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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-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>Thanks to all who answered my post. <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><a name="Paul_Neumiller"><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'><img width=375 height=225 id="_x0000_i1025" src="cid:image001.jpg@01D013C4.84F0B670"></span></a><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:white'><o:p></o:p></span></p></div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'><o:p> </o:p></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'> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>Eric Nelsen<br><b>Sent:</b> Tuesday, December 9, 2014 12:19 PM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] Who is My Client?<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>I think in the DPOA context you can play it either way, in a manner that probate doesn't necessarily allow.<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><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>1. Agent could be the client, and the scope of representation would be "to assist and advise agent in her/his fiduciary duties toward the principal, on understood task to evict tenants at principal's mobile home park." In this scenario, no attorney-client privilege attaches to any communication with the principal, and the duties of the lawyer are a little different, because the idea is to keep the agent out of trouble by ensuring that exercise of the DPOA is for principal's benefit and not for the client-agent. Would advise on whether and when to evict in the principal's interest.<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><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>2. Principal could be the client, and the scope of representation would be "to assist and advise client on evicting tenants at client's mobile home park" with the agent protected by client's attorney-client privilege as a necessary part of communication. Duty would be directly to the principal, and advising whether and when to evict.<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><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>Sincerely,<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'>Eric<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'>Eric C. Nelsen<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>SAYRE LAW OFFICES, PLLC<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>1320 University St<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>Seattle WA 98101-2837<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>phone 206-625-0092<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:#1F497D'>fax 206-625-9040<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><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'><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><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'> <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>On Behalf Of </b>Roger Hawkes<br><b>Sent:</b> Tuesday, December 09, 2014 11:53 AM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] Who is My Client?<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>All of this raises for me once again, the issue of who is the probate client. I think the consensus is that the client is the PR not the estate; but the reasoning on the dpoa issue is the same; is the agent or the principal the client?<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-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>Roger Hawkes, WSBA # 5173<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>19909 Ballinger Way NE<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>Shoreline, WA 98155<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'><a href="http://www.hawkeslawfirm.com">www.hawkeslawfirm.com</a><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>206 367 5000<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D'>Fax is 206 367 4005<o:p></o:p></span></p></div><p class=MsoNormal><span style='font-size:11.0pt;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'> Steve Tubbs [<a href="mailto:steven.tubbs@comcast.net">mailto:steven.tubbs@comcast.net</a>] <br><b>Sent:</b> Tuesday, December 09, 2014 11:40 AM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] Who is My Client?<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>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<o:p></o:p></p><div><div><p class=MsoNormal>On Dec 9, 2014, at 10:18 AM, "Marc Holmes" <<a href="mailto:marc@holmeslawgroup.com">marc@holmeslawgroup.com</a>> wrote:<o:p></o:p></p></div><p class=MsoNormal style='margin-bottom:12.0pt'><o:p> </o:p></p><div><div><p class=MsoNormal><span style='color:#1F497D'>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.</span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='color:#1F497D'> </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='color:#1F497D'> </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><div><p class=MsoNormal><span style='color:#1F497D'> </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='color:#1F497D'> </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='color:#1F497D'> </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='color:#1F497D'>Marc Holmes</span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='color:#1F497D'>Holmes Law Group PLLC</span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='color:#1F497D'>808 5th Ave N</span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='color:#1F497D'>Seattle WA 98109</span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='color:#1F497D'><a href="http://holmeslawgroup.com/">HolmesLawGroup.com</a></span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='color:#1F497D'><a href="mailto:marc@holmeslawgroup.com"><span style='color:#954F72'>marc@holmeslawgroup.com</span></a></span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='color:#1F497D'>Ofc: 206-357-4224</span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='color:#1F497D'>Cell: 206-849-0853</span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div></div><div><p class=MsoNormal><span style='color:#1F497D'> </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><div><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'>From:</span></b><span class=apple-converted-space><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'> </span></span><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> [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?</span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div></div></div><div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;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.</span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:blue'> </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><div><p class=MsoNormal><i><span style='font-size:18.0pt;font-family:"TypoUpright BT";color:blue'>Jeanne</span></i><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='color:blue'> </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><b><i><span style='font-size:18.0pt;font-family:"TypoUpright BT";color:blue'>Jeanne J.</span><span style='color:blue'> </span></i></b><b><i><span style='font-size:18.0pt;font-family:"Bella Donna";color:blue'>Dawes</span></i></b><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:blue'>Attorney at Law</span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:blue'>Gore & Grewe, P.S.</span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:blue'>103 E. Indiana Avenue, Suite A</span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:blue'>Spokane, WA 99207-2317</span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:blue'>Voice: 509-326-7500</span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:blue'>Fax: 509-326-7503</span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:blue'><a href="mailto:jjdawes@goregrewe.com">jjdawes@goregrewe.com</a></span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:blue'>INFORMATION CONTAINED IN THIS E-MAIL TRANSMISSION IS PRIVILEGED AND CONFIDENTIAL. </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div></div><div><p class=MsoNormal><span style='font-family:"Calibri",sans-serif;color:blue'> </span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><div><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'>From:</span></b><span class=apple-converted-space><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'> </span></span><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif'><a href="mailto:wsbarp-bounces@lists.wsbarppt.com"><span style='color:#954F72'>wsbarp-bounces@lists.wsbarppt.com</span></a><span class=apple-converted-space> </span>[<a href="mailto:wsbarp-bounces@lists.wsbarppt.com"><span style='color:#954F72'>mailto:wsbarp-bounces@lists.wsbarppt.com</span></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"><span style='color:#954F72'>wsbarp@lists.wsbarppt.com</span></a><br><b>Subject:</b><span class=apple-converted-space> </span>[WSBARP] Who is My Client?</span><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div></div></div><div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:11.0pt;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></span></p></div><div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri",sans-serif'> <o:p></o:p></span></p></div><div><p class=MsoNormal> <span style='font-size:11.0pt;font-family:"Calibri",sans-serif'><o:p></o:p></span></p></div><p class=MsoNormal><span style='font-size:13.5pt;font-family:"Helvetica",sans-serif'>_______________________________________________<br>WSBARP mailing list<br><a href="mailto:WSBARP@lists.wsbarppt.com">WSBARP@lists.wsbarppt.com</a><br><a href="http://mailman.fsr.com/mailman/listinfo/wsbarp">http://mailman.fsr.com/mailman/listinfo/wsbarp</a><o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p></div></body></html>