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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'>When I see attorneys filing cases solely for the purposes of getting an attorney’s fee award when their client was not damaged in any way shape or form, it makes me ashamed to be an attorney.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'>Someday I would like to see the attorney’s fee provision revisited in landlord/tenant law. A number of attorneys are making their living off of awards exceeding $10,000 against small, sometimes elderly landlords who file pro se eviction cases with minor defects using Supreme Court approved forms. Often multipliers are awarded. If the Bar is going to encourage pro se filings “to make access to the courts affordable and easier to the pro se filer” there should be some duty on the courts to give some guidance to the pro se filer. I was speaking with a judge in a smaller county and told him about the multipliers that were being awarded in some counties. He was astounded and thought that was absurd. I agree. <o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'>Harry<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><div><p class=MsoNormal><b><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'>LAW OFFICES OF <br>HEIST, WEISSE & WOLK P.A.<br>PH: 1 800 253 8428<br>FAX: 1 800 367 9038<br>"Serving the Property Management Professional"<br>Website: </span></b><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><a href="http://www.evict.com/"><b><span style='font-family:"Arial","sans-serif"'>www.evict.com</span></b></a></span><b><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'> <br>Email: </span></b><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><a href="mailto:harry@evict.com"><b><span style='font-family:"Arial","sans-serif"'>harry@evict.com</span></b></a></span><b><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'><o:p></o:p></span></b></p><table class=MsoNormalTable border=0 cellpadding=0 align=left width="100%" style='width:100.0%;margin-left:6.75pt;margin-right:6.75pt;margin-bottom:7.75pt'><tr style='height:19.9pt'><td width="16%" rowspan=2 style='width:16.3%;padding:1.5pt 1.5pt 1.5pt 1.5pt;height:19.9pt'><table class=MsoTableGrid border=0 cellspacing=0 cellpadding=0 width=360 style='width:3.75in;border-collapse:collapse;border:none'><tr><td width=64 valign=top style='width:48.3pt;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormal style='mso-element:frame;mso-element-frame-hspace:9.0pt;mso-element-wrap:around;mso-element-anchor-vertical:paragraph;mso-element-anchor-horizontal:margin;mso-element-top:4.55pt;mso-height-rule:exactly'><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'><a href="https://www.facebook.com/pages/Heist-Weisse-Wolk-PA/343965575625870"><span style='font-size:10.0pt;color:#1F497D;text-decoration:none'><img border=0 width=37 height=37 id="Picture_x0020_1" src="cid:image003.png@01D1E69B.5BC1C540"></span></a></span><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p></o:p></span></p></td><td width=296 valign=top style='width:221.7pt;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;mso-element:frame;mso-element-frame-hspace:9.0pt;mso-element-wrap:around;mso-element-anchor-vertical:paragraph;mso-element-anchor-horizontal:margin;mso-element-top:4.55pt;mso-height-rule:exactly'><b><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'><br></span></b><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'>Visit us on Facebook</span></b><span style='font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p></o:p></span></p></td></tr></table></td><td width="82%" valign=bottom style='width:82.74%;padding:1.5pt 1.5pt 1.5pt 1.5pt;height:19.9pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:115%'><span style='font-size:10.0pt;line-height:115%;color:#1F497D'><o:p> </o:p></span></p></td></tr><tr style='height:19.85pt'><td width="82%" valign=bottom style='width:82.74%;padding:1.5pt 1.5pt 1.5pt 1.5pt;height:19.85pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:115%;mso-element:frame;mso-element-frame-hspace:9.0pt;mso-element-wrap:around;mso-element-anchor-vertical:paragraph;mso-element-anchor-horizontal:margin;mso-element-top:4.55pt;mso-height-rule:exactly'><b><span style='font-family:"Arial","sans-serif";color:#1F497D'><o:p> </o:p></span></b></p></td></tr></table><p class=MsoNormal><span style='font-size:7.5pt;font-family:"Arial","sans-serif";color:#1F497D'>THIS E-MAIL MESSAGE IS CONFIDENTIAL, ATTORNEY-CLIENT PRIVILEGED, AND INTENDED FOR THE PERSONS NAMED ABOVE ONLY. ALL OTHER USE, COPYING, OR DISTRIBUTION IS STRICTLY PROHIBITED.