<html><head></head><body><div class="ydp69ba369eyahoo-style-wrap" style="font-family:Arial, Helvetica, sans-serif;font-size:16px;"><div id="ydp69ba369eyiv4744915614"><div><div style="font-family:Arial, Helvetica, sans-serif;font-size:16px;" class="ydp69ba369eyiv4744915614ydpa08f3d6byahoo-style-wrap"><div><div dir="ltr">Jef,</div><div dir="ltr"> Here are my thoughts. While the deed is defective, if you can get the title company to insure over it, then you are okay. Title companies recognize dissolution decrees all the time that have bad descriptions. </div><div dir="ltr"> The recording itself only gives notice to the world. It has no bearing on the relationship between the two people. The question is, was there a conveyance. Without delivery, there is no conveyance. </div><div dir="ltr"><br></div><div dir="ltr" data-setdir="false">Steve Whitehouse</div><div><br clear="none"></div><div class="ydp69ba369eyiv4744915614ydpa08f3d6bsignature"><div style="color:black;font-style:normal;font-weight:normal;font-stretch:normal;font-size:10pt;line-height:normal;font-family:Arial, Helvetica, sans-serif;"><div style="color:black;font-style:normal;font-weight:normal;font-stretch:normal;font-size:10pt;line-height:normal;font-family:Arial, Helvetica, sans-serif;"><span style="font-style:italic;font-weight:700;color:mediumblue;">Stephen Whitehouse</span><div><span style="color:rgb(0, 0, 205);font-style:italic;font-weight:700;">Whitehouse & Nichols, LLP</span></div><div><span style="font-style:italic;font-weight:700;">P.O. Box 1273</span></div><div><span style="font-style:italic;font-weight:700;">601 W. Railroad Ave. </span></div><div><span style="font-style:italic;font-weight:700;">Shelton, Wa. 98584</span></div><div><span style="font-style:italic;font-weight:700;">360-426-5885</span></div><div><span style="font-style:italic;font-weight:700;">swhite8893@aol.com</span></div><div><span style="color:rgb(0, 0, 205);font-style:italic;font-weight:700;"><br clear="none"></span></div></div></div></div></div>
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On Tuesday, August 22, 2023 at 12:00:20 PM PDT, <wsbarp-request@lists.wsbarppt.com> wrote:
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<div><div dir="ltr">Send WSBARP mailing list submissions to<br clear="none"></div><div dir="ltr"> <a shape="rect" href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">To subscribe or unsubscribe via the World Wide Web, visit<br clear="none"></div><div dir="ltr"> <a shape="rect" href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br clear="none"></div><div dir="ltr">or, via email, send a message with subject or body 'help' to<br clear="none"></div><div dir="ltr"> <a shape="rect" href="mailto:wsbarp-request@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-request@lists.wsbarppt.com</a><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">You can reach the person managing the list at<br clear="none"></div><div dir="ltr"> <a shape="rect" href="mailto:wsbarp-owner@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-owner@lists.wsbarppt.com</a><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">When replying, please edit your Subject line so it is more specific<br clear="none"></div><div dir="ltr">than "Re: Contents of WSBARP digest..."<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Today's Topics:<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr"> 1. Can deed be recorded post-mortem? (Jon Fritzler)<br clear="none"></div><div dir="ltr"> 2. Re: Can deed be recorded post-mortem? (Britt, Christopher)<br clear="none"></div><div dir="ltr"> 3. Re: Can deed be recorded post-mortem? (Eric Nelsen)<br clear="none"></div><div dir="ltr"> 4. Oil tank remediation materials (marc holmeslawgroup.com)<br clear="none"></div><div dir="ltr"> 5. Re: Oil tank remediation materials (Hamilton Gardiner)<br clear="none"></div><div dir="ltr"> 6. litigation guarantee coverage question (Eric Nelsen)<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">----------------------------------------------------------------------<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Message: 1<br clear="none"></div><div dir="ltr">Date: Mon, 21 Aug 2023 19:50:37 +0000<br clear="none"></div><div dir="ltr">From: Jon Fritzler <<a shape="rect" href="mailto:FritzlerLaw@outlook.com" rel="nofollow" target="_blank">FritzlerLaw@outlook.com</a>><br clear="none"></div><div dir="ltr">To: "WSBARP@lists.wsbarppt.com" <<a shape="rect" href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br clear="none"></div><div dir="ltr">Subject: [WSBARP] Can deed be recorded post-mortem?