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<p class="MsoNormal">I think that trespass and ejectment is better the cause of action, filed before the 10-year statute of limitations runs. Maybe there’s a case that says the declaratory judgment works in that context? I’ve used trespass and ejectment myself.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">The goal is to disrupt neighbor’s exclusive, hostile, open and notorious, continuous possession of the encroached area before the 10 years are up. I am not sure that declaratory judgment would be adequate because I don’t know that the remedy,
a judgment, disrupts the “continuous” element, whereas ejectment would. Also, even if the declaratory judgment does disrupt the continuity, the problem would still exist: the fence would still be in place and the clock would start ticking on another 10 years.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Also agree with the others who said that granting permission after the fact doesn’t work to disrupt the neighbor’s adverse possession claim. Have to shove them out, with ejectment or self-help. And of course the self-help of tearing down
the fence subjects the client to liability for damage to the neighbor’s personal property. (Not to mention would probably precipitate a brawl.)<o:p></o:p></p>
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<p class="MsoNormal">Sincerely,<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Eric<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Eric C. Nelsen<o:p></o:p></p>
<p class="MsoNormal">Sayre Law Offices, PLLC<o:p></o:p></p>
<p class="MsoNormal">1417 31st Ave South<o:p></o:p></p>
<p class="MsoNormal">Seattle WA 98144-3909<o:p></o:p></p>
<p class="MsoNormal">206-625-0092<o:p></o:p></p>
<p class="MsoNormal"><a href="mailto:eric@sayrelawoffices.com"><span style="color:#0563C1">eric@sayrelawoffices.com</span></a><o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><b>From:</b> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>Mark Anderson<br>
<b>Sent:</b> Wednesday, June 21, 2023 10:17 AM<br>
<b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] Defeating Prospective Adverse Possession Claim<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">A declaratory judgment as to what? Ownership of the affected portion of the property? Would that then negate all elements of adverse possession?
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">Or would an action for trespassing or ejectment be more appropriate (if push comes to shove)?<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-bottom:12.0pt"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#222A35">Mark B. Anderson<br>
</span></b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#222A35">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">marka@mbaesq.com</a><br>
<a href="http://www.mbaesq.com/">www.mbaesq.com</a><b><o:p></o:p></b></span></p>
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<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>Britt, Christopher<br>
<b>Sent:</b> 06/20/2023 4:31 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> Re: [WSBARP] Defeating Prospective Adverse Possession Claim<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal" style="margin-bottom:10.0pt">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. <o:p></o:p></p>
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<p class="MsoNormal" style="margin-bottom:10.0pt"><o:p> </o:p></p>
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<p class="MsoNormal" style="margin-bottom:10.0pt">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?<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Arial",sans-serif;color:black">Christopher G. Britt, M.A., J.D.</span><span style="color:#222222"><o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Arial",sans-serif;color:black">Attorney at Law</span><span style="color:#222222"><o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Arial",sans-serif;color:black"><img border="0" width="200" height="35" style="width:2.0833in;height:.3645in" id="_x0000_i1025" src="https://ci3.googleusercontent.com/mail-sig/AIorK4wMRe_ukoUDSfEk1B9GOtzEv1ZmETJ5W4aT8G-i1q6fL7AkhPL9-7Q-uOEqpeS39zB_6R0N47HVfeKJTfKSM6im7XYlsivfchznVeSWqQ"></span><span style="color:#222222"><o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Arial",sans-serif;color:black">1403 S. Grand Blvd., Suite 201-S</span><span style="color:#222222"><o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Arial",sans-serif;color:black">Spokane, WA 99203-2278</span><span style="color:#222222"><o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-family:"Arial",sans-serif;color:black"><br>
