<div dir="ltr"><div class="gmail_default" style="font-family:arial,sans-serif;font-size:small">I wonder if it's possible to have two parcels listed in the litigation guaranty? I've never tried that, but it seems appropriate here, since the ownership of both parcels is critical to the lawsuit. </div><div class="gmail_default" style="font-family:arial,sans-serif;font-size:small"><br></div><div class="gmail_default" style="font-family:arial,sans-serif;font-size:small">Also, doesn't a litigation policy really just cover the lawyer for any issues that result from the guaranty not naming all of the vested owners? Almost like an E&O policy - you rely on the guaranty for the names of the defendants, and if your client doesn't get complete relief because there should have been another named defendant and you incur a loss (through your client's malpractice claim, most likely), the policy kicks in. I've only ever had litigation guaranties that name me or my firm as the "assured" vs. the client. </div><div><div dir="ltr" class="gmail_signature" data-smartmail="gmail_signature"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div><br></div><div style="color:rgb(0,0,0)"><font face="arial, sans-serif"><b>Spencer A. W. Stromberg</b><br></font></div><div style="color:rgb(0,0,0)"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><font face="arial, sans-serif">Attorney at Law</font></div><div dir="ltr"><font face="arial, sans-serif"><br></font><div></div><div><font face="arial, helvetica, sans-serif"><img width="200" height="31" src="https://ci3.googleusercontent.com/mail-sig/AIorK4ymzzciFvKR6QFshAJQlZcwxURHPQUcCIY1lRGS5PeI7lJAVPJRiG41RXffnT3HyS90UIogB8c"><br></font></div><div></div><div><font face="arial, sans-serif">1403 S. Grand Blvd., Suite 201-S<br></font></div><div><font face="arial, sans-serif">Spokane, WA<span> 99203-2278</span></font></div><div><font face="arial, sans-serif"><br>P:<span> 509.455.3713</span><br>D:<span> 509.828.4644</span><br>F:<span> +1.509.455.3718 (must dial 1 before area code)</span></font></div><div><font face="arial, sans-serif"><span style="font-size:12.8px">E: </span><a href="mailto:spencer@lucentlaw.com" style="color:rgb(17,85,204);font-size:12.8px" target="_blank">spencer@lucentlaw.com</a><br></font></div><div><div style="font-size:12.8px"><font face="arial, sans-serif"><br></font></div><div style="font-size:12.8px"><font face="arial, sans-serif"><a href="https://www.lucentlaw.com/" style="color:rgb(17,85,204)" target="_blank">lucentlaw.com</a></font></div><div style="font-size:12.8px"><a href="https://www.facebook.com/lucentlaw" target="_blank">Facebook</a><br></div><div style="font-size:12.8px"><a href="https://www.linkedin.com/company/lucent-law" target="_blank">LinkedIn</a><br></div><div style="font-size:12.8px"><a href="https://twitter.com/LucentLaw" target="_blank">Twitter</a><br></div><div style="font-size:12.8px"><br></div><div style="font-size:12.8px"><div><font face="arial, sans-serif"><span style="font-size:x-small">CONFIDENTIALITY NOTICE: This email and any attachments are confidential and may be protected by legal privilege. If you are not the intended recipient, be aware that any disclosure, copying or distribution, or use of this email or any attachment is prohibited. If you have received this email in error, please notify me and delete it from your system.</span></font><font color="#262626" face="verdana, sans-serif"><span style="font-size:13px;line-height:16px"><i><br></i></span></font></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div></div><br></div><br><div class="gmail_quote"><div dir="ltr" class="gmail_attr">On Tue, Aug 22, 2023 at 12:46 PM Eric Nelsen <<a href="mailto:eric@sayrelawoffices.com" target="_blank">eric@sayrelawoffices.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>
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<p class="MsoNormal">Thanks Greg! That’s my thought also, but what about the language in the policy that says it’s intended to cover litigation relating to the described land, but the described land is actually the neighbor’s property, which isn’t at issue?
