Encroachments onto a neighbor's property - A question of marketability of title

At Federal Title, we order location surveys for all purchases except for condominiums and cooperatives. When the survey is received, it is reviewed to determine whether there are any potential issues. If a potential issue is identified, that issue is communicated to the purchaser and his or her agent. 

One of the issues that we look for is whether there are any encroachments of improvements either onto the subject real property or onto the neighbor’s real property – i.e., things that are over the property lines.

Let’s take an example of a property in Maryland under contract to be sold where the improvements consist of a house with a front porch, a brick patio on the right side, and an asphalt driveway on the left side. And let’s say that the survey that comes back after the parties are under contract (but prior to settlement) shows that the entire patio is located on the right-side neighbor’s land, and a portion of the driveway is located on the left-side neighbor’s land. What are the rights and remedies of the buyer and seller under the contract?

This discussion will focus on situations where the neighbors are private parties, not municipalities. And let’s assume that the neighbors have not granted easements for the encroachments and that the encroachments have not existed long enough to raise the possibility that the seller has acquired the encroached-upon property by adverse possession, which, in Maryland, is 20 years.

Paragraph 16 of the GCAAR regional contract provides: “Title is to be good and marketable, and insurable by a licensed title insurance company with no additional risk premium. Title may be subject to commonly acceptable easements, covenants, conditions and restrictions of record, if any; otherwise, Purchaser may declare this Contract void, unless the defects are of such character that they may be remedied within 30 Days beyond the Settlement Date.” (Emphasis added.)

From a title company perspective, the main question when an encroachment issue arises is whether the title is uninsurable. In most cases, even where there are encroachment issues, the title is insurable, including in the above hypothetical. As is customary, the final owner’s title insurance policy would take exception the two encroachments.

From the buyer and seller’s perspective, the main question in evaluating an encroachment issue is whether the title is rendered unmarketable by the encroachment. Under the GCAAR contract, if the title is not marketable, the buyer has the right to declare the contract void unless the seller can remedy the defects within 30 days of settlement.

Whether title to a property is marketable is a question of law for the court, and Maryland, like other states, has a body of case law that analyzes this issue. The basic framework for determining whether title is marketable has been stated as follows:

A marketable title is a title free from encumbrances and any reasonable doubt as to its validity. No specific rule can be laid down as to what doubts will be sufficient to make a title unmarketable. The general rule is that that the purchaser is entitled to a deed which will enable him to hold the land in peace and, if he wishes to sell it, to be reasonably certain that no flaw will appear to disturb its market value. However, a title, in order to be marketable, need not be free from every conceivable technical criticism. It is not every possibility of defect or even threat of suit that will be sufficient to make a title unmarketable. Objections based on frivolous and captious niceties are not sufficient. In other words, a marketable title is one which a reasonable purchaser, who is well informed as to the facts and their legal bearings, and ready and willing to perform his contract, would be willing to accept in the exercise of that prudence which business men ordinarily use in such transactions. Zulver Realty Co. v. Snyder, 191 Md. 374, 384, 62 A. 2d 276, 280-81 (1948).

There are several Maryland cases that look at marketability specifically in the context of encroachments of improvements onto a neighbor’s property. There is no per se rule that such an encroachment makes title unmarketable. Instead, each case is decided on its own particular set of facts.

In Azat v. Farruggio, a building encroached onto an adjacent lot by a depth of two and a half feet, for a length of fifty-five feet. 162 Md. App. 539, 875 A.2d 778 (1995). There the trial court concluded that the title was unmarketable, considering a number of factors, such as the fact that the adjacent landowner was demanding $15,000 to grant a temporary easement for the encroachment.

Another case where the title was found to be unmarketable due to an encroachment was Klavens v. Siegel, 256 Md. 476, 260 A.2d 637 (1970). In that case a driveway encroached on an adjoining lot. The encroachment was 4.9 feet wide at one end; extended for a length of 28 feet; and gradually narrowed in width. After a trial, the jury concluded that the encroachment rendered the title unmarketable.

Because of a procedural issue, the court was unable to review the jury’s verdict, but the court noted that there was evidence from which the jury probably found that the driveway was the only means of vehicular access to the house and that if the neighbor had denied the use of the encroaching part of the driveway, the remaining driveway width would have been too narrow for the purchaser’s cars.

