<div dir="ltr">Quiet title will not suffice. What you would want - if you filed something - would be declaratory judgment. There is nothing of record (at least from the facts you outlined) that would require clearing. <div><br></div><div>Also, you said 9 years correct? I previously stated that it takes 10 years for adverse possession unless the neighbor pays taxes. Was there some reason you even want to file suit?</div><div><br clear="all"><div><div dir="ltr" class="gmail_signature" data-smartmail="gmail_signature"><div dir="ltr"><p class="MsoNormal" style="color:rgb(34,34,34)"><span style="font-family:Arial,sans-serif;color:black">Christopher G. Britt, M.A., J.D.<u></u><u></u></span></p><p class="MsoNormal" style="color:rgb(34,34,34)"><span style="font-family:Arial,sans-serif;color:black">Attorney at Law</span><span style="color:black"><u></u><u></u></span></p><p class="MsoNormal" style="color:rgb(34,34,34)"><span style="font-family:Arial,sans-serif;color:black"><img src="https://ci3.googleusercontent.com/mail-sig/AIorK4wMRe_ukoUDSfEk1B9GOtzEv1ZmETJ5W4aT8G-i1q6fL7AkhPL9-7Q-uOEqpeS39zB_6R0N47HVfeKJTfKSM6im7XYlsivfchznVeSWqQ" width="200" height="35"></span><span style="color:black"><u></u><u></u></span></p><p class="MsoNormal" style="color:rgb(34,34,34)"><span style="font-family:Arial,sans-serif;color:black">1403 S. Grand Blvd., Suite 201-S</span><span style="color:black"><u></u><u></u></span></p><p class="MsoNormal" style="color:rgb(34,34,34)"><span style="font-family:Arial,sans-serif;color:black">Spokane, WA 99203-2278</span><span style="color:black"><u></u><u></u></span></p><p class="MsoNormal" style="color:rgb(34,34,34)"><span style="font-family:Arial,sans-serif;color:black"><br>P: 509.455.3713<br>D: </span><span style="font-family:Arial,sans-serif">509.316.2131</span><span style="font-family:Arial,sans-serif;color:black"><br>F: +1.509.455.3718 (must dial 1 before area code)</span><span style="color:black"><u></u><u></u></span></p><p class="MsoNormal" style="color:rgb(34,34,34)"><span style="font-size:9.5pt;font-family:Arial,sans-serif;color:black">E: </span><u><span style="font-size:9.5pt;font-family:Arial,sans-serif;color:rgb(17,85,204)"><a href="mailto:christopher@lucentlaw.com" style="color:rgb(17,85,204)" target="_blank">christopher@lucentlaw.com</a></span></u><span style="color:black"><u></u><u></u></span></p><p class="MsoNormal" style="color:rgb(34,34,34)"><span style="font-size:9.5pt;font-family:Arial,sans-serif;color:black">Web: <a href="http://www.lucentlaw.com/" style="color:rgb(17,85,204)" target="_blank">www.lucentlaw.com</a></span></p></div></div></div><br></div></div><br><div class="gmail_quote"><div dir="ltr" class="gmail_attr">On Tue, Jun 20, 2023 at 4:16 PM Mark Anderson <<a href="mailto:marka@mbaesq.com">marka@mbaesq.com</a>> wrote:<br></div><blockquote class="gmail_quote" style="margin:0px 0px 0px 0.8ex;border-left:1px solid rgb(204,204,204);padding-left:1ex"><div class="msg1756494594367464997">
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<p class="MsoNormal"><span style="color:rgb(0,32,96)">It sounds like a quiet title action is the only way to go.<u></u><u></u></span></p>
<p class="MsoNormal"><span style="color:rgb(0,32,96)">Unless… What if the neighbor voluntarily removes his fence?<u></u><u></u></span></p>
