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<p class="MsoNormal"><font size="2" color="#1f497d" face="Calibri"><span style="font-size:11.0pt;color:#1F497D">Thanks Eric.<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Calibri"><span style="font-size:11.0pt;color:#1F497D"><o:p> </o:p></span></font></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Calibri"><span style="font-size:11.0pt;color:#1F497D">How is this for a question. The PR, while they have letters testamentary, is acting contrary to the sole beneficiary’s wishes. Given the specific
bequests of the property, does not the PR have a fiduciary duty to get the sole beneficiary’s consent to sell?<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Calibri"><span style="font-size:11.0pt;color:#1F497D"><o:p> </o:p></span></font></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Calibri"><span style="font-size:11.0pt;color:#1F497D">Further, given the status of the seller as a PR, is not the PSA subject to the terms of the Will by implication?<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Calibri"><span style="font-size:11.0pt;color:#1F497D"><o:p> </o:p></span></font></p>
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<p class="MsoNormal"><font size="2" color="#1f497d" face="Copperplate Gothic Light"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light","sans-serif";color:#1F497D">Catherine C. Clark<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Copperplate Gothic Light"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light","sans-serif";color:#1F497D">Law Office of Catherine C. Clark PLLC<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Copperplate Gothic Light"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light","sans-serif";color:#1F497D">701 Fifth Avenue, Suite 4105<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Copperplate Gothic Light"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light","sans-serif";color:#1F497D">Seattle, WA 98104<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Copperplate Gothic Light"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light","sans-serif";color:#1F497D">Phone: (206) 838-2528<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Copperplate Gothic Light"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light","sans-serif";color:#1F497D">Fax: (206) 374-3003<o:p></o:p></span></font></p>
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<a href="mailto:cat@loccc.com"><font color="blue"><span style="color:blue">cat@loccc.com</span></font></a><o:p></o:p></span></font></p>
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<p class="MsoNormal"><font size="2" color="#1f497d" face="Copperplate Gothic Light"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light","sans-serif";color:#1F497D">NOTICE: The information contained in this electronic information transmission
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<p class="MsoNormal"><b><font size="2" face="Tahoma"><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";font-weight:bold">From:</span></font></b><font size="2" face="Tahoma"><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif""> wsbarp-bounces@lists.wsbarppt.com
[mailto:wsbarp-bounces@lists.wsbarppt.com] <b><span style="font-weight:bold">On Behalf Of
</span></b>Eric Nelsen<br>
<b><span style="font-weight:bold">Sent:</span></b> Thursday, December 04, 2014 3:41 PM<br>
<b><span style="font-weight:bold">To:</span></b> WSBA Real Property Listserv<br>
<b><span style="font-weight:bold">Subject:</span></b> Re: [WSBARP] Two Suits or One?<o:p></o:p></span></font></p>
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<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt"><o:p> </o:p></span></font></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Calibri"><span style="font-size:11.0pt;color:#1F497D">Initiate one TEDRA action in the county of the probate.
<a href="http://app.leg.wa.gov/rcw/default.aspx?cite=11.96A.050">RCW 11.96A.050(5)</a>. Once the lawsuit is filed, a lis pendens recorded in both counties might be okay, but it's a tricky question as to whether the suit to restrain the PR from selling truly
involves "an action affecting title to real property." <a href="http://app.leg.wa.gov/rcw/default.aspx?cite=4.28.320">
RCW 4.28.320</a>. Arguably, the case is about whether the PR has authority to sell--that is, authority to deliver title--but I haven't researched the scope of the lis pendens statute. Beware potential fee award for recording an invalid lis pendens.
<a href="http://app.leg.wa.gov/rcw/default.aspx?cite=4.28.328">RCW 4.28.328</a>.<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Calibri"><span style="font-size:11.0pt;color:#1F497D"><o:p> </o:p></span></font></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Calibri"><span style="font-size:11.0pt;color:#1F497D">But you don't need a suit in each county--Superior Court jurisdiction is statewide so any county can affect real estate in any other county. Case
caption in the lis pendens will of course name the county of venue, even if recorded in a different county.<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Calibri"><span style="font-size:11.0pt;color:#1F497D"><o:p> </o:p></span></font></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Calibri"><span style="font-size:11.0pt;color:#1F497D">Restraining order might be a good option if lis pendens isn't available, though if the PSAs are already signed and enforceable, your client might
be stuck--the PR would end up breaching the PSA, and the innocent third party Buyer will win on a specific performance action and get attorney fees against the Estate. Your client will be left with only a suit against the PR for breach of fiduciary duty, and
I don't know what the measure of damages could be, except perhaps the loss of Estate money to pay the buyers' attorney fees...<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Calibri"><span style="font-size:11.0pt;color:#1F497D"><o:p> </o:p></span></font></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Calibri"><span style="font-size:11.0pt;color:#1F497D">I don't think
<a href="http://app.leg.wa.gov/rcw/default.aspx?cite=11.04.250">RCW 11.04.250</a> gets too far, because the heirs' vesting is subordinate to any court-appointed PR, and the buyer under a PSA is almost certainly a "person lawfully claiming under the personal
representative" clause. But I could be all wet--this was typed on the fly while avoiding other work. :-)<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Calibri"><span style="font-size:11.0pt;color:#1F497D"><o:p> </o:p></span></font></p>
<p class="MsoNormal"><font size="3" color="#1f497d" face="Calibri"><span style="font-size:12.0pt;color:#1F497D">Sincerely,<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="3" color="#1f497d" face="Calibri"><span style="font-size:12.0pt;color:#1F497D"><o:p> </o:p></span></font></p>
<p class="MsoNormal"><font size="3" color="#1f497d" face="Calibri"><span style="font-size:12.0pt;color:#1F497D">Eric<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="3" color="#1f497d" face="Calibri"><span style="font-size:12.0pt;color:#1F497D"><o:p> </o:p></span></font></p>