P: 509.455.3713<br>
D: </span><span style="font-family:"Arial",sans-serif;color:#222222">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:#222222"><o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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:#1155CC"><a href="mailto:christopher@lucentlaw.com" target="_blank"><span style="color:#1155CC">christopher@lucentlaw.com</span></a></span></u><span style="color:#222222"><o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:9.5pt;font-family:"Arial",sans-serif;color:black">Web: <a href="http://www.lucentlaw.com/" target="_blank"><span style="color:#1155CC">www.lucentlaw.com</span></a></span><span style="color:#222222"><o:p></o:p></span></p>
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<p class="MsoNormal">On Tue, Jun 20, 2023 at 4:16 PM Mark Anderson <<a href="mailto:marka@mbaesq.com">marka@mbaesq.com</a>> wrote:<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#002060">It sounds like a quiet title action is the only way to go.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#002060">Unless… What if the neighbor voluntarily removes his fence?</span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;margin-bottom:12.0pt"><b><span style="color:#222A35">Mark B. Anderson<br>
</span></b><span style="color:#222A35">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">marka@mbaesq.com</a><br>
<a href="http://www.mbaesq.com/" target="_blank">www.mbaesq.com</a></span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;margin-bottom:12.0pt"><b><span style="font-family:"Arial Narrow",sans-serif;color:#002060">CONFIDENTIALITY NOTICE<br>
</span></b><span style="font-family:"Arial Narrow",sans-serif;color:#002060">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
this transmission in error, please immediately notify the sender via e-mail or by telephone at (253) 327-1750 that you have received the message in error, and then delete it. Thank you.</span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#002060"> </span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto"><b>From:</b> <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<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">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.<o:p></o:p></p>
<p class="MsoNormal" style="margin-top:12.0pt;mso-margin-bottom-alt:auto;text-align:justify;line-height:13.0pt">
<span style="color:black">Kiss's claim that the Popchois waived the warranties of the deed is without merit.
<a name="m_1756494594367464997_Bookmark_I53MMNMX2"></a><a name="m_1756494594367464997_Bookmark_I72TPNPB4"></a><span style="mso-bookmark:m_1756494594367464997_Bookmark_I53MMNMX2">At least since 1901,
<a name="m_1756494594367464997_Bookmark_LNHNREFcl"></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></span><span style="mso-bookmark:m_1756494594367464997_Bookmark_I53MMNMX2"></span><a href="https://plus.lexis.com/api/document?collection=cases&id=urn:contentItem:7Y5N-6830-YB0W-608M-00000-00&context=1530671" target="_blank"><span style="mso-bookmark:m_1756494594367464997_Bookmark_I53MMNMX2"><i><span style="color:#0077CC;background:white">Edmonson</span></i></span><span style="mso-bookmark:m_1756494594367464997_Bookmark_I53MMNMX2"></span></a><a href="https://plus.lexis.com/api/document?collection=cases&id=urn:contentItem:7Y5N-6830-YB0W-608M-00000-00&context=1530671" target="_blank"><span style="mso-bookmark:m_1756494594367464997_Bookmark_I53MMNMX2"><i><span style="color:#0077CC;background:white">,
155 Wn. App. at 389</span></i></span><span style="mso-bookmark:m_1756494594367464997_Bookmark_I53MMNMX2"></span></a><span style="mso-bookmark:m_1756494594367464997_Bookmark_I53MMNMX2"><span style="color:black"> (citing
</span></span><a href="https://plus.lexis.com/api/document?collection=cases&id=urn:contentItem:3RRR-4MP0-003V-74P2-00000-00&context=1530671" target="_blank"><span style="mso-bookmark:m_1756494594367464997_Bookmark_I53MMNMX2"><i><span style="color:#0077CC;background:white">W.
