<html xmlns:v="urn:schemas-microsoft-com:vml" xmlns:o="urn:schemas-microsoft-com:office:office" xmlns:w="urn:schemas-microsoft-com:office:word" xmlns:m="http://schemas.microsoft.com/office/2004/12/omml" xmlns="http://www.w3.org/TR/REC-html40"><head><meta http-equiv=Content-Type content="text/html; charset=utf-8"><meta name=Generator content="Microsoft Word 14 (filtered medium)"><!--[if !mso]><style>v\:* {behavior:url(#default#VML);}
o\:* {behavior:url(#default#VML);}
w\:* {behavior:url(#default#VML);}
.shape {behavior:url(#default#VML);}
</style><![endif]--><style><!--
/* Font Definitions */
@font-face
{font-family:Calibri;
panose-1:2 15 5 2 2 2 4 3 2 4;}
@font-face
{font-family:Tahoma;
panose-1:2 11 6 4 3 5 4 4 2 4;}
@font-face
{font-family:"Trebuchet MS";
panose-1:2 11 6 3 2 2 2 2 2 4;}
/* Style Definitions */
p.MsoNormal, li.MsoNormal, div.MsoNormal
{margin:0in;
margin-bottom:.0001pt;
font-size:11.0pt;
font-family:"Calibri","sans-serif";}
a:link, span.MsoHyperlink
{mso-style-priority:99;
color:blue;
text-decoration:underline;}
a:visited, span.MsoHyperlinkFollowed
{mso-style-priority:99;
color:purple;
text-decoration:underline;}
p
{mso-style-priority:99;
mso-margin-top-alt:auto;
margin-right:0in;
mso-margin-bottom-alt:auto;
margin-left:0in;
font-size:12.0pt;
font-family:"Times New Roman","serif";}
p.MsoAcetate, li.MsoAcetate, div.MsoAcetate
{mso-style-priority:99;
mso-style-link:"Balloon Text Char";
margin:0in;
margin-bottom:.0001pt;
font-size:8.0pt;
font-family:"Tahoma","sans-serif";}
span.BalloonTextChar
{mso-style-name:"Balloon Text Char";
mso-style-priority:99;
mso-style-link:"Balloon Text";
font-family:"Tahoma","sans-serif";}
span.EmailStyle20
{mso-style-type:personal;
font-family:"Times New Roman","serif";
color:windowtext;}
span.EmailStyle21
{mso-style-type:personal;
font-family:"Calibri","sans-serif";
color:#1F497D;}
span.EmailStyle22
{mso-style-type:personal;
font-family:"Calibri","sans-serif";
color:#1F497D;}
span.EmailStyle23
{mso-style-type:personal;
font-family:"Calibri","sans-serif";
color:#1F497D;}
span.EmailStyle24
{mso-style-type:personal-reply;
font-family:"Calibri","sans-serif";
color:#1F497D;}
.MsoChpDefault
{mso-style-type:export-only;
font-size:10.0pt;}
@page WordSection1
{size:8.5in 11.0in;
margin:1.0in 1.0in 1.0in 1.0in;}
div.WordSection1
{page:WordSection1;}
--></style><!--[if gte mso 9]><xml>
<o:shapedefaults v:ext="edit" spidmax="1027" />
</xml><![endif]--><!--[if gte mso 9]><xml>
<o:shapelayout v:ext="edit">
<o:idmap v:ext="edit" data="1" />
</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><span style='color:#1F497D'>Rob says that there is a “</span><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>signed RESPA with a ready, willing and able residential purchaser for the exact sale amount”<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Justin: apart from the commission issue, do you believe the seller can refuse to sell notwithstanding the signed Agreement?</span><span style='color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><div><p class=MsoNormal><b><span style='font-size:14.0pt;color:#1F497D'><o:p> </o:p></span></b></p><p class=MsoNormal><b><span style='font-size:12.0pt;font-family:"Arial","sans-serif";color:red'>I AM TYPICALLY IN THE SEATTLE OFFICE ON TUESDAY AND THURSDAY AND IN THE MOUNT VERNON OFFICE ON MONDAY, WEDNESDAY AND FRIDAY <o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:green'><o:p> </o:p></span></b></p><p class=MsoNormal><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Ronald G. Housh, P.S.</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'><o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Attorney at Law</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'><o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-family:"Arial","sans-serif";color:#1F497D'> <o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Seattle Office:</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'><o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>1420 Fifth Avenue, Suite 3000</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'><o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Seattle, WA 98101-2393</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'><o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Phone: 206-381-1341</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'><o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Fax: 