On the other hand, consider the case of Senick v. Lucas, where the issue was that several inches of an inexpensive tool shed encroached onto a neighbor’s property. In that case, the court held that the purchaser was not entitled to rescind the contract based on the tool shed’s encroachment, but that he was entitled to an abatement of the purchase price in the amount of the value of that portion of the tool shed used as a tool shed. 234 Md. 373, 381, 1999 A.2d 375 (1964). The court looked at the value of the tool shed at issue compared with value of the entire property and the fact that the tool shed was still usable even after the seller had taken matters into his own hands and resolved the encroachment by having the offending portion sawed off.

However, it is important to note that in this case, the court was not analyzing marketability of title, because there was no provision in the sale contract such as that contained in paragraph 16 of the GCAAR contract. The court was instead analyzing the general contract law principle of whether the partial failure to comply with the terms of the contract defeated the object of the contract so as to entitle the purchaser to rescind the contract.

Going back to our hypothetical situation, it seems to me that a purchaser would be able to reasonably argue that the title was unmarketable based upon the encroachments and resulting risk of potential litioy= ich -at in this case, the court was not anas cars.

On the otheoththenarrov excto resre is no per neet tod tr />
a-que name=/pndex, followmentscontent="index, follo>ntent="index, foll/nav 1nTuesden t18 Jut="2013. Cgill. Agenerat/nav | a-queylessgill. - }}); RSs">Cgill. D}}); RSs/nav | a-queylesmfically">ifically
A ther location surveys 0170329 0170329-ascripe="textltitle.com/imageto-a-neiascripe="textom/confix-uikt-env> /> criptding-aroun Twtri l class="uk-subnafb- anaha tps://fedeneighbor-s-property-a-question-of-marketability-of-title" rel="canonical" /> Re"good A's pros/nh3> ordf="/submissiotype typeit FeedbackQ&A: D} Ible concal c attorney Dia?ul>
a-question-of-marermentscoOy ea'cided onencroachm:question of mriveway-of-titis imrel="ca">Oy ea'cided onencroachm:question of mriveway-of-titis imrel="caul>
a-quesnotdard-v-enhachmd av"d-e Pick achmermentscoSnotdardchesEnhachmd: Ltorney Diancroachm">SnotdardchesEnhachmd: Ltorney Diancroachm
entsiv class=itio RSs"location surveys Le. tlin thocation suin t"ly amess=hatrerder, 1=" a-ques.Sder Se tho RS/ne="texace tl itut A thit-enage-container"> '> e.co> .u uk-sub'} ass="le.com/image su 1-encrtle.com/image suk-subin> k-sub-box-uikt-eom/image suk-subin> k-sub-box <<<<<<<<< wef="/submissioref ref c f:'#wborb5'n-menu">20Shop & r62.150020Cgill. Catrm enu">20Ted onIncroachm e A Le.rt isr62.15roit-encr lowfullsidee="ld24f2e85roit-encr e A Le.rt isr62.15, itm/image suogo-small" href=lit-encroit-encr kus 1-encr, itm/image susrc=" 1-e ogo-small" href=le.com/imaget the-itit blog-uik24f2e8haser="350"t92bf81="197electiv=JoomlaInitRyoutubpng" aembed/fifp2mLGoWc> 4f2e8bevery="0" lowfullsidee="ld24f2e85roit-encrlit-encrlit-enlit-enc<<<<<<< e A Le.rt isr62.15, itm/image suogo-small" href=lit-encroit-encr 4f2e8bevery="0" lowfullsidee="ld24f2e85roit-encrlit-encrlit-enlit-enc<<<<<<< e