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p></div><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'> landten-bounces@lists.flabarrpptl.org [mailto:landten-bounces@lists.flabarrpptl.org] <b>On Behalf Of </b>Todd Allen<br><b>Sent:</b> Monday, July 25, 2016 5:22 PM<br><b>To:</b> RPPTL Landlord Tenant Committee<br><b>Subject:</b> Re: [RPPTL LandTen] Damages for alleged violation of 83.49(1)?<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>I generally do not file 57.105 motions, but I can’t imagine there being a better case.<o:p></o:p></p><div><div><div><div><div><div><div><div><table class=MsoNormalTable border=0 cellspacing=5 cellpadding=0><tr><td style='border:none;border-bottom:solid #9DB6D3 1.0pt;padding:0in 0in 3.75pt 0in'><table class=MsoNormalTable border=0 cellspacing=5 cellpadding=0><tr><td style='border:none;border-bottom:solid #9DB6D3 1.0pt;padding:0in 0in 3.75pt 0in'><p class=MsoNormal><span style='font-size:14.5pt;font-family:"omneslight","serif";color:#1D5A7D'>Todd B. Allen, Esq.</span><span style='font-size:14.5pt;font-family:"omneslight","serif";color:#9DB6D3'> | Attorney</span><o:p></o:p></p></td></tr></table><p class=MsoNormal><span style='font-family:"Times","serif";display:none'><o:p> </o:p></span></p><table class=MsoNormalTable border=0 cellspacing=5 cellpadding=0 width=170 style='width:127.5pt'><tr><td style='padding:0in 0in 0in 0in'><p class=MsoNormal><span style='font-size:11.5pt;font-family:"omneslight","serif";color:#1D5A7D'>[Office]</span><o:p></o:p></p></td><td style='padding:0in 0in 0in 0in'><p class=MsoNormal align=right style='text-align:right'><span style='font-size:11.5pt;font-family:"omneslight","serif";color:#1D5A7D'>239.593.7900</span><o:p></o:p></p></td></tr><tr><td style='padding:0in 0in 0in 0in'><p class=MsoNormal><span style='font-size:11.5pt;font-family:"omneslight","serif";color:#1D5A7D'>[Fax]</span><o:p></o:p></p></td><td style='padding:0in 0in 0in 0in'><p class=MsoNormal align=right style='text-align:right'><span style='font-size:11.5pt;font-family:"omneslight","serif";color:#1D5A7D'>239.593.7909</span><o:p></o:p></p></td></tr><tr><td colspan=2 style='padding:0in 0in 0in 0in'><p class=MsoNormal><a href="http://www.lindsayallenlaw.com/" target="_blank"><span style='font-size:11.5pt;font-family:"omneslight","serif";color:#1D5A7D'>www.lindsayallenlaw.com</span></a><o:p></o:p></p></td></tr></table><p class=MsoNormal><span style='font-family:"Times","serif";display:none'><o:p> </o:p></span></p><table class=MsoNormalTable border=0 cellspacing=5 cellpadding=0 width=214 style='width:160.5pt'><tr><td style='border:none;border-top:solid #9DB6D3 1.0pt;padding:3.75pt 0in 0in 0in'><p class=MsoNormal><span style='font-size:11.5pt;font-family:"omneslight","serif";color:#1D5A7D'>13180 Livingston Road, Ste. 206</span><o:p></o:p></p></td></tr><tr><td style='padding:0in 0in 0in 0in'><p class=MsoNormal><span style='font-size:11.5pt;font-family:"omneslight","serif";color:#1D5A7D'>Naples, FL 34109</span><o:p></o:p></p></td></tr></table><p class=MsoNormal><span style='font-family:"Times","serif";display:none'><o:p> </o:p></span></p><table class=MsoNormalTable border=0 cellspacing=5 cellpadding=0 width=214 style='width:160.5pt'><tr><td style='border:none;border-top:solid #9DB6D3 1.0pt;padding:3.75pt 0in 0in 0in'><p class=MsoNormal><a href="http://www.lindsayallenlaw.com/" target="_blank"><span style='text-decoration:none'><img border=0 width=204 height=52 id="_x0000_i1025" src="http://lindsayallenlaw.com/wp-content/uploads/2015/04/LindsayAllenLaw0150421-2.png"></span></a><o:p></o:p></p></td></tr></table></td></tr></table></table></div></div></div></div></div></div></div><p class=MsoNormal><o:p> </o:p></p><div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><div><p class=MsoNormal>On Jul 25, 2016, at 5:16 PM, Leonard Cabral <<a href="mailto:LensLaw@lenslaw.com">LensLaw@Lenslaw.com</a>> wrote:<o:p></o:p></p></div><p class=MsoNormal><o:p> </o:p></p><div><div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'>I agree with Joseph but I wonder if you think the outcome would be different if the landlord could show that at all times during the tenancy the funds in the account where the money was comingled never went below the amount of the security deposit. (assuming that it stayed there until it was proper to remove). </span><o:p></o:p></p></div><div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'> </span><o:p></o:p></p></div><div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'>Also I was surprised that the definition of theft only requires someone to<span class=apple-converted-space> </span><b><u>temporarily</u></b><span class=apple-converted-space> </span>deprive the use of their