206-464-0461</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'><o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Email: </span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'><a href="mailto:ron@housh.org"><span style='color:#1F497D'>ron@housh.org</span></a><o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-family:"Arial","sans-serif";color:#1F497D'><o:p> </o:p></span></b></p><p class=MsoNormal><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Mount Vernon Office:</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'><o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>21411 Bluejay Place</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'><o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Mount Vernon, WA 98274</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'><o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Phone: 206-235-2459</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'><o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Email: <a href="mailto:ron@housh.org"><span style='color:#1F497D'>ron@housh.org</span></a><o:p></o:p></span></b></p><p class=MsoNormal><b><span style='font-family:"Arial","sans-serif";color:#1F497D'><o:p> </o:p></span></b></p><div align=center><table class=MsoNormalTable border=0 cellspacing=0 cellpadding=0 width=600 style='width:6.25in'><tr><td width=324 valign=top style='width:243.0pt;padding:0in 0in 0in 0in'><p class=MsoNormal><span style='font-size:8.5pt;font-family:"Trebuchet MS","sans-serif";color:#5C5B5B'><o:p> </o:p></span></p></td><td width=276 style='width:207.0pt;padding:0in 0in 0in 0in'><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'><o:p> </o:p></span></p></td></tr></table></div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'><o:p> </o:p></span></p></div><p class=MsoNormal><span style='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"'> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>Justin Monro<br><b>Sent:</b> Thursday, January 29, 2015 11:59 AM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] Commission Owed? Procuring Cause Where Broker Locates A Willing Buyer But Residential Seller Refuses to Sell<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='color:#1F497D'>Well I disagree with David. David’s issue is different if I am wrong then correct me. But I did file a complaint in court and we did lose. The judge stated in the ruling that a seller is not obligated to sell their property even if the property is listed and then owe a commission. I tried to argue that I was owed a commission because I presented a ready willing able buyer, judge didn’t buy it because no mutual contract was completed by the seller and the buyer therefore no commission owed to buyers broker. <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>The Listing contract is only between the listing agent and the seller, not the buyer’s agent or broker. <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>IMO you will lose this argument, How is a judge to force a seller to pay a buyer’s broker a commission when no PSA have been signed? judges are reluctant to provide fees to a broker for which a seller has not signed a PSA. Seller is only “offering” to the public to sell the property, the listing agreement doesn’t mean that they have to sell the property to a person and then the buyer’s broker is entitled to a commission. <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Also a ready willing buyer is only a buyer who has “waived” all contingencies and inspections. <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><div><p class=MsoNormal><span style='color:#1F497D'>Sincerely,<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Justin K. Monro<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Attorney at Law<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>The Monro Law Firm P.S. Inc.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>1830 Bickford Ave. Ste 204<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Snohomish, WA 98290<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>P:360.863.3728<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>F:360.863.3985<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>CONFIDENTIALITY NOTE: This e-mail message contains information belonging to The Monro Law Firm P.S. Inc. which may be privileged, confidential and/or protected from disclosure. The information is intended only for the use of the individual or entity named above. If you think that you have received this message in error, please contact the sender. If you are not the intended recipient, any dissemination, distribution or copying is strictly prohibited.