<html><head><meta http-equiv="Content-Type" content="text/html charset=windows-1252"><base href="x-msg://82/"></head><body style="word-wrap: break-word; -webkit-nbsp-mode: space; -webkit-line-break: after-white-space; ">Isn't the POA a durable power? If so, then what conditions trigger the right to act when the grantor no longer has capacity? If properly written, the POA should allow the nephew to act as agent, lack of capacity notwithstanding, IMHO. Steve Tubbs<br><div><div>On Dec 9, 2014, at 10:18 AM, "Marc Holmes" <<a href="mailto:marc@holmeslawgroup.com">marc@holmeslawgroup.com</a>> wrote:</div><br class="Apple-interchange-newline"><blockquote type="cite"><div lang="EN-US" link="#0563C1" vlink="#954F72" style="font-family: Helvetica; font-size: medium; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; orphans: 2; text-align: -webkit-auto; text-indent: 0px; text-transform: none; white-space: normal; widows: 2; word-spacing: 0px; -webkit-text-size-adjust: auto; -webkit-text-stroke-width: 0px; "><div class="WordSection1" style="page: WordSection1; "><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: rgb(31, 73, 125); ">I agree that the aunt is the real client and the fee agreement should clearly state that and the nephew’s role. I also insist on meeting the client in person, or at a minimum, speaking to him or her by phone so I can judge for myself the person’s capacity and intentions. If I have the slightest doubt, pass.<o:p></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: rgb(31, 73, 125); "> </span></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: rgb(31, 73, 125); "> </span></div><div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: rgb(31, 73, 125); "> </span></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: rgb(31, 73, 125); "> </span></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: rgb(31, 73, 125); "> </span></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: rgb(31, 73, 125); ">Marc Holmes<o:p></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: rgb(31, 73, 125); ">Holmes Law Group PLLC<o:p></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: rgb(31, 73, 125); ">808 5th Ave N<o:p></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: rgb(31, 73, 125); ">Seattle WA 98109<o:p></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: rgb(31, 73, 125); "><a href="http://holmeslawgroup.com/" style="color: rgb(149, 79, 114); text-decoration: underline; "><span style="color: blue; ">HolmesLawGroup.com</span></a><o:p></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: rgb(31, 73, 125); "><a href="mailto:marc@holmeslawgroup.com" style="color: rgb(149, 79, 114); text-decoration: underline; ">marc@holmeslawgroup.com</a><o:p></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: rgb(31, 73, 125); ">Ofc: 206-357-4224<o:p></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: rgb(31, 73, 125); ">Cell: 206-849-0853<o:p></o:p></span></div></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: rgb(31, 73, 125); "> </span></div><div><div style="border-style: solid none none; border-top-width: 1pt; border-top-color: rgb(181, 196, 223); padding: 3pt 0in 0in; "><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><b><span style="font-size: 10pt; font-family: Tahoma, sans-serif; ">From:</span></b><span style="font-size: 10pt; font-family: Tahoma, sans-serif; "><span class="Apple-converted-space"> </span><a href="mailto:wsbarp-bounces@lists.wsbarppt.com">wsbarp-bounces@lists.wsbarppt.com</a> [mailto:wsbarp-<a href="mailto:bounces@lists.wsbarppt.com">bounces@lists.wsbarppt.com</a>]<span class="Apple-converted-space"> </span><b>On Behalf Of<span class="Apple-converted-space"> </span></b>Jeanne Dawes<br><b>Sent:</b><span class="Apple-converted-space"> </span>Tuesday, December 9, 2014 9:49 AM<br><b>To:</b><span class="Apple-converted-space"> </span>WSBA Real Property Listserv<br><b>Subject:</b><span class="Apple-converted-space"> </span>Re: [WSBARP] Who is My Client?<o:p></o:p></span></div></div></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><o:p> </o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 12pt; color: blue; ">It appears the nephew is acting as agent for the Aunt, so the Aunt would be your client. Make sure the POA gives the Nephew the proper authority to do what you need done. I would disclose to the Nephew that you are representing his Aunt, not him individually. Engagement Agreement should address DPOA issues.<o:p></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 12pt; color: blue; "> </span></div><div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><i><span style="font-size: 18pt; font-family: 'TypoUpright BT'; color: blue; ">Jeanne</span></i><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: blue; "><o:p></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: blue; "> </span></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><b><i><span style="font-size: 18pt; font-family: 'TypoUpright BT'; color: blue; ">Jeanne J.