<p class="MsoNormal"><font size="3" color="#1f497d" face="Calibri"><span style="font-size:12.0pt;color:#1F497D">Eric C. Nelsen<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="3" color="#1f497d" face="Calibri"><span style="font-size:12.0pt;color:#1F497D">SAYRE LAW OFFICES, PLLC<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="3" color="#1f497d" face="Calibri"><span style="font-size:12.0pt;color:#1F497D">1320 University St<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="3" color="#1f497d" face="Calibri"><span style="font-size:12.0pt;color:#1F497D">Seattle WA 98101-2837<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="3" color="#1f497d" face="Calibri"><span style="font-size:12.0pt;color:#1F497D">phone 206-625-0092<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="3" color="#1f497d" face="Calibri"><span style="font-size:12.0pt;color:#1F497D">fax 206-625-9040<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Calibri"><span style="font-size:11.0pt;color:#1F497D"><o:p> </o:p></span></font></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Calibri"><span style="font-size:11.0pt;color:#1F497D"><o:p> </o:p></span></font></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Calibri"><span style="font-size:11.0pt;color:#1F497D"><o:p> </o:p></span></font></p>
<p class="MsoNormal"><font size="2" color="#1f497d" face="Calibri"><span style="font-size:11.0pt;color:#1F497D"><o:p> </o:p></span></font></p>
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<p class="MsoNormal"><b><font size="2" face="Tahoma"><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";font-weight:bold">From:</span></font></b><font size="2" face="Tahoma"><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif"">
<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com">mailto:wsbarp-bounces@lists.wsbarppt.com</a>]
<b><span style="font-weight:bold">On Behalf Of </span></b>Clark, Catherine<br>
<b><span style="font-weight:bold">Sent:</span></b> Thursday, December 04, 2014 2:50 PM<br>
<b><span style="font-weight:bold">To:</span></b> WSBA Real Property Listserv<br>
<b><span style="font-weight:bold">Subject:</span></b> [WSBARP] Two Suits or One?<o:p></o:p></span></font></p>
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<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt"><o:p> </o:p></span></font></p>
<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt">Listmates:<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt"><o:p> </o:p></span></font></p>
<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt">I have been recently hired to represent the sole beneficiary of an estate for which probate was initiated approximately 6 weeks ago. The personal representative has signed two
purchase and sale agreements for the sale of two properties identified in the will and specifically devised to my client. The client does not agree that these properties should be sold. Notice to creditors has gone out, but it does not appear that the notice
has been published. Thus, the four-month creditor's claim period has not expired if in fact it has been initiated. Counsel for the personal representative has withdrawn and thus she is operating as an unrepresented individual.<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt"><o:p> </o:p></span></font></p>
<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt">One property is located in King County and the other in Pierce County. My sense is that I initiate two suits, one in each county, to restrain each independent transaction. My
other inclination is to record a lis pendens in each county asserting the claim to title by my client. Seems to me that in order to do that I need a separate lawsuit in each County.<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt"><o:p> </o:p></span></font></p>
<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt">The other option is to pursue restraining orders restraining each transaction and not record a lis pendens. My challenge there is that I know the title company for one transaction
(which is not listed in the MLS) and for the other transaction I only know the listing agent which is listed in the MLS.<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt"><o:p> </o:p></span></font></p>
<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt">Which we would you go on this?<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt"><o:p> </o:p></span></font></p>
<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt">All responses appreciated.<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt"><o:p> </o:p></span></font></p>
<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt">Thank you<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" face="Calibri"><span style="font-size:11.0pt"><o:p> </o:p></span></font></p>
<p class="MsoNormal"><font size="2" face="Copperplate Gothic Light"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light","sans-serif"">Catherine C. Clark<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" face="Copperplate Gothic Light"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light","sans-serif"">Law Office of Catherine C. Clark PLLC<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" face="Copperplate Gothic Light"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light","sans-serif"">701 Fifth Avenue, Suite 4105<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" face="Copperplate Gothic Light"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light","sans-serif"">Seattle, WA 98104<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" face="Copperplate Gothic Light"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light","sans-serif"">Phone: (206) 838-2528<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" face="Copperplate Gothic Light"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light","sans-serif"">Fax: (206) 374-3003<o:p></o:p></span></font></p>
<p class="MsoNormal"><font size="2" face="Copperplate Gothic Light"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light","sans-serif"">Email:
<a href="mailto:cat@loccc.com">cat@loccc.com</a><o:p></o:p></span></font></p>
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<p class="MsoNormal"><font size="2" face="Copperplate Gothic Light"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light","sans-serif"">I have dictated this email using Dragon voice recognition software. Please excuse any errors as it learns
my voice.<o:p></o:p></span></font></p>
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<p class="MsoNormal"><font size="2" face="Copperplate Gothic Light"><span style="font-size:10.5pt;font-family:"Copperplate Gothic Light","sans-serif"">NOTICE: The information contained in this electronic information transmission is confidential. If you are
not the intended recipient, or the employee or agent responsible for delivering it to the intended recipient, you are hereby notified that any use, dissemination, distribution or copying of this communication is prohibited. If you received this communication
in error, please immediately notify the sender by telephone at (206) 838-2528. Thank you.<o:p></o:p></span></font></p>
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