<o:p></o:p></span></p></div><p class=MsoNormal><span style='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>David Williams<br><b>Sent:</b> Thursday, January 29, 2015 11:30 AM<br><b>To:</b> 'WSBA Real Property Listserv'<br><b>Subject:</b> Re: [WSBARP] Commission Owed? Procuring Cause Where Broker Locates A Willing Buyer But Residential Seller Refuses to Sell<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>I disagree with Justin as I’ve successfully litigated the issue of a ready, willing, and able buyer entitling a real estate broker to a commission. My take is that when a broker procures a ready, willing and able buyer (a factual determination), writes an offer consistent with the listing terms, and submits the offer to the seller, the broker has fully performed under the listing agreement. The seller then owes a commission to the broker, but does not have an obligation to sell the property to the RWA buyer. In my case, the broker was awarded fees in addition to the commission.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>The problem is that the broker will have to sue and prove that the buyer was in fact, a ready, willing and able buyer and that requires the buyer to cooperate by providing financial records.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>Like Justin, I’m also a real estate broker.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;color:#1F497D'>David Williams<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;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>Justin Monro<br><b>Sent:</b> Thursday, January 29, 2015 11:00 AM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] Commission Owed? Procuring Cause Where Broker Locates A Willing Buyer But Residential Seller Refuses to Sell<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='color:#1F497D'>No, I filed a complaint on this same issue in Sno. Co. court and lost in 2007. Read 18.86. Just because you have a buyer ready and willing, doesn’t mean the seller has to even sell their house at all. <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>I am a real estate broker too. The only time a broker is going to receive compensation/commission (maybe) is if the buyer uses another agent/broker to induce the sale if the original broker had already showed them this property or thereby using the listing agent and closing the deal. I have been successful in winning those arguments because the NWMLS has an arbitration provision that all members must use this arbitration process first in commission disputes.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>But, your issue is different and I wouldn’t even approach it. Your client if they do proceed in court will lose and they will have to pay attorney fees.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><div><p class=MsoNormal><span style='color:#1F497D'>Sincerely,<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Justin K. Monro<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Attorney at Law<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>The Monro Law Firm P.S. Inc.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>1830 Bickford Ave. Ste 204<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Snohomish, WA 98290<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>P:360.863.3728<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>F:360.863.3985<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>CONFIDENTIALITY NOTE: This e-mail message contains information belonging to The Monro Law Firm P.S. Inc. which may be privileged, confidential and/or protected from disclosure. The information is intended only for the use of the individual or entity named above. If you think that you have received this message in error, please contact the sender. If you are not the intended recipient, any dissemination, distribution or copying is strictly prohibited.