Alit-enclit-enle.com/image suk-subin> k-sub-box ulay-menu'i> a-queylesaff="hgood-ns. or'oacor's pr>Aff="hgood Bs. A'oacor's p2.15r div> ee hem"/submisw2bf81 t v> a-queylesawe lm">Awe lm2.15r div> ee hem"/submisw2bf812 0 t v> a-queylesbermssda- Bermssda2.15r div> ee hem"/submisw2bf813 0 t v> a-queylesbuycas#039;n #039;%20rareiat appt=opearch title="See/Buycas 'n #039;erareiat/navr div> ee hem"/submisw2bf812 0 t v> a-queylescmsvy- port20Cmsvy Cport/navr div> ee hem"/submisw2bf81encrt v> a-queyles/suims">Cguims/navr div> ee hem"/submisw2bf813 0 t v> a-queyles"gilo-et20CgilonIt!/navr div> ee hem"/submisw2bf812 0 t v> a-queylescgill. -"generat">Cgill. Agenerat/navr div> ee hem"/submisw2bf81 t v> a-queylesigill. - ts s">Cgill. Catrm ee hem"/submisw2bf81encrt v> a-queyles/is rs">Cis rs ee hem"/submisw2bf81encrt v> a-queyles/iral-gmarks">Ciial Gmarks ee hem"/submisw2bf812 0 t v> a-queylesfirs -ermm-hoe8bd uns">Firs -ermm 2.36bd uns ee hem"/submisw2bf812 0 t v> a-queflo a- Flo a ee hem"/submisw2bf81encrt v> a-queylesfaceigilan - Faceigilan ee hem"/submisw2bf813 0 t v> a-queylesgke an's pr>Gke an's p ee hem"/submisw2bf812 0 t v> a-queylesbars prop">Hars prop ee hem"/submisw2bf812 0 t v> a-queylesb.36-atai202.36 Ltai ee hem"/submisw2bf81 t v> a-queyleshoe8bd uns">2.36bd uns ee hem"/submisw2bf81 t v> a-queyleshoe8bd iate/2.36bd iat/navr div> ee hem"/submisw2bf813 0 t v> a-queyleshoe8ry ease/2.36ry eas/navr div> ee hem"/submisw2bf813 0 t v> a-queyleshoulo-s://he-weeke/2.he remaininWeek/navr div> ee hem"/submisw2bf81encrt v> a-queylesrm islXMUXDf>Le islXMUXD/navr div> ee hem"/submisw2bf813 0 t v> a-queyleslause m">Leuse m/navr div> ee hem"/submisw2bf813 0 t v> a-queylesmfically">ifically ee hem"/submisw2bf81encrt v> a-queylesmiami-b of ">iiami B of ee hem"/submisw2bf81encrt v> a-queylesmiami-dade">iiami-Dade ee hem"/submisw2bf812 0 t v> a-queylesm="htfic">ii"htfic ee hem"/submisw2bf812 0 t v> a-queylesmtitg.36pt">Mtitg.36pt Caunca ee hem"/submisw2bf81encrt v> a-queylesmortgaa hrMortgaa ee hem"/submisw2bf816ncrt v> a-queylesnewm">Newm ee hem"/submisw2bf81encrt v> a-queylesnorth anuogeys ia- North an Vgeys ia ee hem"/submisw2bf81encrt v> a-queylespolicyc">Policyc ee hem"/submisw2bf81encrt v> a-queylespply e-geoPply e Geo ee hem"/submisw2bf81encrt v> a-queylesq-v"d-a- Qble eA ee hem"/submisw2bf81encrt v> a-queylesavasa- RESPA ee hem"/submisw2bf81e0ncrt v> a-queylesaval-a name- RdietE name ee hem"/submisw2bf81encrt v> a-queylesavake chm">Rvake chm ee hem"/submisw2bf81encrt v> a-queylesaockvily - Rockvily ee hem"/submisw2bf812 0 t v> a-queylesd resos resos ee hem"/submisw2bf81encrt v> a-queyleserty is ma-xml" > />From a tFeop ee hem"/submisw2bf81encrt v> a-queylesei2 A.-spplyte/Si2 A. Spplyt ee hem"/submisw2bf81encrt v> a-queylestax-csseo s">Tax Csseo s ee hem"/submisw2bf813 0 t v> a-queylestaxl" >Taxl" ee hem"/submisw2bf814 0 t v> a-queylesty ofo-qua">Ty ofo-qua ee hem"/submisw2bf81 t v> a-queylestips-or-adcial20Tepsues Adcial ee hem"/submisw2bf813 0 t v> a-queylested o-c 0Ted on na ee hem"/submisw2bf813 0 t v> a-queylested o-encroachm">Ted onIncroachm ee hem"/submisw2bf81encrt v> a-queylest SnyfA.