080">P.
O. Box 619<BR>Wilbur, WA 99185<BR>509 647 5578</SPAN><SPAN
style="COLOR: black"><o:p></o:p></SPAN></DIV></DIV></DIV></DIV>
<DIV
style='FONT-SIZE: small; TEXT-DECORATION: none; FONT-FAMILY: "Calibri"; FONT-WEIGHT: normal; COLOR: #000000; FONT-STYLE: normal; DISPLAY: inline'>
<DIV style="FONT: 10pt tahoma">
<DIV> </DIV>
<DIV style="BACKGROUND: #f5f5f5">
<DIV style="font-color: black"><B>From:</B> <A
title=dwight@dwightbickel.com>Dwight Bickel</A> </DIV>
<DIV><B>Sent:</B> Wednesday, April 20, 2022 2:41 PM</DIV>
<DIV><B>To:</B> <A title=wsbarp@lists.wsbarppt.com>WSBA Real Property
Listserv</A> </DIV>
<DIV><B>Subject:</B> Re: [WSBARP] Need to clear off of title an old (2006) DOT
securing Note paid off (in 2010)</DIV></DIV></DIV>
<DIV> </DIV></DIV>
<DIV
style='FONT-SIZE: small; TEXT-DECORATION: none; FONT-FAMILY: "Calibri"; FONT-WEIGHT: normal; COLOR: #000000; FONT-STYLE: normal; DISPLAY: inline'>
<DIV class=WordSection1>
<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: 12pt; FONT-FAMILY: "Open Sans",sans-serif; BACKGROUND: white; COLOR: black'><o:p></o:p></SPAN> </P>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 12pt; FONT-FAMILY: "Open Sans",sans-serif; BACKGROUND: white; COLOR: black'>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: 12pt; FONT-FAMILY: "Open Sans",sans-serif; BACKGROUND: white; COLOR: black'><o:p></o:p></SPAN> </P>
<P class=MsoNormal><SPAN
style='FONT-SIZE: 12pt; FONT-FAMILY: "Open Sans",sans-serif; BACKGROUND: white; COLOR: black'>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: 12pt; FONT-FAMILY: "Open Sans",sans-serif; BACKGROUND: white; COLOR: black'>
</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: 0.5in"><SPAN
style='FONT-SIZE: 12pt; FONT-FAMILY: "Open Sans",sans-serif; BACKGROUND: white; COLOR: black'>(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: 12pt; FONT-FAMILY: "Open Sans",sans-serif; BACKGROUND: white; COLOR: red'>,
or upon satisfaction of the obligation secured and written request for
reconveyance</SPAN></B><SPAN
style='FONT-SIZE: 12pt; FONT-FAMILY: "Open Sans",sans-serif; BACKGROUND: white; COLOR: red'>
<B>made by</B> </SPAN><SPAN
style='FONT-SIZE: 12pt; FONT-FAMILY: "Open Sans",sans-serif; BACKGROUND: white; COLOR: black'>the
beneficiary </SPAN><B><SPAN
style='FONT-SIZE: 12pt; FONT-FAMILY: "Open Sans",sans-serif; BACKGROUND: white; COLOR: red'>or
the person entitled thereto</SPAN></B><SPAN
style='FONT-SIZE: 12pt; FONT-FAMILY: "Open Sans",sans-serif; BACKGROUND: white; COLOR: black'>.</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="VERTICAL-ALIGN: baseline; BACKGROUND: white"><SPAN
style='FONT-FAMILY: "Verdana",sans-serif; COLOR: #002060; mso-fareast-font-family: "Times New Roman"; 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="VERTICAL-ALIGN: baseline; BACKGROUND: white"><SPAN
style='FONT-FAMILY: "Verdana",sans-serif; COLOR: #002060; mso-fareast-font-family: "Times New Roman"; mso-no-proof: yes'><o:p></o:p></SPAN> </P>
<P class=MsoNormal style="VERTICAL-ALIGN: baseline; BACKGROUND: white"><SPAN
style='FONT-FAMILY: "Verdana",sans-serif; COLOR: #002060; mso-fareast-font-family: "Times New Roman"; mso-no-proof: yes'>Dwight
A. Bickel<o:p></o:p></SPAN></P>
<P class=MsoNormal style="VERTICAL-ALIGN: baseline; BACKGROUND: white"><SPAN
style='FONT-FAMILY: "Verdana",sans-serif; COLOR: #002060; mso-fareast-font-family: "Times New Roman"; mso-no-proof: yes'>Real
Property Title Advisor<o:p></o:p></SPAN></P>
<P class=MsoNormal style="VERTICAL-ALIGN: baseline; BACKGROUND: white"><SPAN
style='FONT-FAMILY: "Verdana",sans-serif; COLOR: #002060; mso-fareast-font-family: "Times New Roman"; mso-bidi-font-family: "Segoe UI"; mso-no-proof: yes'>Washington
Title Professional<o:p></o:p></SPAN></P>
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