<o:p></o:p></span></p></div><p class=MsoNormal><span style='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>Rob Rowley<br><b>Sent:</b> Thursday, January 29, 2015 9:41 AM<br><b>To:</b> WSBA RPPT<br><b>Subject:</b> [WSBARP] Commission Owed? Procuring Cause Where Broker Locates A Willing Buyer But Residential Seller Refuses to Sell<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Is a licensed Washington residential real estate broker entitled to a commission where they locate and have an signed RESPA with a ready, willing and able residential purchaser for the exact sale amount set forth in the listing agreement but the seller is being incredibly difficult and refuses to sell to the buyer. I’m familiar with the procuring cause doctrine. See below.</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>I've cut-and-paste below the language in the listing agreement which appears to grant the listing agent a commission where there is no closed sale but a ready, willing and able purchaser for the exact sale amount.</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Commission owed when “Firm procures a buyer for the Sale of the Property on the terms of this Agreement….”</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Your thoughts?</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Rob Rowley</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'>Spokane</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span><o:p></o:p></p><p class=MsoNormal style='margin-left:.2pt;mso-line-height-alt:8.7pt;text-autospace:none'><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:#494948'>4. <span style='letter-spacing:1.9pt'> </span>TOTAL <span style='letter-spacing:.15pt'> </span>COMMISSION.<span style='letter-spacing:1.05pt'> </span>(Complete<span style='letter-spacing:2.05pt'> </span>all<span style='letter-spacing:1.05pt'> </span>applicable provisions) <span style='letter-spacing:.5pt'> </span>If,<span style='letter-spacing:1.15pt'> </span>while<span style='letter-spacing:1.4pt'> </span>this<span style='letter-spacing:1.65pt'> </span>Agreement<span style='letter-spacing:1.7pt'> </span>remains<span style='letter-spacing:1.75pt'> </span>in<span style='letter-spacing:1.15pt'> </span>effect,<span style='letter-spacing:1.0pt'> </span>Firm<span style='letter-spacing:1.3pt'> </span>procures <span style='letter-spacing:.6pt'> </span>a<span style='letter-spacing:.4pt'> </span>buyer for</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:0in;margin-right:4.65pt;margin-bottom:0in;margin-left:14.2pt;margin-bottom:.0001pt;text-autospace:none'><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:#494948'>the<span style='letter-spacing:1.25pt'> </span>Sale<span style='letter-spacing:1.05pt'> </span>of<span style='letter-spacing:.45pt'> </span>the<span style='letter-spacing:.95pt'> </span>Property<span style='letter-spacing:1.6pt'> </span>on<span style='letter-spacing:.85pt'> </span>the<span style='letter-spacing:1.3pt'> </span>terms<span style='letter-spacing:.45pt'> </span>in<span style='letter-spacing:1.1pt'> </span>this<span style='letter-spacing:1.1pt'> </span>Agreement<span style='letter-spacing:1.1pt'> </span>or<span style='letter-spacing:1.15pt'> </span>on<span style='letter-spacing:.75pt'> </span>other<span style='letter-spacing:.95pt'> </span>terms<span style='letter-spacing:.95pt'> </span>acceptable<span style='letter-spacing:1.85pt'> </span>to<span style='letter-spacing:.15pt'> </span>Seller,<span style='letter-spacing:1.1pt'> </span>or<span style='letter-spacing:.5pt'> </span>Seller<span style='letter-spacing:1.05pt'> </span>directly<span style='letter-spacing:1.55pt'> </span>or<span style='letter-spacing:.65pt'> </span>indirectly<span style='letter-spacing:2.1pt'> </span>Sells or <span style='letter-spacing:-.6pt'> </span>contracts <span style='letter-spacing:.45pt'> </span>to<span style='letter-spacing:1.9pt'> </span>Sell<span style='letter-spacing:2.1pt'> </span>any<span style='letter-spacing:2.05pt'> </span>interest <span style='letter-spacing:.35pt'> </span>in<span style='letter-spacing:1.8pt'> </span>the<span style='letter-spacing:2.2pt'> </span>Property, <span style='letter-spacing:.1pt'> </span>then<span style='letter-spacing:2.2pt'> </span>Seller <span style='letter-spacing:.6pt'> </span>Will<span style='letter-spacing:-.5pt'> </span>pay <span style='letter-spacing:.05pt'> </span>Firm<span style='letter-spacing:1.9pt'> </span>a<span style='letter-spacing:1.85pt'> </span>commission: <span style='letter-spacing:.3pt'> </span>in<span style='letter-spacing:2.05pt'> </span>the<span style='letter-spacing:1.7pt'> </span>case <span style='letter-spacing:.4pt'> </span>of<span