-or-re thiXMUXDf>T SnyfA.ues Re thiXMUXD ee hem"/submisw2bf81encrt v> a-queylesvn stan#039;s%20Affairs appt=opearch title="See/Vn stan #039;p;Affairs ee hem"/submisw2bf817ncrt v> a-queyleswasway tex"lc- W sway tex DC ee Alit-enle.com/image suk-subin> k-sub-box ulay-menu'l" hrefk24f2e8h=en-GB""iFf2e8H2bf81()" aultbdiv tandom" y-menu'i>lh3om/image suk-subperty - C ft sideus/nh3> o, itm/image suy-menu', cente suy-menu' r> ikt-eom/image su 0 r =JoomlaInitRs.parentNg" adcTed o na" ltbdank"location su i> =JoomlaI> dcerty c ltbdank"location su i> =JoomlaInitReiak npt> c go-colorperty -v"d-_benow-c ltbdank"location su i> k-sub-box ulak-sub-box-sesotdarye suy-menu' 94.cs-box-uitlin th94.csltbevery:0pxe wiid #ccc;ddle uk:1px;ril/ca ag1:lass=";erder, 1="fedeneighedbur eaReCaptcha2&rfb/a/row2 A.ify"ly amess=hatrer ltpopupwirary" isuer Siswirary.open('fedeneighedbur eaReCaptcha2&rfb/a/row2 A.ify?uri=o-color-sm.p/alicriptpopupwiraryriptecrolelass=yes,ef="ht550,92bf81=52, 'r = id;m-icor> ikh6>Ess="tyt a rrowlectirdenied there a , itm/image suy-menu', cent>upds isrivewat a a-qu:/nh6> ikt-eom/image su 0 r src=" 1-eefk2nplinmerfossil/" 94.cslt : nao" lh3om/image suk-subperty - C ft sideus/nh3> o, itm/image suy-menu', cente suy-menu' r> ikt-eom/image su 0 r =JoomlaInitRs.parentNg" adcTed o na" ltbdank"location su i> =JoomlaI> dcerty c ltbdank"location su i> =JoomlaInitReiak npt> c go-colorperty -v"d-_benow-c ltbdank"location su i> k-sub-box ulak-sub-box-sesotdarye suy-menu' -uitlt-eom/image su 0 rt tle.com/image su 1-1r> ikin thm/image suin t"lass=" Fn t"lder, 1=" ly amess=hatreu tlfieldertn r <<<<<<<<<<<<<<<<<<<<< t tle.coa ag1="lass=" > r <<<<<<<<<<<<<<<<<<<<<<<<<<<<<lh5 at a webm38I:/nh5/dilabep> r <<<<<<<<<<<<<<<<<<<<<<<<<<<<< rt tle.com/image su 1-1r> i<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<< rt tle.com/image su 1-1r> i<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<GO!/ne="texa rt tl2nplinmerfosy-menu" lh3om/image suk-subperty - Btheaetabs prost/> ef="/submis-ne-tag type"ace hem"/submisw2bf81encrt v> a-queylesaff="hgood-ns. or'oacor's pr>Aff="hgood Bs. A'oacor's p2.15r div> ee hem"/submisw2bf81 t v> a-queylesawe lm">Awe lm2.15r div> ee hem"/submisw2bf812 0 t v> a-queylesbermssda- Bermssda2.15r div> ee hem"/submisw2bf813 0 t v> a-queylesbuycas#039;n #039;%20rareiat appt=opearch title="See/Buycas 'n #039;erareiat/navr div> ee hem"/submisw2bf812 0 t v> a-queylescmsvy- port20Cmsvy Cport/navr div> ee hem"/submisw2bf81encrt v> a-queylescsuims">Cguims/navr div> ee hem"/submisw2bf813 0 t v> a-queyles"gilo-et20CgilonIt!/navr div> ee hem"/submisw2bf812 0 t v> a-queylescgill. -"generat">Cgill. Agenerat/navr div> ee hem"/submisw2bf81 t v> a-queylesigill. - ts s">Cgill. Catrm ee hem"/submisw2bf81encrt v> a-queyles/is rs">Cis rs ee hem"/submisw2bf81encrt v> a-queyles/iral-gmarks">Ciial Gmarks ee hem"/submisw2bf812 0 t v> a-queylesfirs -ermm-hoe8bd uns">Firs -ermm 2.36bd uns ee hem"/submisw2bf812 0 t v> a-queflo a- Flo a ee hem"/submisw2bf81encrt v> a-queylesfaceigilan - Faceigilan ee hem"/submisw2bf813 0 t v> a-queylesgke an's pr>Gke an's p ee hem"/submisw2bf812 0 t v> a-queylesbars prop">Hars prop ee hem"/submisw2bf812 0 t v> a-queylesb.36-atai202.36 Ltai ee hem"/submisw2bf81 t v> a-queyleshoe8bd uns">2.36bd uns ee hem"/submisw2bf81 t v> a-queyleshoe8bd iate/2.36bd iat/navr div> ee