<div dir="ltr">Thanks for all the helpful advice. The buyer's lease also will end closing to the closing date, and the buyer has a family of 5. The storage, having to move twice, finding temporary housing for 5, etc will cost some money and also is a lot of headache. <div><br></div><div>All your advice was really helpful. Thanks!</div><div><br></div><div>Jennifer</div></div><div class="gmail_extra"><br><div class="gmail_quote">On Fri, May 27, 2016 at 11:01 AM, <span dir="ltr"><<a href="mailto:pugetsoundlaw@gmail.com" target="_blank">pugetsoundlaw@gmail.com</a>></span> wrote:<br><blockquote class="gmail_quote" style="margin:0 0 0 .8ex;border-left:1px #ccc solid;padding-left:1ex"><div lang="EN-US" link="blue" vlink="purple"><div><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d">Depends on the terms of the lease. Some leases provide for early termination upon sale, usually with some sort of notice to the tenant – doesn’t sound like that is the case here.<u></u><u></u></span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d"><u></u> <u></u></span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d">A common provision in most of the lease forms that I have seen is that a sale does not affect the lease, that upon sale the prior owner/seller is released, and the tenant is to look solely to the new owner/buyer for performance of the landlord/owner’s duties after closing. It is common for residential real estate to be sold from investor to investor without any prior notice to the tenants. The new landlord takes over for the old landlord, takes subject to the leases, notifies the tenants after closing, and the status quo continues for the tenant. The leases, tenant info, rent rolls, transfer of deposits, etc should be reflected in the P&S documents.<u></u><u></u></span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d"><u></u> <u></u></span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d">However, a lease that provides that the seller is released (as to the tenant) and lease obligations are assumed by the new owner certainly doesn’t relieve the seller of his duties to the buyer as agreed to under the PSA. If the PSA did not contemplate the existing tenancy, such as when the buyer plans to occupy the premises personally, then the seller has a problem as to the buyer.<u></u><u></u></span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d"><u></u> <u></u></span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d">It’s surprising that the realtors weren’t aware of the tenant’s existence, didn’t anyone notice a tenant during the showing or inspection? Not that it matters for practical purposes anymore at this stage.<u></u><u></u></span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d"><u></u> <u></u></span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d">Often a saavy landlord/seller can arrange an accommodation with a tenant to terminate a lease early, such as helping to pay moving expenses or first & last month’s rent at a new rental. However, usually that is going to need to be done at least 30 days or more in advance, especially in this extremely tight rental market.<u></u><u></u></span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d"><u></u> <u></u></span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d">Tara M. Roberts<u></u><u></u></span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d">Puget Sound Law pllc<u></u><u></u></span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d"><a href="mailto:roberts@pugetsoundlaw.com" target="_blank">roberts@pugetsoundlaw.com</a><u></u><u></u></span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d"><u></u> <u></u></span></p><p class="MsoNormal"><span style="font-size:8.0pt;font-family:"Calibri",sans-serif;color:#1f497d"><br></span><span lang="X-NONE" style="font-size:8.0pt;font-family:"Book Antiqua",serif">******************************<br>The information contained in this email is intended as a collegial exchange of ideas, may be incorrect, and is made without warranty of accuracy of any kind. The ideas and opinions expressed in this message are offered as unresearched thoughts, may be retracted or changed without notice, and do not create any attorney-client relationship. They should not be relied upon as applicable to any particular fact situation. Thank you.