property. </span><o:p></o:p></p></div><div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'> </span><o:p></o:p></p></div><div><p class=MsoNormal><i>Florida Statute</i><span class=apple-converted-space> </span>§812.0145(1)(c)1<span class=apple-converted-space> </span><span style='color:navy'>(1),<span class=apple-converted-space> </span></span>a person commits theft if he or she knowingly obtains or uses, or endeavors to obtain or to use, the property of another with intent to, either temporarily or permanently: (a) deprive the other person of a right to the property or a benefit from the property and (b) appropriate the property to his or her own use or to the use of any person not entitled to the use of the property.<o:p></o:p></p></div><div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'> </span><o:p></o:p></p></div><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><div><p class=MsoNormal><b><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'>From:</span></b><span class=apple-converted-space><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'> </span></span><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'><a href="mailto:landten-bounces@lists.flabarrpptl.org"><span style='color:purple'>landten-bounces@lists.flabarrpptl.org</span></a><span class=apple-converted-space> </span>[<a href="mailto:landten-bounces@lists.flabarrpptl.org"><span style='color:purple'>mailto:landten-bounces@lists.flabarrpptl.org</span></a>]<span class=apple-converted-space> </span><b>On Behalf Of<span class=apple-converted-space> </span></b>Joseph S. Hughes, Esq.<br><b>Sent:</b><span class=apple-converted-space> </span>Monday, July 25, 2016 4:28 PM<br><b>To:</b><span class=apple-converted-space> </span>RPPTL Landlord Tenant Committee <<a href="mailto:landten@lists.flabarrpptl.org"><span style='color:purple'>landten@lists.flabarrpptl.org</span></a>><br><b>Subject:</b><span class=apple-converted-space> </span>Re: [RPPTL LandTen] Damages for alleged violation of 83.49(1)?</span><o:p></o:p></p></div></div></div><div><p class=MsoNormal> <o:p></o:p></p></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'>Yes.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-align:justify'><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'>First, when combined with evidence of bad faith, commingling may serve as a basis for civil theft, breach of fiduciary duty, and conversion, permitting treble damages under civil theft in both small claims and county, and punitive damages under breach of fiduciary duty and conversion in county court. In county court, the fees will typically be higher than small claims.</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-align:justify'><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'>Second, although difficult to prevail on, these additional claims may also entitle the tenant to a jury trial as independent tort actions where the lease nonetheless contains a jury trial waiver. This provides the tenant with additional leverage. If the landlord is particularly unlikeable or the emotional elements favor the tenant, this could be devastating to the landlord if the right jury is selected and could result in much higher damages (not to mention attorney's fees and costs). </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-align:justify'><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'>Third, I only know of one 2nd DCA case that says that commingling does not result in a forfeiture of the deposit. This could easily be disagreed with by other DCAs, and since a security deposit is considered "property", I would still make the argument that if the landlord cannot reasonably abide by the notice requirements when s/he has effectively converted the funds, thereby making the deposit unidentifiable for notice purposes, the notice would be defective. After all, how can a landlord make a claim on a deposit that technically no longer exists due to the commingling? Notice that a "deposit" is distinguished from "damages" for I believe this very reason, among others (including to avoid offers of judgment.)</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'>Just my two cents.</span><o:p></o:p></p><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'>---</span><o:p></o:p></p></div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Courier New"'>Joseph S. Hughes, Esq.<br>The Law Office of Joseph Hughes P.A.