<br clear="none"></div><div dir="ltr">Message-ID:<br clear="none"></div><div dir="ltr"> <<a shape="rect" href="mailto:CO6PR02MB7681F2CE87615CC66A98D24FAE1EA@CO6PR02MB7681.namprd02.prod.outlook.com" rel="nofollow" target="_blank">CO6PR02MB7681F2CE87615CC66A98D24FAE1EA@CO6PR02MB7681.namprd02.prod.outlook.com</a>><br clear="none"></div><div dir="ltr"> <br clear="none"></div><div dir="ltr">Content-Type: text/plain; charset="us-ascii"<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Listmates,<br clear="none"></div><div dir="ltr">Client and his now deceased wife ("decedent") were married in 1996. The resided in a house that decedent owned prior to the marriage. In 2011, wife signed a Quitclaim Deed transferring the house to client with the intention that it be recorded after her death to avoid probate. The deed lists only the address of the property and does not provide a legal description. I believe a deed can be recorded post-mortem, correct? However, a deed must have a full legal description of the property to be effective, correct?<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Assuming the deed can't be recorded due to the lack of legal description, my question is if this can be handled with a Lack of Probate Affidavit instead of a probate. The decedent had children from a previous marriage but had a Will that left her residuary estate, which includes the house, solely to client.<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Sincerely,<br clear="none"></div><div dir="ltr">Jon M. Fritzler<br clear="none"></div><div dir="ltr">Attorney at Law<br clear="none"></div><div dir="ltr">717 E. 22nd St.<br clear="none"></div><div dir="ltr">Vancouver, WA 98666<br clear="none"></div><div dir="ltr">Tel. 360.818.4431<br clear="none"></div><div dir="ltr">E-mail <a shape="rect" href="mailto:fritzlerlaw@outlook.com" rel="nofollow" target="_blank">fritzlerlaw@outlook.com</a><mailto:fritzlerlaw@outlook.com><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">CONFIDENTIALITY<br clear="none"></div><div dir="ltr">The information contained in this email is intended only for the use of the person or entity to whom it is addressed. This email may contain confidential or privileged information. If you are not the person whose name appears above, or the person responsible for delivering the email to the addressee, you are hereby notified that reading, using, copying, distributing or disseminating this communication is strictly prohibited. If you think that you have received this email message in error, please email the sender at <a shape="rect" href="mailto:fritzlerlaw@outlook.com" rel="nofollow" target="_blank">fritzlerlaw@outlook.com</a><mailto:fritzlerlaw@outlook.com>. Thank you.<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">-------------- next part --------------<br clear="none"></div><div dir="ltr">An HTML attachment was scrubbed...<br clear="none"></div><div dir="ltr">URL: <<a shape="rect" href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230821/6f1b0ba9/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230821/6f1b0ba9/attachment-0001.html</a>><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">------------------------------<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Message: 2<br clear="none"></div><div dir="ltr">Date: Mon, 21 Aug 2023 13:04:14 -0700<br clear="none"></div><div dir="ltr">From: "Britt, Christopher" <<a shape="rect" href="mailto:christopher@lucentlaw.com" rel="nofollow" target="_blank">christopher@lucentlaw.com</a>><br clear="none"></div><div dir="ltr">To: WSBA Real Property Listserv <<a shape="rect" href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br clear="none"></div><div dir="ltr">Subject: Re: [WSBARP] Can deed be recorded post-mortem?<br clear="none"></div><div dir="ltr">Message-ID:<br clear="none"></div><div dir="ltr"> <CALBbJgNT1jeSbqiP9RiDEQos8BnAfhLWAFruzpYJscqDPr+hRg@mail.gmail.com><br clear="none"></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">That's a wild ride. I'm not sure that the transfer was ever effective as<br clear="none"></div><div dir="ltr">there was no legal description on the deed. From the moment that it was<br clear="none"></div><div dir="ltr">executed, the conveyance would have been made but for the fact that it was<br clear="none"></div><div dir="ltr">missing the legal description. The description must be sufficiently<br clear="none"></div><div dir="ltr">definite to locate the land without recourse to oral testimony, or it must<br clear="none"></div><div dir="ltr">contain a reference to another instrument that contains a sufficient<br clear="none"></div><div dir="ltr">description. This is necessary to meet the requirement of the statute of<br clear="none"></div><div dir="ltr">frauds. There may be additional facts that can help.<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Still, it seems as though you have the other avenue - taking it to probate<br clear="none"></div><div dir="ltr">court. That is what I would do in this case.<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Christopher G. Britt, M.A., J.D.