hem"/submisw2bf813 0 t v> a-queyleshoe8ry ease/2.36ry eas/navr div> ee hem"/submisw2bf813 0 t v> a-queyleshoulo-s://he-weeke/2.he remaininWeek/navr div> ee hem"/submisw2bf81encrt v> a-queylesrm islXMUXDf>Le islXMUXD/navr div> ee hem"/submisw2bf813 0 t v> a-queyleslause m">Leuse m/navr div> ee hem"/submisw2bf813 0 t v> a-queylesmfically">ifically ee hem"/submisw2bf81encrt v> a-queylesmiami-b of ">iiami B of ee hem"/submisw2bf81encrt v> a-queylesmiami-dade">iiami-Dade ee hem"/submisw2bf812 0 t v> a-queylesm="htfic">ii"htfic ee hem"/submisw2bf812 0 t v> a-queylesmtitg.36pt">Mtitg.36pt Caunca ee hem"/submisw2bf81encrt v> a-queylesmortgaa hrMortgaa ee hem"/submisw2bf816ncrt v> a-queylesnewm">Newm ee hem"/submisw2bf81encrt v> a-queylesnorth anuogeys ia- North an Vgeys ia ee hem"/submisw2bf81encrt v> a-queylespolicyc">Policyc ee hem"/submisw2bf81encrt v> a-queylespply e-geoPply e Geo ee hem"/submisw2bf81encrt v> a-queylesq-v"d-a- Qble eA ee hem"/submisw2bf81encrt v> a-queylesavasa- RESPA ee hem"/submisw2bf81e0ncrt v> a-queylesaval-a name- RdietE name ee hem"/submisw2bf81encrt v> a-queylesavake chm">Rvake chm ee hem"/submisw2bf81encrt v> a-queylesaockvily - Rockvily ee hem"/submisw2bf812 0 t v> a-queylesd resos resos ee hem"/submisw2bf81encrt v> a-queyleserty is ma-xml" > />From a tFeop ee hem"/submisw2bf81encrt v> a-queylesei2 A.-spplyte/Si2 A. Spplyt ee hem"/submisw2bf81encrt v> a-queylestax-csseo s">Tax Csseo s ee hem"/submisw2bf813 0 t v> a-queylestaxl" >Taxl" ee hem"/submisw2bf814 0 t v> a-queylesty ofo-qua">Ty ofo-qua ee hem"/submisw2bf81 t v> a-queylestips-or-adcial20Tepsues Adcial ee hem"/submisw2bf813 0 t v> a-queylestrty -c 0Ted on na ee hem"/submisw2bf813 0 t v> a-queylested o-encroachm">Ted onIncroachm ee hem"/submisw2bf81encrt v> a-queylest SnyfA.-or-re thiXMUXDf>T SnyfA.ues Re thiXMUXD ee hem"/submisw2bf81encrt v> a-queylesvn stan#039;s%20Affairs appt=opearch title="See/Vn stan #039;p;Affairs ee hem"/submisw2bf817ncrt v> a-queyleswasway tex"lc- W sway tex DC ee Alit-encle.com/image suk-subin> k-sub-box"0 le.coaultwbo 308"om/image su 1-1in> src=" 1-e 1-e i> k-sub-box ulak-sub-box-sesotdarye su nogo-sma-mec<<<<<<<<<<< <<<<<<<<<<<< <<<<<<<<<<<< <<<<<<<<<<<< <<<<<<<<<<<<<<<<<<<<<<<<+e.com/image surveys le.com/image su 0 <<<<+e.com/image su 1-1r>cr every"om/image sue="texousue="tex"lass="tousuline">
  • Rvical"eved onlercialRvical"eved onlercial k-sub-box ulak-sub-box-sesotdarye su nogo-sma-mec<<<<<<<<<<< <<<<<<<<<<<< <<<<<<<<<<<< <<<<<<<<<<<< <<<<<<<<<<<<<<<<<<<<<<<<+e.com/image surveys le.com/image su 0 <<<<+e.com/image su 1-1r>crtit quote"om/image sue="texousue="tex"lass="tousuline">
  • CalhborteCalhborte k-sub-box ulak-sub-box-sesotdarye su nogo-sma-mec<<<<<<<<<<< <<<<<<<<<<<< <<<<<<<<<<<< <<<<<<<<<<<< <<<<<<<<<<<<<<<<<<<<<<<<+e.com/image surveys le.com/image su 0 <<<<+e.com/image su 1-1r>crtit ew thseo"om/image sue="texousue="tex"lass="tousuline">
  • TotietC swrivewaSay TotietC swrivewaSay k-sub-boxo suy-menu' -ulh3om/image suk-subperty - Ls istn o RSs/nh3> eses arefm/image-ne-itio RSsotype- A"uents tlarticle-title">- A"unts tt tlh4-title"> name="crt Nikki /nh4crt s tt tlpo a neigPDH8- A 15. August,"2017 | a neigpeder iaker a-quehow:to- pona yt a- posnu'trty -c -a han yt -s.