</span></i></b><b><i><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: blue; "> </span></i></b><b><i><span style="font-size: 18pt; font-family: 'Bella Donna'; color: blue; ">Dawes<o:p></o:p></span></i></b></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 10pt; font-family: Arial, sans-serif; color: blue; ">Attorney at Law</span><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: blue; "><o:p></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 10pt; font-family: Arial, sans-serif; color: blue; ">Gore & Grewe, P.S.</span><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: blue; "><o:p></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 10pt; font-family: Arial, sans-serif; color: blue; ">103 E. Indiana Avenue, Suite A</span><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: blue; "><o:p></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 10pt; font-family: Arial, sans-serif; color: blue; ">Spokane, WA 99207-2317</span><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: blue; "><o:p></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 10pt; font-family: Arial, sans-serif; color: blue; ">Voice: 509-326-7500</span><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: blue; "><o:p></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 10pt; font-family: Arial, sans-serif; color: blue; ">Fax: 509-326-7503</span><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: blue; "><o:p></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 10pt; font-family: Arial, sans-serif; color: blue; "><a href="mailto:jjdawes@goregrewe.com" style="color: rgb(149, 79, 114); text-decoration: underline; "><span style="color: blue; ">jjdawes@goregrewe.com</span></a></span><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: blue; "><o:p></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 10pt; font-family: Arial, sans-serif; color: blue; ">INFORMATION CONTAINED IN THIS E-MAIL TRANSMISSION IS PRIVILEGED AND CONFIDENTIAL. </span><span style="font-size: 12pt; font-family: 'Times New Roman', serif; color: blue; "></span><span style="font-size: 10pt; font-family: Arial, sans-serif; color: blue; "><o:p></o:p></span></div></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 12pt; color: blue; "> </span></div><div><div style="border-style: solid none none; border-top-width: 1pt; border-top-color: rgb(181, 196, 223); padding: 3pt 0in 0in; "><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><b><span style="font-size: 10pt; font-family: Tahoma, sans-serif; ">From:</span></b><span style="font-size: 10pt; font-family: Tahoma, sans-serif; "><span class="Apple-converted-space"> </span><a href="mailto:wsbarp-bounces@lists.wsbarppt.com" style="color: rgb(149, 79, 114); text-decoration: underline; ">wsbarp-bounces@lists.wsbarppt.com</a><span class="Apple-converted-space"> </span>[<a href="mailto:wsbarp-bounces@lists.wsbarppt.com" style="color: rgb(149, 79, 114); text-decoration: underline; ">mailto:wsbarp-bounces@lists.wsbarppt.com</a>]<span class="Apple-converted-space"> </span><b>On Behalf Of<span class="Apple-converted-space"> </span></b>Paul Neumiller<br><b>Sent:</b><span class="Apple-converted-space"> </span>Tuesday, December 09, 2014 9:42 AM<br><b>To:</b><span class="Apple-converted-space"> </span><a href="mailto:wsbarp@lists.wsbarppt.com" style="color: rgb(149, 79, 114); text-decoration: underline; ">wsbarp@lists.wsbarppt.com</a><br><b>Subject:</b><span class="Apple-converted-space"> </span>[WSBARP] Who is My Client?<o:p></o:p></span></div></div></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><o:p> </o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; ">Never really had this situation before. Aunt is 96 years old and owns a mobile home park. Nephew (and only heir) comes to me to help evict many meth-heads, etc. Nephew has Aunt’s full DPOA effective immediately. Who is my client? The Aunt, by and through the Nephew, or is the Nephew my client, as the attorney in fact for his Aunt? For purposes of the unlawful detainer actions, I believe I have to file on behalf of the Aunt because she owns the property and, so, has standing. I would then have the Nephew sign everything for her, under her name. I just feel a little uncomfortable acting completely using the DPOA. Thanks for your guidance. Paul Neumiller<o:p></o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><o:p> </o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 11pt; font-family: Calibri, sans-serif; "><span style="font-size: 12pt; font-family: 'Times New Roman', serif; "> </span></div></div>_______________________________________________<br>WSBARP mailing list<br><a href="mailto:WSBARP@lists.wsbarppt.com">WSBARP@lists.wsbarppt.com</a><br>http://mailman.fsr.com/mailman/listinfo/wsbarp</div></blockquote></div><br></body></html>