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<p class="MsoNormal" style="margin-bottom:12pt"><b><span style="color:rgb(34,42,53)">Mark B. Anderson<br>
</span></b><span style="color:rgb(34,42,53)">ANDERSON LAW FIRM PLLC<br>
821 Dock St Ste 209 PMB 4-12<br>
Tacoma, Washington 98402<br>
+1 253-327-1750<br>
+1 253-327-1751 (fax)<br>
<a href="mailto:marka@mbaesq.com" target="_blank"><span style="color:blue">marka@mbaesq.com</span></a><br>
<a href="http://www.mbaesq.com/" target="_blank"><span style="color:blue">www.mbaesq.com</span></a><b><u></u><u></u></b></span></p>
<p class="MsoNormal" style="margin-bottom:12pt"><b><span style="font-family:"Arial Narrow",sans-serif;color:rgb(0,32,96)">CONFIDENTIALITY NOTICE<br>
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<p class="MsoNormal"><span style="color:rgb(0,32,96)"><u></u> <u></u></span></p>
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<p class="MsoNormal" style="margin-bottom:0in"><b><span style="font-size:11pt;font-family:Calibri,sans-serif;color:windowtext">From:</span></b><span style="font-size:11pt;font-family:Calibri,sans-serif;color:windowtext"> <a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>
<<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> <b>On Behalf Of </b>Andrew Hay<br>
<b>Sent:</b> 06/20/2023 3:46 PM<br>
<b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBARP] Defeating Prospective Adverse Possession Claim<u></u><u></u></span></p>
</div>
</div>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal"><span style="font-size:11pt;font-family:Calibri,sans-serif;color:windowtext">Wow – kind of a mess. Beware of transferring the property via a statutory warranty deed. The deed warrants title to the full legally-described property.
Mere knowledge by the buyer or a disclosure by the seller does not defeat the claim under the warranty.<u></u><u></u></span></p>
<p class="MsoNormal" style="margin-top:12pt;text-align:justify;line-height:13pt">
<span style="color:black">Kiss's claim that the Popchois waived the warranties of the deed is without merit.
<a name="m_1756494594367464997_Bookmark_I72TPNPB4VS000M6CMR0003Y"></a><a name="m_1756494594367464997_Bookmark_I53MMNMX2D6MW10020000400"></a>At least since 1901,
<a name="m_1756494594367464997_Bookmark_LNHNREFclscc8"></a>Washington courts have followed the rule that a grantee does not waive the covenants of a deed by having knowledge of a defect.
</span><a name="m_1756494594367464997_Bookmark_I53MMNMX2D6MW10040000400"></a><a name="m_1756494594367464997_Bookmark_I53MMNMX28T4MC0050000400"></a><a href="https://plus.lexis.com/api/document?collection=cases&id=urn:contentItem:7Y5N-6830-YB0W-608M-00000-00&context=1530671" target="_blank"><i><span style="color:rgb(0,119,204);background:white">Edmonson</span></i></a><a href="https://plus.lexis.com/api/document?collection=cases&id=urn:contentItem:7Y5N-6830-YB0W-608M-00000-00&context=1530671" target="_blank"><i><span style="color:rgb(0,119,204);background:white">,
155 Wn. App. at 389</span></i></a><span style="color:black"> (citing </span><a name="m_1756494594367464997_Bookmark_I53MMNMX2N1PNW0020000400"></a><a href="https://plus.lexis.com/api/document?collection=cases&id=urn:contentItem:3RRR-4MP0-003V-74P2-00000-00&context=1530671" target="_blank"><i><span style="color:rgb(0,119,204);background:white">W.