<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Attorney at Law<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">1403 S. Grand Blvd., Suite 201-S<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Spokane, WA 99203-2278<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">P: 509.455.3713<br clear="none"></div><div dir="ltr">D: 509.316.2131<br clear="none"></div><div dir="ltr">F: +1.509.455.3718 (must dial 1 before area code)<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">E: *christopher@lucentlaw.com <<a shape="rect" href="mailto:christopher@lucentlaw.com" rel="nofollow" target="_blank">christopher@lucentlaw.com</a>>*<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Web: www.lucentlaw.com<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">On Mon, Aug 21, 2023 at 12:56?PM Jon Fritzler <<a shape="rect" href="mailto:FritzlerLaw@outlook.com" rel="nofollow" target="_blank">FritzlerLaw@outlook.com</a>><br clear="none"></div><div dir="ltr">wrote:<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">> Listmates,<br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">> Client and his now deceased wife (?decedent?) were married in 1996. The<br clear="none"></div><div dir="ltr">> resided in a house that decedent owned prior to the marriage. In 2011, wife<br clear="none"></div><div dir="ltr">> signed a Quitclaim Deed transferring the house to client with the intention<br clear="none"></div><div dir="ltr">> that it be recorded after her death to avoid probate. The deed lists only<br clear="none"></div><div dir="ltr">> the address of the property and does not provide a legal description. I<br clear="none"></div><div dir="ltr">> believe a deed can be recorded post-mortem, correct? However, a deed must<br clear="none"></div><div dir="ltr">> have a full legal description of the property to be effective, correct?<br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">> Assuming the deed can?t be recorded due to the lack of legal description,<br clear="none"></div><div dir="ltr">> my question is if this can be handled with a Lack of Probate Affidavit<br clear="none"></div><div dir="ltr">> instead of a probate. The decedent had children from a previous marriage<br clear="none"></div><div dir="ltr">> but had a Will that left her residuary estate, which includes the house,<br clear="none"></div><div dir="ltr">> solely to client.<br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">> Sincerely,<br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">> Jon M. Fritzler<br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">> Attorney at Law<br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">> 717 E. 22nd St.<br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">> Vancouver, WA 98666<br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">> Tel. 360.818.4431<br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">> E-mail <a shape="rect" href="mailto:fritzlerlaw@outlook.com" rel="nofollow" target="_blank">fritzlerlaw@outlook.com</a><br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">> CONFIDENTIALITY<br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">> The information contained in this email is intended only for the use of<br clear="none"></div><div dir="ltr">> the person or entity to whom it is addressed. This email may contain<br clear="none"></div><div dir="ltr">> confidential or privileged information. If you are not the person whose<br clear="none"></div><div dir="ltr">> name appears above, or the person responsible for delivering the email to<br clear="none"></div><div dir="ltr">> the addressee, you are hereby notified that reading, using, copying,<br clear="none"></div><div dir="ltr">> distributing or disseminating this communication is strictly prohibited. If<br clear="none"></div><div dir="ltr">> you think that you have received this email message in error, please email<br clear="none"></div><div dir="ltr">> the sender at <a shape="rect" href="mailto:fritzlerlaw@outlook.com." rel="nofollow" target="_blank">fritzlerlaw@outlook.com.</a> Thank you.<br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">> ***Disclaimer: Please note that RPPT listserv participation is not<br clear="none"></div><div dir="ltr">> restricted to practicing attorneys and may include non-practicing<br clear="none"></div><div dir="ltr">> attorneys, law students, professionals working in related fields, and<br clear="none"></div><div dir="ltr">> others.***<br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">> _______________________________________________<br clear="none"></div><div dir="ltr">> WSBARP mailing list<br clear="none"></div><div dir="ltr">> <a shape="rect" href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><br clear="none"></div><div dir="ltr">> <a shape="rect" href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br clear="none"></div><div dir="ltr">><br clear="none"></div><div dir="ltr">-------------- next part --------------<br clear="none"></div><div dir="ltr">An HTML attachment was scrubbed...