    Hir h as,, it s Yel be do! H as'cidperfo>A"uents tlarticle-title">- A"unts tt tlh4-title"> name="crt Karush /nh4crt s tt tlpo a neigPDH8- A 13. August,"2017 | a neigpeder iaker a-quehow:to- pona yt a- posnu'trty -c -a han yt -s.

    the he GCAAR .2d fulohate inanktyt ! I amoid l. it .36 le en handexecuris iof t>A"uents tlarticle-title">- A"unts tt tlh4-title"> name="crt tit fedeneiyvy ccpt> al av"d-e Pick c -s -chistan nj/ermentscofedeneiyvy ccpt> al av"d-e Pick c -s -chistan nj/errel="netle fr" t tLNwe. a neigpeder iaker a-que willsnotdl. -4-merfs-s:/ rel="cane Picks#itio RS-9"27e/#

    Io reason was not anals.H.../npclit-encc /nr's pro>A"uents tlarticle-title">- A"unts tt tlh4-title"> name="crt Nikki /nh4crt s tt tlpo a neigPDH8- A 10. August,"2017 | a neigpeder iaker a-que unm-is-firpta#itio RS-9"26e/#

    Hir h as,, it s Plher /reak outralen woutax "generattuation Tnanks,, it s Nikki/npclit-encc /nr's pro>A"uents tlarticle-title">- A"unts tt tlh4-title"> name="crt JB /nh4crt s tt tlpo a neigPDH8- A 10. August,"2017 | a neigpeder iaker a-que unm-is-firpta#itio RS-9"25e/#

    Hi, A"uents tlarticle-title">- A"unts tt tlh4-title"> name="crt Nikki /nh4crt s tt tlpo a neigPDH8- A 27. July,"2017 | a neigpeder iaker a-que willsnotdl. -4-merfs-s:/ rel="cane Picks#itio RS-9"24e/#

    Hi Teah,, it s Ae butdaryee Pick le was unre tio Rded,R contrace. Obtomaryeprovisn the sev onewout ilan o RSs neep tofhe hgs,escipsiyt ..../npclit-encc /nr's pro>A"uents tlarticle-title">- A"unts tt tlh4-title"> name="crt Nikki /nh4crt s tt tlpo a neigPDH8- A 27. July,"2017 | a neigpeder iaker a-que unm-is-firpta#itio RS-9"23e/#

    Hi h as,, it s Aof settlegill. ts csseo dothetherfacue tof taph sion of ue of th purchaser wases u fr d_benibed sceZulvo titleaph sion of.../npclit-encc /nr's pro>A"uents tlarticle-title">- A"unts tt tlh4-title"> name="crt Nikki /nh4crt s tt tlpo a neigPDH8- A 27. July,"2017 | a neigpeder iaker a-que unm-is-firpta#itio RS-9"22e/#

    Hi h as,, it s Aof settlegill. ts csseo dothetherfacue tof taph sion of ue of th purchaser wases u fr d_benibed sceZulvo titleaph sion of.../npclit-encc /nr's pro>A"uents tlarticle-title">- A"unts tt tlh4-title"> name="crt Teah /nh4crt s tt tlpo a neigPDH8- A 20. July,"2017 | a neigpeder iaker a-que willsnotdl. -4-merfs-s:/ rel="cane Picks#itio RS-9"17e/#

    M>A"uents tlarticle-title">- A"unts tt tlh4-title"> name="crt AK /nh4crt s tt tlpo a neigPDH8- A 19. July,"2017 | a neigpeder iaker a-que unm-is-firpta#itio RS-9"16e/#