Coast Mfg. & Inv. Co. v. W. Coast Improvement Co.</span></i></a><a href="https://plus.lexis.com/api/document?collection=cases&id=urn:contentItem:3RRR-4MP0-003V-74P2-00000-00&context=1530671" target="_blank"><i><span style="color:rgb(0,119,204);background:white">, 25 Wash. 627, 637,
66 P. 97 (1901))</span></i></a><span style="color:black">; <i>accord</i> </span>
<a name="m_1756494594367464997_Bookmark_I53MMNMX2N1PNW0040000400"></a><a href="https://plus.lexis.com/api/document?collection=cases&id=urn:contentItem:3RRR-2KD0-003V-70MC-00000-00&context=1530671" target="_blank"><i><span style="color:rgb(0,119,204);background:white">Fagan v. Walters</span></i></a><a href="https://plus.lexis.com/api/document?collection=cases&id=urn:contentItem:3RRR-2KD0-003V-70MC-00000-00&context=1530671" target="_blank"><i><span style="color:rgb(0,119,204);background:white">,
115 Wash. 454, 457, 197 P. 635 (1921)</span></i></a><span style="color:black">. <a name="m_1756494594367464997_Bookmark_I53MMNMX2D6MW10040000400_2">
</a><a name="m_1756494594367464997_Bookmark_I53MMNMX2D6MW10020000400_2"></a>“Such covenants warrant against
<b> [*284] </b> known as well as unknown defects, and grantees with knowledge of an encumbrance have the right to rely on the covenants in the deed for their protection.”
</span><a name="m_1756494594367464997_Bookmark_I53MMNMX2D6MW10010000400"></a><a href="https://plus.lexis.com/api/document?collection=cases&id=urn:contentItem:3S3J-Y3J0-003F-W4CM-00000-00&context=1530671" target="_blank"><i><span style="color:rgb(0,119,204);background:white">Foley v. Smith</span></i></a><a href="https://plus.lexis.com/api/document?collection=cases&id=urn:contentItem:3S3J-Y3J0-003F-W4CM-00000-00&context=1530671" target="_blank"><i><span style="color:rgb(0,119,204);background:white">,
14 Wn. App. 285, 292, 539 P.2d 874 (1975)</span></i></a><span style="color:black">. In
<i>Foley</i>, both the grantee and grantor had knowledge of the defect, but as the Court of Appeals noted in this case, “[t]his is a distinction
<b> [***17] </b>without a difference.” </span><a name="m_1756494594367464997_Bookmark_I53MMNMX2D6MW10030000400"></a><a href="https://plus.lexis.com/api/document?collection=cases&id=urn:contentItem:7Y5N-6830-YB0W-608M-00000-00&context=1530671" target="_blank"><i><span style="color:rgb(0,119,204);background:white">Edmonson</span></i></a><a href="https://plus.lexis.com/api/document?collection=cases&id=urn:contentItem:7Y5N-6830-YB0W-608M-00000-00&context=1530671" target="_blank"><i><span style="color:rgb(0,119,204);background:white">,
155 Wn. App. at 389</span></i></a><span style="color:black">.</span><span style="font-family:"Times New Roman",serif;color:windowtext"><u></u><u></u></span></p>
<p class="MsoNormal" style="margin-bottom:0in"><b><span style="font-size:11pt;font-family:"Berlin Sans FB",sans-serif;color:windowtext">Andrew Hay<u></u><u></u></span></b></p>
<p class="MsoNormal" style="margin-bottom:0in"><span style="font-size:11pt;font-family:"Berlin Sans FB",sans-serif;color:windowtext">Hay & Swann PLLC<u></u><u></u></span></p>
<p class="MsoNormal" style="margin-bottom:0in"><span style="font-size:11pt;font-family:"Berlin Sans FB",sans-serif;color:windowtext">201 S. 34<sup>th</sup> St.<u></u><u></u></span></p>
<p class="MsoNormal" style="margin-bottom:0in"><span style="font-size:11pt;font-family:"Berlin Sans FB",sans-serif;color:windowtext">Tacoma, WA 98418<u></u><u></u></span></p>
<p class="MsoNormal" style="margin-bottom:0in"><a href="http://www.washingtonlaw.net" target="_blank"><i><span style="font-size:11pt;font-family:"Berlin Sans FB",sans-serif">www.washingtonlaw.net</span></i></a><i><span style="font-size:11pt;font-family:"Berlin Sans FB",sans-serif;color:windowtext"><u></u><u></u></span></i></p>