<br clear="none"></div><div dir="ltr">URL: <<a shape="rect" href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230821/b03f1328/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230821/b03f1328/attachment-0001.html</a>><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">------------------------------<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Message: 3<br clear="none"></div><div dir="ltr">Date: Mon, 21 Aug 2023 20:19:16 +0000<br clear="none"></div><div dir="ltr">From: Eric Nelsen <<a shape="rect" href="mailto:eric@sayrelawoffices.com" rel="nofollow" target="_blank">eric@sayrelawoffices.com</a>><br clear="none"></div><div dir="ltr">To: WSBA Real Property Listserv <<a shape="rect" href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br clear="none"></div><div dir="ltr">Subject: Re: [WSBARP] Can deed be recorded post-mortem?<br clear="none"></div><div dir="ltr">Message-ID:<br clear="none"></div><div dir="ltr"> <<a shape="rect" href="mailto:SA1PR05MB7888B90EE921D0D06F766F4CDD1EA@SA1PR05MB7888.namprd05.prod.outlook.com" rel="nofollow" target="_blank">SA1PR05MB7888B90EE921D0D06F766F4CDD1EA@SA1PR05MB7888.namprd05.prod.outlook.com</a>><br clear="none"></div><div dir="ltr"> <br clear="none"></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Agree?I think the QCD is not effective and no point in recording it, and probate of the Will that leaves everything to the client is the way to go. Otherwise, the decedent?s children from a prior relationship will have potential interests as heirs at law. Need to probate the Will?or at the least, adjudicate testacy without appointment of a PR?to make the Will effective.<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Sincerely,<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Eric<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Eric C. Nelsen<br clear="none"></div><div dir="ltr">Sayre Law Offices, PLLC<br clear="none"></div><div dir="ltr">1417 31st Ave South<br clear="none"></div><div dir="ltr">Seattle WA 98144-3909<br clear="none"></div><div dir="ltr">206-625-0092<br clear="none"></div><div dir="ltr"><a shape="rect" href="mailto:eric@sayrelawoffices.com" rel="nofollow" target="_blank">eric@sayrelawoffices.com</a><mailto:eric@sayrelawoffices.com><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">From: <a shape="rect" href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a shape="rect" href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> On Behalf Of Britt, Christopher<br clear="none"></div><div dir="ltr">Sent: Monday, August 21, 2023 1:04 PM<br clear="none"></div><div dir="ltr">To: WSBA Real Property Listserv <<a shape="rect" href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br clear="none"></div><div dir="ltr">Subject: Re: [WSBARP] Can deed be recorded post-mortem?<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">That's a wild ride. I'm not sure that the transfer was ever effective as there was no legal description on the deed. From the moment that it was executed, the conveyance would have been made but for the fact that it was missing the legal description. The description must be sufficiently definite to locate the land without recourse to oral testimony, or it must contain a reference to another instrument that contains a sufficient description. This is necessary to meet the requirement of the statute of frauds. There may be additional facts that can help.<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Still, it seems as though you have the other avenue - taking it to probate court. That is what I would do in this case.<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Christopher G. Britt, M.A., J.D.<br clear="none"></div><div dir="ltr">Attorney at Law<br clear="none"></div><div dir="ltr">[https://ci3.googleusercontent.com/mail-sig/AIorK4wMRe_ukoUDSfEk1B9GOtzEv1ZmETJ5W4aT8G-i1q6fL7AkhPL9-7Q-uOEqpeS39zB_6R0N47HVfeKJTfKSM6im7XYlsivfchznVeSWqQ]<br clear="none"></div><div dir="ltr">1403 S. Grand Blvd., Suite 201-S<br clear="none"></div><div dir="ltr">Spokane, WA 99203-2278<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">P: 509.455.3713<br clear="none"></div><div dir="ltr">D: 509.316.2131<br clear="none"></div><div dir="ltr">F: +1.509.455.3718 (must dial 1 before area code)<br clear="none"></div><div dir="ltr">E: <a shape="rect" href="mailto:christopher@lucentlaw.com" rel="nofollow" target="_blank">christopher@lucentlaw.com</a><mailto:christopher@lucentlaw.com><br clear="none"></div><div dir="ltr">Web: www.lucentlaw.com<<a shape="rect" href="http://www.lucentlaw.com/" rel="nofollow" target="_blank">http://www.lucentlaw.com/</a>><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">On Mon, Aug 21, 2023 at 12:56?PM Jon Fritzler <<a shape="rect" href="mailto:FritzlerLaw@outlook.com" rel="nofollow" target="_blank">FritzlerLaw@outlook.com</a><mailto:FritzlerLaw@outlook.com>> wrote:<br clear="none"></div><div dir="ltr">Listmates,<br clear="none"></div><div dir="ltr">Client and his now deceased wife (?decedent?) were married in 1996. The resided in a house that decedent owned prior to the marriage. In 2011, wife signed a Quitclaim Deed transferring the house to client with the intention that it be recorded after her death to avoid probate. The deed lists only the address of the property and does not provide a legal description. I believe a deed can be recorded post-mortem, correct? However, a deed must have a full legal description of the property to be effective, correct?