<br>******************************</span><span style="font-size:8.0pt;font-family:"Calibri",sans-serif;color:#1f497d"><br><br><u></u><u></u></span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d"><u></u> <u></u></span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d"><u></u> <u></u></span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d"><u></u> <u></u></span></p><div><div style="border:none;border-top:solid #e1e1e1 1.0pt;padding:3.0pt 0in 0in 0in"><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:wsbapt-bounces@lists.wsbarppt.com" target="_blank">wsbapt-bounces@lists.wsbarppt.com</a> [mailto:<a href="mailto:wsbapt-bounces@lists.wsbarppt.com" target="_blank">wsbapt-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>Jennifer Sohn<br><b>Sent:</b> Friday, May 27, 2016 10:14 AM<br><b>To:</b> WSBA Probate & Trust Listserv <<a href="mailto:wsbapt@lists.wsbarppt.com" target="_blank">wsbapt@lists.wsbarppt.com</a>><br><b>Subject:</b> Re: [WSBAPT] Closing of home & leasehold<u></u><u></u></span></p></div></div><p class="MsoNormal"><u></u> <u></u></p><div><p class="MsoNormal">Thanks, that is my understanding as well. Seller is adamant that the lease is always subject to the PSA so I wanted to double check.<u></u><u></u></p></div><div><p class="MsoNormal"><u></u> <u></u></p></div><div><p class="MsoNormal">Thanks,<u></u><u></u></p></div><div><p class="MsoNormal"><u></u> <u></u></p></div><div><p class="MsoNormal">Jennifer<u></u><u></u></p></div><div><p class="MsoNormal" style="margin-bottom:12.0pt"><br>On May 27, 2016, at 9:54 AM, Laird, Katherine <<a href="mailto:KatherineLaird@centurypacificlp.com" target="_blank">KatherineLaird@CenturyPacificLP.com</a>> wrote:<u></u><u></u></p></div><blockquote style="margin-top:5.0pt;margin-bottom:5.0pt"><div><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d">Unless the tenancy is month to month (sounds like it is not), the tenant has the contractual right to remain in the property until the end of the lease (assuming no lease default). The seller will be default under the PSA if they are unable to deliver possession. </span><u></u><u></u></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d"> </span><u></u><u></u></p><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Book Antiqua",serif;color:black">Katherine Kramer Laird</span><span style="color:#1f497d"> <br></span><span style="font-size:10.0pt;font-family:"Book Antiqua",serif;color:gray">CenturyPacific,LLLP</span><span style="color:#1f497d"><br></span><span style="font-size:10.0pt;font-family:"Book Antiqua",serif;color:gray">Suite 1680</span><span style="color:#1f497d"> <br></span><span style="font-size:10.0pt;font-family:"Book Antiqua",serif;color:gray">1201 Third Avenue</span><span style="color:#1f497d"> <br></span><span style="font-size:10.0pt;font-family:"Book Antiqua",serif;color:gray">Seattle, WA 98101</span><span style="color:#1f497d"> <br></span><span style="font-size:10.0pt;font-family:"Book Antiqua",serif;color:gray">Ph. <a href="tel:206-757-8892" value="+12067578892" target="_blank">206-757-8892</a>/Mobile. <a href="tel:206-915-0109" value="+12069150109" target="_blank">206-915-0109</a></span><span style="color:#1f497d"> <br></span><span style="font-size:10.0pt;font-family:"Book Antiqua",serif;color:gray">Fax <a href="tel:206-757-7890" value="+12067577890" target="_blank">206-757-7890</a></span><span style="color:#1f497d"> <br></span><span style="font-size:10.0pt;font-family:"Book Antiqua",serif;color:gray"><a href="mailto:katherinelaird@centurypacificlp.com" target="_blank">katherinelaird@centurypacificlp.com</a></span><span style="font-size:10.0pt;font-family:"Book Antiqua",serif;color:black"> </span><u></u><u></u></p><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Book Antiqua",serif;color:black"> </span><span style="color:#1f497d"> </span><u></u><u></u></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1f497d"> </span><u></u><u></u></p><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"> <a href="mailto:wsbapt-bounces@lists.wsbarppt.com" target="_blank">wsbapt-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbapt-bounces@lists.wsbarppt.com" target="_blank">mailto:wsbapt-bounces@lists.wsbarppt.com</a>] <b>On Behalf Of </b>Jennifer Sohn<br><b>Sent:</b> Friday, May 27, 2016 9:46 AM<br><b>To:</b> WSBA Probate & Trust Listserv<br><b>Subject:</b> [WSBAPT] Closing of home & leasehold</span><u></u><u></u></p><p class="MsoNormal"> <u></u><u></u></p><div><p class="MsoNormal">Hi, I have someone who signed a purchase and sale agreement (the standard MLS form) to purchase a home and to get possession on closing. We are less than a week away from closing and we learned that the lease for the tenant at the home does not expire for another month. "Possession on closing" means the seller needs to make sure the tenant is out of there by closing - right?