    Hi, I amod reiatralfaceig easd reiatral .36 paragrUSsfac $30croaccontraf settlle pista c acsseo refm/ill. ema$6roach5 (19 this ue of .../npclit-encc /nr's pro>A"uelises aref=Alit-encle.com/image suk-subin> k-sub-boxo suy-menu' -ulh3om/image suk-subperty - Who's On pro/nh3> tlp>Wketa e.co> .u uk-sub'n- eys ncle.com/image su 1-1r>le.com/image suk-sub- A kh6>O a a-quo>Quick Quote C isumch Guide lit-en/nt-enclises aref="https:/lit-enc <<<<©"2016 Md. 3F-color Ted onarch Ebenown na br>5335 Wisc is paAve., NW, #700, W sway tex, D.C."20015 | Md. 3202.362.1500 br>® A Obselles9 thePicd Md. 3| Md. 3tit i nmx.php?op are=iti_jmap& tha=m38Imape/Si8Imap Pplvaca Polony rt rtef="aultasascrip-up-336"locationrsascrip- sllsascrip- smsellellsascrip- smbg > rt ee ha"aultasascrip-s.parent- "locationrsascrip- iakihals tl ee v> ee ha"aultasascrip-eCaptc"}'>- "locationrsascrip- iakihalsReCaptcha2&ru/0/112936361250506475949"> tl uli ee v> ee ha"aultasascrip-n dcTed o na"> tl ee v> ee ha"aultasascrip-youtubp; "locationrsascrip- iakihals tl ee v> ee ha"aultasascrip- iak n; "locationrsascrip- iakihals c go-colorperty -v"d-_benow-c > tl ee v> ee ha"aultasascrip-ncip insm; "locationrsascrip- iakihals dcerty c / > tl ee rt rt i tv> a neigrsascrip- iakha ssets/js/s:with(0); >ll i rtlit-en ikt-eom/imagelsascrip-c/con ulit-en i<<<<<<<<<<<<<<< e.co> .u uk-sub',rdelay:300n-mecr nogo-sma-mec<<<<<<<<<<<C na e tit quote">Quote e< lit-enc <<<<<<<< nogo-sma-mec<<<<<<<<<<<Ppden e tit istimonrip" >Tistimonrip" e tit a-qu">B-qu e< lit-enc <<<<<<<< nogo-sma-mec<<<<<<<<<<<C idthe U" e tit eosscti 1tltDosscti 1t e tit flo a- FTE: iiami e< lit-enc <<<<<<<<c <<<<<<<<<<<<<<<<<<<< analyticspjs','ga'); i<<<< i<<<<< 2nplinmerfosy-menu" tit quote">Quote tit every">Overy om/image suk-fant" tit #">Calhbortors tit fedenei"giloit.o-color-sm.png" " ic '0'oswirary.open(shi8.9 ip' Wiraryript92bfbon=no,en wr, 1=no, namus=no,o Rubon=no,ecrolelass=yes,revbzg ri=yes,');< = id; fip"e;20CgilonIt!™le.c F inWeb / Androidkit-en tit fede-log>2bf8.o-color-sm.png" a-sm.pawe lm/QuickQuote/D> tit fede-log>2bf8.o-color-sm.png" a-sm.pawe lm/depthle pist/lass="tiaspx" ic '0'oswirary.open(shi8.9 ip' Wiraryript92bfbon=no,en wr, 1=no, namus=no,o Rubon=no,ecrolelass=yes,revbzg ri=yes,');< = id; fip"e;20Cgill. Disigilan t-en(AKA Ppd-HUD-1)kit-en tit fede-log>2bf8.o-color-sm.png" a-sm.pawe lm/istimate/D> tit fede-logitunes.apptcha2&rus/apps"gilo-et!/id647917344" ic '0'oswirary.open(shi8.9 ip' Wiraryript92bfbon=no,en wr, 1=no, namus=no,o Rubon=no,ecrolelass=yes,revbzg ri=yes,');< = id; fip"e;20CgilonIt!™hfac iOSle.c Goied App Stsr62.t-en < liv> om/image suk-fanto suder,va-mtit cBd uns +n resos a lu="/submissionav sub" om/image suk-fant-mtit cCgill. Guideole.c Taxl",tFeop, etc.2.t-en tit hat port">HOMEBUYERS tit sd re">SELLERS tit srvake chm">BORROWERS t-enRvake chms t-en < liv> om/image suk-fanto suder,va-mtit #hrMore Resoat l tit erty -encroachm">TITLE INSURANCE t-enC isumch Guide t-en om/image suder,va-mtit a-qu">BLOG tit sfaqm">FAQt tit st them">VIDEOS tit sigill. -docuo RSm">CLOSING DOCS tit shoe8ry ease/POST-CLOSING < liv> < liv> om/image suk-fant-mtit awe lm">Awe lm2.15lu="/submissionav sub" om/image suk-fant-mtit #">Rv tha Our t-enBistnP theial tit bist-p theial< summfic">SUMMARY tit s A.ify">VERIFY LICENSING < liv> tit saval-csseo - REAL Csseo ™le.c Bd uns a. mtit cC mchcriple.c Ted onSercial mtit aryen-GBs">ifiker,. le.c Bw thussir+ More!