<p class="MsoNormal" style="margin-bottom:0in"><a href="mailto:andrewhay@washingtonlaw.net" target="_blank"><i><span style="font-size:11pt;font-family:"Berlin Sans FB",sans-serif">andrewhay@washingtonlaw.net</span></i></a><i><span style="font-size:11pt;font-family:"Berlin Sans FB",sans-serif;color:windowtext"><u></u><u></u></span></i></p>
<p class="MsoNormal" style="margin-bottom:0in"><span style="font-size:11pt;font-family:"Berlin Sans FB",sans-serif;color:windowtext">He/him/his<u></u><u></u></span></p>
<p class="MsoNormal" style="margin-bottom:0in"><span style="font-size:11pt;font-family:"Berlin Sans FB",sans-serif;color:windowtext">253.272.2400 (w)<u></u><u></u></span></p>
<p class="MsoNormal" style="margin-bottom:0in"><span style="font-size:11pt;font-family:"Berlin Sans FB",sans-serif;color:windowtext">253.377.3085 (c)<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt;font-family:Calibri,sans-serif;color:windowtext"><u></u> <u></u></span></p>
<p class="MsoNormal"><span style="font-size:11pt;font-family:Calibri,sans-serif;color:windowtext"><u></u> <u></u></span></p>
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<p class="MsoNormal" style="margin-bottom:0in"><b><span style="font-size:11pt;font-family:Calibri,sans-serif;color:windowtext">From:</span></b><span style="font-size:11pt;font-family:Calibri,sans-serif;color:windowtext">
<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>>
<b>On Behalf Of </b>Mark Anderson<br>
<b>Sent:</b> Tuesday, June 20, 2023 1:55 PM<br>
<b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com" target="_blank">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> [WSBARP] Defeating Prospective Adverse Possession Claim<u></u><u></u></span></p>
</div>
</div>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal"><span style="color:rgb(0,32,96)">Dear Listmates:<u></u><u></u></span></p>
<p class="MsoNormal"><span style="color:rgb(0,32,96)">Client owns real property adjacent to real property owned by "Neighbor." Client and Neighbor do not get along. Client reports that Neighbor has a fence that has encroached on Client's property for 9 years.
Client would like to avoid any future claim of adverse possession. Client has agreed to sell the property to a third party. The third party is aware of the encroachment and is willing to purchase the property subject to that encroachment.<u></u><u></u></span></p>
<p class="MsoNormal"><span style="color:rgb(0,32,96)">Will adverse possession be defeated if, at this point, Client grants permission for Neighbor to use the property as it is currently used? I am contemplating either a recorded easement or a license for this purpose.
And would Neighbor have to somehow "accept" this permission?<u></u><u></u></span></p>
<p class="MsoNormal"><span style="color:rgb(0,32,96)">Thanks in advance.<u></u><u></u></span></p>
<p class="MsoNormal" style="margin-bottom:12pt"><b>Mark B. Anderson<br>
</b>ANDERSON LAW FIRM PLLC<br>
821 Dock St Ste 209 PMB 4-12<br>
Tacoma, Washington 98402<br>
+1 253-327-1750<br>
+1 253-327-1751 (fax)<br>
<a href="mailto:marka@mbaesq.com" target="_blank"><span style="color:blue">marka@mbaesq.com</span></a><br>
<a href="http://www.mbaesq.com/" target="_blank"><span style="color:blue">www.mbaesq.com</span></a><b><u></u><u></u></b></p>
<p class="MsoNormal" style="margin-bottom:12pt"><b><span style="font-family:"Arial Narrow",sans-serif;color:rgb(0,32,96)">CONFIDENTIALITY NOTICE<br>
</span></b><span style="font-family:"Arial Narrow",sans-serif;color:rgb(0,32,96)">This transmission is confidential and is intended solely for the use of the individual named recipient. It may be protected by the attorney-client privilege, work product doctrine,
or other confidentiality protection. If you are not the intended recipient, or the person responsible to deliver it to the intended recipient, be advised that any dissemination, distribution, or copying of this communication is prohibited. If you have received
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