<u></u><u></u></p><div><p class="MsoNormal"><br clear="all"><u></u><u></u></p><div><p class="MsoNormal"> <u></u><u></u></p></div><p class="MsoNormal">-- <u></u><u></u></p><div><div><div><div><div><div><p style="margin:0in;margin-bottom:.0001pt"><span style="font-size:10.0pt;font-family:"Georgia",serif;color:black">Best regards,</span><u></u><u></u></p><p style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial"><span style="font-size:10.0pt;font-family:"Georgia",serif;color:black"> </span><u></u><u></u></p><p style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial"><span style="font-size:10.0pt;font-family:"Georgia",serif;color:black">Jennifer Y. Sohn</span><u></u><u></u></p><p style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial"><span style="font-size:10.0pt;font-family:"Georgia",serif;color:black">Attorney at Law</span><u></u><u></u></p><p style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial"><span style="font-size:10.0pt;font-family:"Georgia",serif;color:black">(Licensed in CA and WA)</span><u></u><u></u></p><p style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial"><span style="font-size:10.0pt;font-family:"Georgia",serif;color:black">Sohn Law PLLC</span><u></u><u></u></p><p style="margin:0in;margin-bottom:.0001pt"><span style="font-size:10.0pt;font-family:"Georgia",serif;color:black">10900 NE 4th Street, Suite 1850</span><u></u><u></u></p><p style="margin:0in;margin-bottom:.0001pt"><span style="font-size:10.0pt;font-family:"Georgia",serif;color:black">Bellevue, WA 98004</span><u></u><u></u></p><p style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial"><span style="font-size:10.0pt;font-family:"Georgia",serif;color:black">Tel: <a href="tel:425.522.3861" value="+14255223861" target="_blank">425.522.3861</a></span><u></u><u></u></p><p style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial"><span style="font-size:10.0pt;font-family:"Georgia",serif;color:black">Fax: <a href="tel:425.732.9748" value="+14257329748" target="_blank">425.732.9748</a> </span><u></u><u></u></p><p style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial"><span style="font-size:10.0pt;font-family:"Georgia",serif;color:black">Email: <a href="mailto:jennifer@sohn-law.com" target="_blank"><span style="color:#0563c1">jennifer@sohn-law.com</span></a></span><u></u><u></u></p><p style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial"><span style="font-size:10.0pt;font-family:"Georgia",serif;color:black"><a href="http://www.sohn-law.com/" target="_blank"><span style="color:#0563c1">http://www.sohn-law.com</span></a></span><u></u><u></u></p><p style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial"><span style="font-size:10.0pt;font-family:"Georgia",serif;color:black"> </span><u></u><u></u></p><p style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial"><span style="font-size:10.0pt;font-family:"Georgia",serif;color:black">Confidential. This electronic mail transmission and any accompanying documents contain information belonging to the sender which may be confidential and legally privileged. This information is intended only for the use of the individual or entity to whom this electronic mail transmission was sent as indicated above. If you are not the intended recipient, any disclosure, copying, distribution, or action taken in reliance on the contents of the information contained in this transmission is strictly prohibited. If you have received this transmission in error, please delete the message. Thank you.</span><u></u><u></u></p><p style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial"><span style="font-size:10.0pt;font-family:"Georgia",serif;color:black"> </span><u></u><u></u></p><p style="margin:0in;margin-bottom:.0001pt;background-image:initial;background-position:initial;background-repeat:initial"><span style="font-size:10.0pt;font-family:"Georgia",serif;color:black">Circular 230 Disclaimer. Any U.S. federal tax advice contained in this communication (including any attachments) is not intended or written to be used, and may not be used, for the purpose of (i) avoiding penalties under the internal revenue code or (ii) promoting, marketing or recommending to another party any transaction or matter addressed herein.</span><u></u><u></u></p></div></div></div></div></div></div></div></div></div></blockquote><blockquote style="margin-top:5.0pt;margin-bottom:5.0pt"><div><p class="MsoNormal">_______________________________________________<br>WSBAPT mailing list<br><a href="mailto:WSBAPT@lists.wsbarppt.com" target="_blank">WSBAPT@lists.wsbarppt.com</a><br><a href="http://mailman.fsr.com/mailman/listinfo/wsbapt" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbapt</a><u></u><u></u></p></div></blockquote></div></div><br>_______________________________________________<br>