<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Assuming the deed can?t be recorded due to the lack of legal description, my question is if this can be handled with a Lack of Probate Affidavit instead of a probate. The decedent had children from a previous marriage but had a Will that left her residuary estate, which includes the house, solely to client.<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Sincerely,<br clear="none"></div><div dir="ltr">Jon M. Fritzler<br clear="none"></div><div dir="ltr">Attorney at Law<br clear="none"></div><div dir="ltr">717 E. 22nd St.<br clear="none"></div><div dir="ltr">Vancouver, WA 98666<br clear="none"></div><div dir="ltr">Tel. 360.818.4431<br clear="none"></div><div dir="ltr">E-mail <a shape="rect" href="mailto:fritzlerlaw@outlook.com" rel="nofollow" target="_blank">fritzlerlaw@outlook.com</a><mailto:fritzlerlaw@outlook.com><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">CONFIDENTIALITY<br clear="none"></div><div dir="ltr">The information contained in this email is intended only for the use of the person or entity to whom it is addressed. This email may contain confidential or privileged information. If you are not the person whose name appears above, or the person responsible for delivering the email to the addressee, you are hereby notified that reading, using, copying, distributing or disseminating this communication is strictly prohibited. If you think that you have received this email message in error, please email the sender at <a shape="rect" href="mailto:fritzlerlaw@outlook.com" rel="nofollow" target="_blank">fritzlerlaw@outlook.com</a><mailto:fritzlerlaw@outlook.com>. Thank you.<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">***Disclaimer: Please note that RPPT listserv participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working in related fields, and others.***<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">_______________________________________________<br clear="none"></div><div dir="ltr">WSBARP mailing list<br clear="none"></div><div dir="ltr"><a shape="rect" href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><mailto:WSBARP@lists.wsbarppt.com><br clear="none"></div><div dir="ltr"><a shape="rect" href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br clear="none"></div><div dir="ltr">-------------- next part --------------<br clear="none"></div><div dir="ltr">An HTML attachment was scrubbed...<br clear="none"></div><div dir="ltr">URL: <<a shape="rect" href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230821/0add9b49/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230821/0add9b49/attachment-0001.html</a>><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">------------------------------<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Message: 4<br clear="none"></div><div dir="ltr">Date: Tue, 22 Aug 2023 15:28:44 +0000<br clear="none"></div><div dir="ltr">From: "marc holmeslawgroup.com" <<a shape="rect" href="mailto:marc@holmeslawgroup.com" rel="nofollow" target="_blank">marc@holmeslawgroup.com</a>><br clear="none"></div><div dir="ltr">To: WSBA Real Property Listserv <<a shape="rect" href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br clear="none"></div><div dir="ltr">Subject: [WSBARP] Oil tank remediation materials<br clear="none"></div><div dir="ltr">Message-ID:<br clear="none"></div><div dir="ltr"> <<a shape="rect" href="mailto:SN6PR15MB2206569A18E2A9C40AC2C9CABD1FA@SN6PR15MB2206.namprd15.prod.outlook.com" rel="nofollow" target="_blank">SN6PR15MB2206569A18E2A9C40AC2C9CABD1FA@SN6PR15MB2206.namprd15.prod.outlook.com</a>><br clear="none"></div><div dir="ltr"> <br clear="none"></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">I have a client purchasing a residential property that recently had a pretty extensive but oil tank clean up completed. Seller has provided an avalanche of materials and it seems that a known amount of contaminated soil was left in place. I took the bare minimum of chemistry classes so this stuff is pretty much a foreign language to me. I need a referral to someone qualified to review these materials and advise the client on to the adequacy of the work.