Because the encroachment is onto my client’s property.<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">Or am I reading too much into that restriction, and the policy will still cover because the neighbor’s property benefits from the improvements that encroach onto my client’s property?<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
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<p class="MsoNormal"><span>Sincerely,<u></u><u></u></span></p>
<p class="MsoNormal"><span><u></u> <u></u></span></p>
<p class="MsoNormal"><span>Eric<u></u><u></u></span></p>
<p class="MsoNormal"><span><u></u> <u></u></span></p>
<p class="MsoNormal"><span>Eric C. Nelsen<u></u><u></u></span></p>
<p class="MsoNormal"><span>Sayre Law Offices, PLLC<u></u><u></u></span></p>
<p class="MsoNormal"><span>1417 31st Ave South<u></u><u></u></span></p>
<p class="MsoNormal"><span>Seattle WA 98144-3909<u></u><u></u></span></p>
<p class="MsoNormal"><span>206-625-0092<u></u><u></u></span></p>
<p class="MsoNormal"><span><a href="mailto:eric@sayrelawoffices.com" target="_blank"><span style="color:rgb(5,99,193)">eric@sayrelawoffices.com</span></a><u></u><u></u></span></p>
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<p class="MsoNormal"><u></u> <u></u></p>
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<p class="MsoNormal"><b><span>From:</span></b><span> <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>Gregory L. Ursich<br>
<b>Sent:</b> Tuesday, August 22, 2023 12:12 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] litigation guarantee coverage question<u></u><u></u></span></p>
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<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal"><a name="m_-981954424966914206_m_-7048305489010591616__Hlk84576999"></a><a name="m_-981954424966914206_m_-7048305489010591616__Hlk84576711"><span>Eric: Order the litigation guarantee on the neighboring property, to verify ownership to name the correct trespasser. But, do not name any lienholders
like banks. -Greg<u></u><u></u></span></a></p>
<p class="MsoNormal"><span><span><u></u> <u></u></span></span></p>
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<p class="MsoNormal"><span><span><b><span style="font-size:10pt;color:black">Gregory L. Ursich | Shareholder<u></u><u></u></span></b></span></span></p>
<p class="MsoNormal"><span><span><span style="font-size:9pt;color:black">Skyline Tower, Suite 1500 | 10900 NE 4th Street | Bellevue, WA 98004<u></u><u></u></span></span></span></p>
<p class="MsoNormal"><span><span><span style="font-size:9pt;color:black">P: 425.450.4258 | F: 425.635.7720<u></u><u></u></span></span></span></p>
<p class="MsoNormal"><span><span></span></span><a href="mailto:http://www.insleebest.com/uploads/vcards/gursich.vcf" target="_blank"><span><span><span style="font-size:9pt">vCard</span></span></span><span><span></span></span></a><span><span><span style="font-size:9pt;color:black">
| </span></span></span><a href="mailto:www.insleebest.com" target="_blank"><span><span><span style="font-size:9pt">website</span></span></span><span><span></span></span></a><span><span><span style="font-size:9pt;color:black">
| </span></span></span><a href="mailto:gursich@insleebest.com" target="_blank"><span><span><span style="font-size:9pt">gursich@insleebest.com</span></span></span><span><span></span></span></a><span><span><span style="font-size:9pt;color:black"><u></u><u></u></span></span></span></p>
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<p class="MsoNormal"><span><span style="font-size:10pt;color:black">This electronic mail transmission is privileged and confidential and is intended only for the review of the party to whom it is addressed.
If you have received this transmission in error, please immediately return it to the sender. Unintended transmission shall not constitute waiver of the attorney-client or any other privilege.</span></span><span style="font-size:10pt;color:black"><u></u><u></u></span></p>
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<p class="MsoNormal"><u></u> <u></u></p>
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<p class="MsoNormal"><b><span>From:</span></b><span>
<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>Eric Nelsen<br>
<b>Sent:</b> Tuesday, August 22, 2023 11:54 AM<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] litigation guarantee coverage question<u></u><u></u></span></p>
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<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">I have generally used litigation guarantees as a method of determining the proper defendants when I’m pursuing an adverse possession claim. That is, my client has encroached on a neighboring parcel, so I need to confirm who has interests
in that property.<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">Now, though, I’m doing a trespass and ejectment claim against an encroaching party, who owns the neighboring property. My client is being encroached upon, but defendant hasn’t encroached long enough to establish adverse possession.<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">My dilemma:<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">If I order a litigation guarantee on my client’s property which is encroached upon, then the guarantee will simply confirm that my client is the vested owner. That doesn’t help me confirm the identity of the proper defendant.<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">If I instead order a litigation guarantee on the neighboring property, it will confirm the identity of the encroaching party, BUT it appears to me that the litigation guarantee won’t actually provide any insurance coverage for my client.
Part of the guarantee states:<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">“This Guarantee is restricted to the use of the Assured solely for the purpose of providing information to facilitate the commencement of the suit at law…<b><i>affecting the land described in Schedule A</i></b>." But the land described
in Schedule A is the <b><i>neighboring</i></b> parcel, not my client's parcel which is being encroached upon.<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal">Am I doing this wrong? Is there another type of litigation guarantee that covers when the insured is being encroached upon and is seeking to identify the defendant(s) who own(s) the neighboring parcel?<u></u><u></u></p>
<p class="MsoNormal"><u></u> <u></u></p>
<p class="MsoNormal"><span>Sincerely,<u></u><u></u></span></p>
<p class="MsoNormal"><span><u></u> <u></u></span></p>
<p class="MsoNormal"><span>Eric<u></u><u></u></span></p>
<p class="MsoNormal"><span><u></u> <u></u></span></p>
<p class="MsoNormal"><span>Eric C. Nelsen<u></u><u></u></span></p>
<p class="MsoNormal"><span>Sayre Law Offices, PLLC<u></u><u></u></span></p>
<p class="MsoNormal"><span>1417 31st Ave South<u></u><u></u></span></p>
<p class="MsoNormal"><span>Seattle WA 98144-3909<u></u><u></u></span></p>
<p class="MsoNormal"><span>206-625-0092<u></u><u></u></span></p>
<p class="MsoNormal"><a href="mailto:eric@sayrelawoffices.com" target="_blank"><span>eric@sayrelawoffices.com</span></a><span><u></u><u></u></span></p>
<p class="MsoNormal"><u></u> <u></u></p>
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