Coast Mfg. & Inv. Co. v. W. Coast Improvement Co.</span></i></span><span style="mso-bookmark:m_1756494594367464997_Bookmark_I53MMNMX2"></span></a><a href="https://plus.lexis.com/api/document?collection=cases&id=urn:contentItem:3RRR-4MP0-003V-74P2-00000-00&context=1530671" target="_blank"><span style="mso-bookmark:m_1756494594367464997_Bookmark_I53MMNMX2"><i><span style="color:#0077CC;background:white">,
25 Wash. 627, 637, 66 P. 97 (1901))</span></i></span><span style="mso-bookmark:m_1756494594367464997_Bookmark_I53MMNMX2"></span></a><span style="mso-bookmark:m_1756494594367464997_Bookmark_I53MMNMX2"><span style="color:black">;
<i>accord</i> </span></span><a href="https://plus.lexis.com/api/document?collection=cases&id=urn:contentItem:3RRR-2KD0-003V-70MC-00000-00&context=1530671" target="_blank"><span style="mso-bookmark:m_1756494594367464997_Bookmark_I53MMNMX2"><i><span style="color:#0077CC;background:white">Fagan
v. Walters</span></i></span><span style="mso-bookmark:m_1756494594367464997_Bookmark_I53MMNMX2"></span></a><a href="https://plus.lexis.com/api/document?collection=cases&id=urn:contentItem:3RRR-2KD0-003V-70MC-00000-00&context=1530671" target="_blank"><span style="mso-bookmark:m_1756494594367464997_Bookmark_I53MMNMX2"><i><span style="color:#0077CC;background:white">,
115 Wash. 454, 457, 197 P. 635 (1921)</span></i></span><span style="mso-bookmark:m_1756494594367464997_Bookmark_I53MMNMX2"></span></a><span style="mso-bookmark:m_1756494594367464997_Bookmark_I53MMNMX2"><span style="color:black">. “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></span><a href="https://plus.lexis.com/api/document?collection=cases&id=urn:contentItem:3S3J-Y3J0-003F-W4CM-00000-00&context=1530671" target="_blank"><span style="mso-bookmark:m_1756494594367464997_Bookmark_I53MMNMX2"><i><span style="color:#0077CC;background:white">Foley
v. Smith</span></i></span><span style="mso-bookmark:m_1756494594367464997_Bookmark_I53MMNMX2"></span></a><a href="https://plus.lexis.com/api/document?collection=cases&id=urn:contentItem:3S3J-Y3J0-003F-W4CM-00000-00&context=1530671" target="_blank"><span style="mso-bookmark:m_1756494594367464997_Bookmark_I53MMNMX2"><i><span style="color:#0077CC;background:white">,
14 Wn. App. 285, 292, 539 P.2d 874 (1975)</span></i></span><span style="mso-bookmark:m_1756494594367464997_Bookmark_I53MMNMX2"></span></a><span style="mso-bookmark:m_1756494594367464997_Bookmark_I53MMNMX2"><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></span><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:#0077CC;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:#0077CC;background:white">,
155 Wn. App. at 389</span></i></a><span style="color:black">.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto"><b><span style="font-family:"Berlin Sans FB",sans-serif">Andrew Hay</span></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto"><span style="font-family:"Berlin Sans FB",sans-serif">Hay & Swann PLLC</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto"><span style="font-family:"Berlin Sans FB",sans-serif">201 S. 34<sup>th</sup> St.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto"><span style="font-family:"Berlin Sans FB",sans-serif">Tacoma, WA 98418</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto"><a href="http://www.washingtonlaw.net" target="_blank"><i><span style="font-family:"Berlin Sans FB",sans-serif">www.washingtonlaw.net</span></i></a><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto"><a href="mailto:andrewhay@washingtonlaw.net" target="_blank"><i><span style="font-family:"Berlin Sans FB",sans-serif">andrewhay@washingtonlaw.net</span></i></a><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto"><span style="font-family:"Berlin Sans FB",sans-serif">He/him/his</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto"><span style="font-family:"Berlin Sans FB",sans-serif">253.272.2400 (w)</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto"><span style="font-family:"Berlin Sans FB",sans-serif">253.377.3085 (c)</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto"><b>From:</b> <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<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#002060">Dear Listmates:</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#002060">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.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#002060">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?</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="color:#002060">Thanks in advance.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;margin-bottom:12.0pt"><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">marka@mbaesq.com</a><br>
<a href="http://www.mbaesq.com/" target="_blank">www.mbaesq.com</a><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;margin-bottom:12.0pt"><b><span style="font-family:"Arial Narrow",sans-serif;color:#002060">CONFIDENTIALITY NOTICE<br>
</span></b><span style="font-family:"Arial Narrow",sans-serif;color:#002060">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
this transmission in error, please immediately notify the sender via e-mail or by telephone at (253) 327-1750 that you have received the message in error, and then delete it. Thank you.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
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