<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Marc Holmes, JD<br clear="none"></div><div dir="ltr">Holmes Law Group PLLC<br clear="none"></div><div dir="ltr">2303 W. Commodore Way, Suite 306<br clear="none"></div><div dir="ltr">Seattle, WA 98199<br clear="none"></div><div dir="ltr"><a shape="rect" href="mailto:marc@holmeslawgroup.com" rel="nofollow" target="_blank">marc@holmeslawgroup.com</a><mailto:marc@holmeslawgroup.com><br clear="none"></div><div dir="ltr">(206) 849-0853<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">-------------- next part --------------<br clear="none"></div><div dir="ltr">An HTML attachment was scrubbed...<br clear="none"></div><div dir="ltr">URL: <<a shape="rect" href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230822/e3865be8/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230822/e3865be8/attachment-0001.html</a>><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">------------------------------<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Message: 5<br clear="none"></div><div dir="ltr">Date: Tue, 22 Aug 2023 15:58:59 +0000<br clear="none"></div><div dir="ltr">From: Hamilton Gardiner <<a shape="rect" href="mailto:Hamilton@lawhg.net" rel="nofollow" target="_blank">Hamilton@lawhg.net</a>><br clear="none"></div><div dir="ltr">To: WSBA Real Property Listserv <<a shape="rect" href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br clear="none"></div><div dir="ltr">Subject: Re: [WSBARP] Oil tank remediation materials<br clear="none"></div><div dir="ltr">Message-ID:<br clear="none"></div><div dir="ltr"> <<a shape="rect" href="mailto:SJ0PR07MB9398868E272E7BE8E77EC13BCA1FA@SJ0PR07MB9398.namprd07.prod.outlook.com" rel="nofollow" target="_blank">SJ0PR07MB9398868E272E7BE8E77EC13BCA1FA@SJ0PR07MB9398.namprd07.prod.outlook.com</a>><br clear="none"></div><div dir="ltr"> <br clear="none"></div><div dir="ltr">Content-Type: text/plain; charset="utf-8"<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">David Dicks is an excellent environmental attorney:<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">David D. Dicks<br clear="none"></div><div dir="ltr"><a shape="rect" href="mailto:david@tatooshlaw.com" rel="nofollow" target="_blank">david@tatooshlaw.com</a><mailto:david@tatooshlaw.com><br clear="none"></div><div dir="ltr">(206) 550-2685<br clear="none"></div><div dir="ltr">4444 Woodland Park Ave N<br clear="none"></div><div dir="ltr">Suite 100<br clear="none"></div><div dir="ltr">Seattle, WA 98103<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">-Hamilton<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">[A picture containing text, sign, outdoor Description automatically generated]<<a shape="rect" href="https://www.lawhg.net/" rel="nofollow" target="_blank">https://www.lawhg.net/</a>><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Hamilton H. Gardiner<br clear="none"></div><div dir="ltr">1000 2nd Avenue, Suite 1770<br clear="none"></div><div dir="ltr">Seattle, Washington 98104<br clear="none"></div><div dir="ltr"><a shape="rect" href="mailto:hamilton@lawhg.net" rel="nofollow" target="_blank">hamilton@lawhg.net</a><mailto:hamilton@lawhg.net> D: 206-438-9116<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">From: <a shape="rect" href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a> <<a shape="rect" href="mailto:wsbarp-bounces@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp-bounces@lists.wsbarppt.com</a>> On Behalf Of marc holmeslawgroup.com<br clear="none"></div><div dir="ltr">Sent: Tuesday, August 22, 2023 8:29 AM<br clear="none"></div><div dir="ltr">To: WSBA Real Property Listserv <<a shape="rect" href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br clear="none"></div><div dir="ltr">Subject: [WSBARP] Oil tank remediation materials<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">I have a client purchasing a residential property that recently had a pretty extensive but oil tank clean up completed. Seller has provided an avalanche of materials and it seems that a known amount of contaminated soil was left in place. I took the bare minimum of chemistry classes so this stuff is pretty much a foreign language to me. I need a referral to someone qualified to review these materials and advise the client on to the adequacy of the work.<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Marc Holmes, JD<br clear="none"></div><div dir="ltr">Holmes Law Group PLLC<br clear="none"></div><div dir="ltr">2303 W. Commodore Way, Suite 306<br clear="none"></div><div dir="ltr">Seattle, WA 98199<br clear="none"></div><div dir="ltr"><a shape="rect" href="mailto:marc@holmeslawgroup.com" rel="nofollow" target="_blank">marc@holmeslawgroup.com</a><mailto:marc@holmeslawgroup.com><br clear="none"></div><div dir="ltr">(206) 849-0853<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">-------------- next part --------------<br clear="none"></div><div dir="ltr">An HTML attachment was scrubbed...