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<a href="http://mailman.fsr.com/mailman/listinfo/wsbapt" rel="noreferrer" target="_blank">http://mailman.fsr.com/mailman/listinfo/wsbapt</a><br></blockquote></div><br><br clear="all"><div><br></div>-- <br><div class="gmail_signature" data-smartmail="gmail_signature"><div dir="ltr"><div><div dir="ltr"><div><div dir="ltr"><p style="margin:0px;padding:0px;color:rgb(0,0,0);font-size:13px;background-image:initial;background-position:initial;background-repeat:initial"><font face="georgia, serif">Best regards,<u></u><u></u></font></p><p style="margin:0px;padding:0px;color:rgb(0,0,0);font-size:13px;background-image:initial;background-position:initial;background-repeat:initial"><font face="georgia, serif"> <u></u><u></u></font></p><p style="margin:0px;padding:0px;color:rgb(0,0,0);font-size:13px;background-image:initial;background-position:initial;background-repeat:initial"><font face="georgia, serif">Jennifer Y. Sohn<u></u><u></u></font></p><p style="margin:0px;padding:0px;color:rgb(0,0,0);font-size:13px;background-image:initial;background-position:initial;background-repeat:initial"><font face="georgia, serif">Attorney at Law<u></u><u></u></font></p><p style="margin:0px;padding:0px;color:rgb(0,0,0);font-size:13px;background-image:initial;background-position:initial;background-repeat:initial"><font face="georgia, serif">(Licensed in CA and WA)<u></u><u></u></font></p><p style="margin:0px;padding:0px;color:rgb(0,0,0);font-size:13px;background-image:initial;background-position:initial;background-repeat:initial"><font face="georgia, serif">Sohn Law PLLC<u></u><u></u></font></p><p style="margin:0px;padding:0px;color:rgb(0,0,0);font-size:13px"><font face="georgia, serif"><span style="background-image:initial;background-position:initial;background-repeat:initial">10900 NE 4th Street, Suite 1850</span><u></u><u></u></font></p><p style="margin:0px;padding:0px;color:rgb(0,0,0);font-size:13px"><font face="georgia, serif"><span style="background-image:initial;background-position:initial;background-repeat:initial">Bellevue, WA 98004</span><u></u><u></u></font></p><p style="margin:0px;padding:0px;color:rgb(0,0,0);font-size:13px;background-image:initial;background-position:initial;background-repeat:initial"><font face="georgia, serif">Tel: <a rel="nofollow" style="margin:0px;padding:0px;text-decoration:underline;color:rgb(25,106,212);outline:none;background:transparent">425.522.3861</a><u></u></font></p><p style="margin:0px;padding:0px;color:rgb(0,0,0);font-size:13px;background-image:initial;background-position:initial;background-repeat:initial"><font face="georgia, serif">Fax: <a rel="nofollow" style="margin:0px;padding:0px;text-decoration:underline;color:rgb(25,106,212);outline:none;background:transparent">425.732.9748</a> <u></u></font></p><p style="margin:0px;padding:0px;color:rgb(0,0,0);font-size:13px;background-image:initial;background-position:initial;background-repeat:initial"><font face="georgia, serif">Email: <a rel="nofollow" href="mailto:jennifer@sohn-law.com" style="margin:0px;padding:0px;color:rgb(25,106,212);outline:none;background:transparent" target="_blank"><span style="color:rgb(5,99,193)">jennifer@sohn-law.com</span></a><u></u><u></u></font></p><p style="margin:0px;padding:0px;color:rgb(0,0,0);font-size:13px;background-image:initial;background-position:initial;background-repeat:initial"><font face="georgia, serif"><a rel="nofollow" href="http://www.sohn-law.com/" style="margin:0px;padding:0px;color:rgb(25,106,212);outline:none;background:transparent" target="_blank"><span style="color:rgb(5,99,193)">http://www.sohn-law.com</span></a><u></u><u></u></font></p><p style="margin:0px;padding:0px;color:rgb(0,0,0);font-size:13px;background-image:initial;background-position:initial;background-repeat:initial"><font face="georgia, serif"> <u></u><u></u></font></p><p style="margin:0px;padding:0px;color:rgb(0,0,0);font-size:13px;background-image:initial;background-position:initial;background-repeat:initial"><font face="georgia, serif">Confidential. This electronic mail transmission and any accompanying documents contain information belonging to the sender which may be confidential and legally privileged. This information is intended only for the use of the individual or entity to whom this electronic mail transmission was sent as indicated above. If you are not the intended recipient, any disclosure, copying, distribution, or action taken in reliance on the contents of the information contained in this transmission is strictly prohibited. If you have received this transmission in error, please delete the message. Thank you.<u></u><u></u></font></p><p style="margin:0px;padding:0px;color:rgb(0,0,0);font-size:13px;background-image:initial;background-position:initial;background-repeat:initial"><font face="georgia, serif"> <u></u><u></u></font></p><p style="margin:0px;padding:0px;color:rgb(0,0,0);font-size:13px;background-image:initial;background-position:initial;background-repeat:initial"><font face="georgia, serif">Circular 230 Disclaimer. Any U.S. federal tax advice contained in this communication (including any attachments) is not intended or written to be used, and may not be used, for the purpose of (i) avoiding penalties under the internal revenue code or (ii) promoting, marketing or recommending to another party any transaction or matter addressed herein.</font></p></div></div></div></div></div></div>
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