<br>515 E. Las Olas Blvd. Ste 120<br>Fort Lauderdale, FL 33301<br>Cell: (413) 687-2093<br>Office: (954)256-5125<br>Fax: (954) 256-5126<br><a href="http://www.joehugheslaw.com/" target="_blank"><span style='color:purple'>http://www.joehugheslaw.com</span></a><br><br>The information contained in this email may be attorney privileged and confidential information intended only for the use of the individual or entity named above. If you are not the intended recipient of this message or if this message has been addressed to you in error, please immediately alert the sender by telephone or reply e-mail and delete this message and any attachments.</span><o:p></o:p></p></div></div></div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'> </span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'>On 2016-07-25 15:31, Alberto Cardet wrote:</span><o:p></o:p></p><blockquote style='border:none;border-left:solid #1010FF 1.5pt;padding:0in 0in 0in 5.0pt;margin-left:0in;margin-top:5.0pt;margin-right:0in;margin-bottom:5.0pt'><div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'>Section 83.49(1) requires a landlord to hold a tenant's security deposit in separate account and not commingle said funds with any other funds.</span><o:p></o:p></p></div></div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'> </span><o:p></o:p></p></div></div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'>Tenant vacates and landlord returns 100% of security deposit. Tenant now sues alleging that "upon information and belief" the landlord violated 83.49(1) because landlord commingled funds. Alleges that as a result tenant has suffered damages and in addition demands attorney fees and costs.</span><o:p></o:p></p></div></div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'> </span><o:p></o:p></p></div></div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'>I have heard at local seminars that 83.49(1) does not contain any teeth, in the context that failure to abide by 83.49(1) by itself does not provide any remedy to the tenant or waive the landlord's right to make a claim on the deposit, which the landlord did not make in my case.</span><o:p></o:p></p></div></div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'> </span><o:p></o:p></p></div></div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'>Even if a violation of 83.49(1) exists, is anyone aware of any damages that may be claimed by a tenant? </span><o:p></o:p></p></div></div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'> </span><o:p></o:p></p></div></div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'>Thank you</span><o:p></o:p></p></div></div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'> </span><o:p></o:p></p></div></div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'>Albert</span><o:p></o:p></p></div></div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'> </span><o:p></o:p></p></div></div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'> </span><o:p></o:p></p></div></div><div><div><div><div><div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'>Cardet Law, P.A.</span><o:p></o:p></p></div></div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'>1330 Coral Way #301</span><o:p></o:p></p></div></div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'>Miami FL 33145</span><o:p></o:p></p></div></div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'>305-403-7783</span><o:p></o:p></p></div></div></div></div></div></div></div></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'> </span><o:p></o:p></p></div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Courier New"'>_______________________________________________<br>landten mailing list<br><a href="mailto:landten@lists.flabarrpptl.org"><span style='color:purple'>landten@lists.flabarrpptl.org</span></a><br><a href="http://mailman.fsr.com/mailman/listinfo/landten"><span style='color:purple'>http://mailman.fsr.com/mailman/listinfo/landten</span></a></span><o:p></o:p></p></div></div></blockquote><p class=MsoNormal><span style='font-size:9.0pt;font-family:"Helvetica","sans-serif"'>_______________________________________________<br>landten mailing list<br></span><a href="mailto:landten@lists.flabarrpptl.org"><span style='font-size:9.0pt;font-family:"Helvetica","sans-serif";color:purple'>landten@lists.flabarrpptl.org</span></a><span style='font-size:9.0pt;font-family:"Helvetica","sans-serif"'><br></span><a href="http://mailman.fsr.com/mailman/listinfo/landten"><span style='font-size:9.0pt;font-family:"Helvetica","sans-serif";color:purple'>http://mailman.fsr.com/mailman/listinfo/landten</span></a><o:p></o:p></p></div></blockquote></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal><span style='font-size:7.5pt;font-family:"Arial","sans-serif"'>CONFIDENTIALITY NOTICE: This message contains information from Lindsay & Allen, PLLC that may be privileged and/or confidential. 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