Although you do not necessarily need an attorney, legal representation may be helpful not only for negotiating with the lenders, but for a better understanding of the possible consequences of various approaches, whether renegotiation, short sale, foreclosure, or something else.
Without addressing whether you have a valid claim against the either the bond or the contractor's liability insurance, it is the law in Washington that a valid claimant on a bond has two years from the time the debt was incurred in which to make a claim against a bond. The liability insurance policy would be an "occurrence-based" policy, so it is the timing of the event giving rise to the contractor's liability that determines which policy is relevant -- regardless if the policy has expired.
It sounds as if the seller has complied with what you requested pursuant to your inspector's findings, and that the electrician who performed those repairs made a recommendation for a desirable though not necessary upgrade. So, if you want to make that change and get rid of the Zinco panel, that probably will be at your expense.
This could be a breach of the implied warranty of habitability and, if you have a custom construction contract, a breach of the contract. Before hiring an expert, you should retain counsel to review your contract (whether a purchase-and-sale agreement or construction contract), to consider what claims you might have. You may also want to have your lawyer review your homeowner's insurance policy to assess whether you have a claim. It is good that you have photos, and it would be a good idea...
The trust deed statute in Washington has an election of remedies provision under which a deficiency judgment is not available following a non-judicial foreclosure, but where a deficiency judgment is available if the deed is foreclosed judicially (through a lawsuit). Short sales and deeds in lieu of foreclosure are technically settlements, so unless the agreement between the borrower and the lender specifically provides that the deed is being accepted by the bank in lieu of pursuit of a non-...
Assuming you are a material supplier and provided the necessary Notice to Owner within the timeframe required based on your delivery date, you should be OK. However, keep in mind that the lien is not filed against the subcontractor, it is filed against the property and therefore against the owner. As a courtesy and precaution, as well as a means of expediting resolution of the claim, we like to provide owners with notice of liens we are filing for our clients.
We have seen this very thing happen to some of our clients in the past, and the short answer is yes, it is possible to pursue a lender for inaccurate credit reporting. Proving your damages may be difficult (but certainly not impossible). The more important remedy, for most of our clients, is to get that inaccuracy corrected once and for all.
No. The lien laws only allow certain professional service providers, and those who have a judgment against you, to put a lien on your property. And if the lien is not foreclosed upon within 8 months of its filing date, it is ineffective.
You will likely need to consider possible claims for adverse possession against your neighbor, claims for non-disclosure against your seller, and perhaps even claims against the title insurer. This does not sound like a simple matter. If your neighbor is unwilling to participate in mutual boundary line adjustments, and even if he is, you will still be well served to consult legal counsel.