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<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:#002060">Sure. I’d be happy to discuss off line. I’ve dealt with this recently.<o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">The Law Office of G. Michael Zeno, Jr., P.S.</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">T: (425) 947-8050 F: (425) 947-8052</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">135 Lake Street S., Suite 257</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Kirkland, WA 98033</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#C00000">IRS Circular 230 Disclaimer:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:gray"> Any tax advice provided in this communication
(including attachments) is not intended or written to be used, and it cannot be used, by the recipient or any other taxpayer (i) for the purpose of avoiding penalties that may be imposed on the recipient or any other taxpayer, or (ii) in promoting, marketing
or recommending to another party a partnership or other entity, investment plan, arrangement or other transaction. You should seek advice based on your particular circumstances from an independent tax advisor.</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> wsbarp-bounces@lists.wsbarppt.com <wsbarp-bounces@lists.wsbarppt.com>
<b>On Behalf Of </b>Kevin Bukoskey<br>
<b>Sent:</b> Wednesday, March 4, 2026 3:40 PM<br>
<b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br>
<b>Subject:</b> Re: [WSBARP] DOT Survived after BK<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:black">Thanks, Mike. <o:p></o:p></span></p>
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<p style="margin:0in;background:white"><b><span style="font-size:11.0pt;color:#424242">Kevin A. Bukoskey, Esq., JD, MBA</span></b><span style="font-size:13.0pt;font-family:"UICTFontTextStyleTallBody",serif"><o:p></o:p></span></p>
<p style="margin:0in;background:white"><b><span style="font-size:11.0pt;color:#424242">Attorney</span></b><span style="font-size:13.0pt;font-family:"UICTFontTextStyleTallBody",serif"><o:p></o:p></span></p>
<p style="margin:0in;background:white"><span style="font-size:11.0pt;color:#424242">GOURLEY LAW GROUP</span><span style="font-size:13.0pt;font-family:"UICTFontTextStyleTallBody",serif"><o:p></o:p></span></p>
<p style="margin:0in;background:white"><span style="font-size:11.0pt;color:#424242">THE EXCHANGE CONNECTION</span><span style="font-size:13.0pt;font-family:"UICTFontTextStyleTallBody",serif"><o:p></o:p></span></p>
<p style="margin:0in;background:white"><span style="font-size:11.0pt;color:#424242">SNOHOMISH ESCROW</span><span style="font-size:13.0pt;font-family:"UICTFontTextStyleTallBody",serif"><o:p></o:p></span></p>
<p style="margin:0in;background:white"><span style="font-size:11.0pt;color:black">P.O. Box 1091</span><span style="font-size:13.0pt;font-family:"UICTFontTextStyleTallBody",serif"><o:p></o:p></span></p>
<p style="margin:0in;background:white"><span style="font-size:11.0pt;color:black">Snohomish, WA 98291</span><span style="font-size:13.0pt;font-family:"UICTFontTextStyleTallBody",serif"><o:p></o:p></span></p>
<p style="margin:0in;background:white"><span style="font-size:11.0pt;color:#424242">PH:
</span><span style="font-size:11.0pt;color:black">(360) 568-5065</span><span style="font-size:11.0pt;color:#424242"> </span><span style="font-size:11.0pt;color:black">(800) 291-8401</span><span style="font-size:13.0pt;font-family:"UICTFontTextStyleTallBody",serif"><o:p></o:p></span></p>
<p style="margin:0in;background:white"><span style="font-size:11.0pt;color:#424242">Fax:
</span><span style="font-size:11.0pt;color:#0078D4">(360) 568-8092</span><span style="font-size:13.0pt;font-family:"UICTFontTextStyleTallBody",serif"><o:p></o:p></span></p>
<p style="margin:0in;background:white"><span style="font-size:13.0pt;font-family:"UICTFontTextStyleTallBody",serif"><o:p> </o:p></span></p>
<p style="margin:0in;background:white"><span style="font-size:10.0pt;color:#424242">CONFIDENTIALITY NOTICE: This electronic mail transmission may contain legally privileged, confidential information belonging to the sender. The information is intended only
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have received this electronic mail in error, please contact sender and delete all copies</span><span style="font-size:11.0pt;color:#424242">.</span><span style="font-size:13.0pt;font-family:"UICTFontTextStyleTallBody",serif"><o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-family:"Calibri",sans-serif">From:</span></b><span style="font-family:"Calibri",sans-serif"> <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>>
on behalf of Mike Zeno <<a href="mailto:mikez@zenolawfirm.com">mikez@zenolawfirm.com</a>><br>
<b>Sent:</b> Wednesday, March 4, 2026 3:07 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] DOT Survived after BK</span> <o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:#002060">Hi Kevin—</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:#002060"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:#002060">The bankruptcy does not eliminate the deed of trust and the bankruptcy court would not eliminate the deed of trust if you asked it to. The bankruptcy discharge turns the debt