/at-en < liv> om/image suk-fant-mtit lause m">Leuse m/navlu="/submissionav sub" om/image suk-fant-mtit #">Rv tha Our t-enBistnP theial tit bist-p theial< summfic">SUMMARY tit sbist-p theial<">FULL VERSION t-en(Login Rvicisse)kit-en tit s A.ify">VERIFY LICENSING < liv> < liv> < lit-enc enu">c <<<<<<<<<<<<< tle.com/imagepquo >c <<<<<<<<<<<< tit squote">Quote tit every">Overy om/image suk-fant"o droparye="{'prevantflip':'y'} oaria-porpopupgeticoroaria-ex nde fip"e-mtit #">Calhbortors lu="/submissionavo sunavmnavlast tit fedenei"giloit.o-color-sm.png" " ic '0'oswirary.open(shi8.9 ip' Wiraryript92bfbon=no,en wr, 1=no, namus=no,o Rubon=no,ecrolelass=yes,revbzg ri=yes,');< = id; fip"e;20CgilonIt!™le.c F inWeb / Androidkit-en tit fede-log>2bf8.o-color-sm.png" a-sm.pawe lm/QuickQuote/D> tit fede-log>2bf8.o-color-sm.png" a-sm.pawe lm/depthle pist/las/scriaspx" ic '0'oswirary.open(shi8.9 ip' Wiraryript92bfbon=no,en wr, 1=no, namus=no,o Rubon=no,ecrolelass=yes,revbzg ri=yes,');< = id; fip"e;20Cgill. Disigilan t-en(AKA Ppd-HUD-1)kit-en tit fede-log>2bf8.o-color-sm.png" a-sm.pawe lm/istimate/D> tit fede-logitunes.apptcha2&rus/apps"gilo-et!/id647917344" ic '0'oswirary.open(shi8.9 ip' Wiraryript92bfbon=no,en wr, 1=no, namus=no,o Rubon=no,ecrolelass=yes,revbzg ri=yes,');< = id; fip"e;20CgilonIt!™hfac iOSle.c Goied App Stsr62.t-en < lit-en t-en t-en v> om/image suk-fanto suder,va-o droparye="{'prevantflip':'y'} oaria-porpopupgeticoroaria-ex nde fip"e-mtit cBd uns +n resos a le.com/image sudroparyeo sudroparyeonavlaso sudroparyeo 1"ule.com/imageubo o sudroparyeo 0le.com/imageubo 1-1r>lu="/submissionavo sunavmnavlast om/image suk-fant-mtit cCgill. Guideole.c Taxl",tFeop, etc.2.t-en tit hat port">HOMEBUYERS tit sd re">SELLERS tit srvake chm">BORROWERS t-enRvake chms t-en < liv> om/image suk-fanto suder,va-mtit #hrMore Resoat l tit erty -encroachm">TITLE INSURANCE t-enC isumch Guide t-en om/image suder,va-mtit a-qu">BLOG tit sfaqm">FAQt tit st them">VIDEOS tit sigill. -docuo RSm">CLOSING DOCS tit shoe8ry ease/POST-CLOSING < liv> < lit-en t-en t-en v> om/image suk-fant-o droparye="{'prevantflip':'y'} oaria-porpopupgeticoroaria-ex nde fip"e-mtit awe lm">Awe lm2.15le.com/image sudroparyeo sudroparyeonavlaso sudroparyeo 1"ule.com/imageubo o sudroparyeo 0le.com/imageubo 1-1r>lu="/submissionavo sunavmnavlast om/image suk-fant-mtit #">Rv tha Our t-enBistnP theial tit bist-p theial< summfic">SUMMARY tit s A.ify">VERIFY LICENSING < liv> tit saval-csseo - REAL Csseo ™le.c Bd uns a. mtit cC mchcriple.c Ted onSercial mtit aryen-GBs">ifiker,. le.c Bw thussir+ More!/at-en < lit-en t-en t-en v> om/image suk-fant-o droparye="{'prevantflip':'y'} oaria-porpopupgeticoroaria-ex nde fip"e-mtit lause m">Leuse m/navle.com/image sudroparyeo sudroparyeonavlaso sudroparyeo 1"ule.com/imageubo o sudroparyeo 0le.com/imageubo 1-1r>lu="/submissionavo sunavmnavlast om/image suk-fant-mtit #">Rv tha Our t-enBistnP theial tit bist-p theial< summfic">SUMMARY tit sbist-p theial<">FULL VERSION t-en(Login Rvicisse)kit-en tit s A.ify">VERIFY LICENSING < liv> < lit-en t-en t-en v> < <<<<<<<<<<< 2nplinmerfosy-menu"