<br clear="none"></div><div dir="ltr">URL: <<a shape="rect" href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230822/e59e09d8/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230822/e59e09d8/attachment-0001.html</a>><br clear="none"></div><div dir="ltr">-------------- next part --------------<br clear="none"></div><div dir="ltr">A non-text attachment was scrubbed...<br clear="none"></div><div dir="ltr">Name: image001.png<br clear="none"></div><div dir="ltr">Type: image/png<br clear="none"></div><div dir="ltr">Size: 4914 bytes<br clear="none"></div><div dir="ltr">Desc: image001.png<br clear="none"></div><div dir="ltr">URL: <<a shape="rect" href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230822/e59e09d8/image001-0001.png" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230822/e59e09d8/image001-0001.png</a>><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">------------------------------<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Message: 6<br clear="none"></div><div dir="ltr">Date: Tue, 22 Aug 2023 18:53:36 +0000<br clear="none"></div><div dir="ltr">From: Eric Nelsen <<a shape="rect" href="mailto:eric@sayrelawoffices.com" rel="nofollow" target="_blank">eric@sayrelawoffices.com</a>><br clear="none"></div><div dir="ltr">To: WSBA Real Property Listserv <<a shape="rect" href="mailto:wsbarp@lists.wsbarppt.com" rel="nofollow" target="_blank">wsbarp@lists.wsbarppt.com</a>><br clear="none"></div><div dir="ltr">Subject: [WSBARP] litigation guarantee coverage question<br clear="none"></div><div dir="ltr">Message-ID:<br clear="none"></div><div dir="ltr"> <<a shape="rect" href="mailto:SA1PR05MB78880C4874E7E4D44AE26EEDDD1FA@SA1PR05MB7888.namprd05.prod.outlook.com" rel="nofollow" target="_blank">SA1PR05MB78880C4874E7E4D44AE26EEDDD1FA@SA1PR05MB7888.namprd05.prod.outlook.com</a>><br clear="none"></div><div dir="ltr"> <br clear="none"></div><div dir="ltr">Content-Type: text/plain; charset="us-ascii"<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">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.<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">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.<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">My dilemma:<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">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.<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">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:<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">"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...affecting the land described in Schedule A." But the land described in Schedule A is the neighboring parcel, not my client's parcel which is being encroached upon.<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">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?<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Sincerely,<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Eric<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">Eric C. Nelsen<br clear="none"></div><div dir="ltr">Sayre Law Offices, PLLC<br clear="none"></div><div dir="ltr">1417 31st Ave South<br clear="none"></div><div dir="ltr">Seattle WA 98144-3909<br clear="none"></div><div dir="ltr">206-625-0092<br clear="none"></div><div dir="ltr"><a shape="rect" href="mailto:eric@sayrelawoffices.com" rel="nofollow" target="_blank">eric@sayrelawoffices.com</a><mailto:eric@sayrelawoffices.com><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">-------------- next part --------------<br clear="none"></div><div dir="ltr">An HTML attachment was scrubbed...<br clear="none"></div><div dir="ltr">URL: <<a shape="rect" href="http://mailman.fsr.com/pipermail/wsbarp/attachments/20230822/12f8b7df/attachment-0001.html" rel="nofollow" target="_blank">http://mailman.fsr.com/pipermail/wsbarp/attachments/20230822/12f8b7df/attachment-0001.html</a>><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">------------------------------<br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">***Disclaimer: Please note that RPPT listserv participation is not restricted to practicing attorneys and may include non-practicing attorneys, law students, professionals working in related fields, and others.***<br clear="none"></div><div dir="ltr">_______________________________________________<br clear="none"></div><div dir="ltr">WSBARP mailing list<br clear="none"></div><div dir="ltr"><a shape="rect" href="mailto:WSBARP@lists.wsbarppt.com" rel="nofollow" target="_blank">WSBARP@lists.wsbarppt.com</a><br clear="none"></div><div dir="ltr"><a shape="rect" href="http://mailman.fsr.com/mailman/listinfo/wsbarp" rel="nofollow" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><br clear="none"></div><div dir="ltr"><br clear="none"></div><div dir="ltr">End of WSBARP Digest, Vol 107, Issue 18<br clear="none"></div><div dir="ltr">***************************************<br clear="none"></div></div>
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