into non-recourse debt, but the debt is still there.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:#002060">See Merritt v. USAA Fed, 1 Wn.3d 692 (2023).</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:#002060"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:#002060">However, if the debt is time barred—as it sometimes is in cases like this--you should be able to eliminate the deed of trust with a quiet title action.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:#002060"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:#002060">Mike</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:#002060"> </span><o:p></o:p></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">The Law Office of G. Michael Zeno, Jr., P.S.</span></b><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">T: (425) 947-8050 F: (425) 947-8052</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">135 Lake Street S., Suite 257</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Kirkland, WA 98033</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#C00000">Confidential/Privileged Communication:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:gray"> This email and any attachments
are confidential, privileged and intended only for the intended recipient(s). Unauthorized disclosure, copying, distribution or use of this email is prohibited. If you received this email in error, please notify me immediately so we can arrange for the message
and documents to be returned and deleted. Thank you.</span><o:p></o:p></p>
<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#C00000">IRS Circular 230 Disclaimer:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:gray"> Any tax advice provided in this communication
(including attachments) is not intended or written to be used, and it cannot be used, by the recipient or any other taxpayer (i) for the purpose of avoiding penalties that may be imposed on the recipient or any other taxpayer, or (ii) in promoting, marketing
or recommending to another party a partnership or other entity, investment plan, arrangement or other transaction. You should seek advice based on your particular circumstances from an independent tax advisor.</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Times New Roman",serif;color:#002060"> </span><o:p></o:p></p>
<div style="border:none;border-top:solid windowtext 1.0pt;padding:3.0pt 0in 0in 0in;border-color:currentcolor currentcolor">
<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> <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>Kevin Bukoskey<br>
<b>Sent:</b> Wednesday, March 4, 2026 2:40 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] DOT Survived after BK</span><o:p></o:p></p>
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<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;color:black">Hi Listmates,</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;color:black"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;color:black">I have a new client who owns a property and had a Note/DOT. During “The Great Recession”, he claimed BK, included the loan, and never made any payments again and has not heard anything back from
the lender either way.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;color:black"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;color:black">Recently, he pulled a title report, and it seems that the DOT survived and was not stripped in the BK. </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;color:black"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;color:black">When this happens, from a title standpoint, would you expect a quiet title to remove the DOT, or is this something that has to be done via a court order in BK court?</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;color:black"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;color:black">Thanks. </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;color:black"> </span><o:p></o:p></p>
<div id="ms-outlook-mobile-signature">
<p class="MsoNormal" style="background:white"><b><span style="font-size:11.0pt;color:#424242">Kevin A. Bukoskey, Esq., JD, MBA</span></b><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><b><span style="font-size:11.0pt;color:#424242">Attorney</span></b><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;color:#424242">GOURLEY LAW GROUP</span><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;color:#424242">THE EXCHANGE CONNECTION</span><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;color:#424242">SNOHOMISH ESCROW</span><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;color:#424242">P.O. Box 1091</span><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;color:#424242">Snohomish, WA 98291</span><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;color:#424242">PH: (360) 568-5065 (800) 291-8401</span><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;color:#424242">Fax: (360) 568-8092</span><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><span style="font-size:13.0pt;font-family:"UICTFontTextStyleTallBody",serif;color:black"> </span><o:p></o:p></p>
<p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;color:#424242">CONFIDENTIALITY NOTICE: This electronic mail transmission may contain legally privileged, confidential information belonging to the sender. The information is intended
only for the use of the individual or entity named above. If you are not the intended recipient, you are hereby notified that any disclosure, copying, distribution or taking any action based on the contents of this electronic mail is strictly prohibited. If
you have received this electronic mail in error, please contact sender and delete all copies</span><span style="font-size:11.0pt;color:#424242">.</span><o:p></o:p></p>
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