style='letter-spacing:2.05pt'> </span>a<span style='letter-spacing:1.9pt'> </span>sale<span style='letter-spacing:2.35pt'> </span>or <span style='letter-spacing:.35pt'> </span>exchang<span style='letter-spacing:.35pt'>e</span></span><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:#A3A3A3'>,</span><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:0in;margin-right:3.3pt;margin-bottom:0in;margin-left:14.2pt;margin-bottom:.0001pt;text-indent:9.2pt;mso-line-height-alt:10.1pt;text-autospace:none'><u><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:#494948'>6<span style='letter-spacing:-.75pt'> </span><span style='letter-spacing:.15pt'>·</span>000</span></u><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:#494948'> <span style='letter-spacing:-.2pt'> </span>%<span style='letter-spacing:1.45pt'> </span>of<span style='letter-spacing:.3pt'> </span>the<span style='letter-spacing:.55pt'> </span>total selling<span style='letter-spacing:.8pt'> </span>price,<span style='letter-spacing:.2pt'> </span>but<span style='letter-spacing:.8pt'> </span>not<span style='letter-spacing:.65pt'> </span>less<span style='letter-spacing:.95pt'> </span>than$ <span style='letter-spacing:.35pt'> </span>2<span style='letter-spacing:.55pt'>,</span>000.<span style='letter-spacing:-1.25pt'> </span>00 <span style='letter-spacing:.35pt'> </span></span><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:#858785'>;<span style='letter-spacing:.9pt'> </span></span><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:#494948'>in<span style='letter-spacing:.9pt'> </span>the<span style='letter-spacing:.35pt'> </span>case<span style='letter-spacing:.6pt'> </span>of<span style='letter-spacing:.4pt'> </span>a<span style='letter-spacing:-.05pt'> </span>lease, <span style='letter-spacing:1.9pt'> </span></span><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:#858785'>%<span style='letter-spacing:1.2pt'> </span></span><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:#494948'>of<span style='letter-spacing:.3pt'> </span>the total<span style='letter-spacing:.35pt'> </span>gross<span style='letter-spacing:1.0pt'> </span>rents<span style='letter-spacing:.55pt'> </span>payable<span style='letter-spacing:1.3pt'> </span>during<span style='letter-spacing:.95pt'> </span>the<span style='letter-spacing:.4pt'> </span>first <span style='letter-spacing:2.2pt'> </span>year(s)<span style='letter-spacing:1.6pt'> </span>of<span style='letter-spacing:.6pt'> </span>the<span style='letter-spacing:.4pt'> </span>lease<span style='letter-spacing:1.55pt'> </span>term<span style='letter-spacing:.4pt'> </span>plus <span style='letter-spacing:1.7pt'> </span>%of <span style='letter-spacing:.75pt'> </span>the<span style='letter-spacing:.6pt'> </span>total<span style='letter-spacing:.25pt'> </span>gross<span style='letter-spacing:.7pt'> </span>rents payable<span style='letter-spacing:1.35pt'> </span>during<span style='letter-spacing:1.2pt'> </span>the<span style='letter-spacing:.45pt'> </span>remainder of<span style='letter-spacing:.3pt'> </span>the<span style='letter-spacing:.1pt'> </span>lease<span style='letter-spacing:1.15pt'> </span>term.<span style='letter-spacing:-.5pt'> </span>If<span style='letter-spacing:.55pt'> </span>an<span style='letter-spacing:.35pt'> </span>agreed<span style='letter-spacing:.85pt'> </span>lease<span style='letter-spacing:1.3pt'> </span>provides<span style='letter-spacing:1.7pt'> </span>for<span style='letter-spacing:.5pt'> </span>one<span style='letter-spacing:.4pt'> </span>or<span style='letter-spacing:.95pt'> </span>more<span style='letter-spacing:.55pt'> </span>renewal<span style='letter-spacing:.35pt'> </span>option(s)<span style='letter-spacing:1.6pt'> </span>which<span style='letter-spacing:1.0pt'> </span>are<span style='letter-spacing:1.1pt'> </span>exercised.</span><o:p></o:p></p><p class=MsoNormal style='margin-left:14.45pt;mso-line-height-alt:9.7pt;text-autospace:none'><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:#494948'>an<span style='letter-spacing:.5pt'> </span>additional<span style='letter-spacing:.35pt'> </span>commission<span style='letter-spacing:1.4pt'> </span>of <span style='letter-spacing:1.2pt'> </span>%<span style='letter-spacing:.95pt'> </span>of<span style='letter-spacing:.35pt'> </span>the<span style='letter-spacing:.4pt'> </span>rents<span style='letter-spacing:.9pt'> </span>payable<span style='letter-spacing:1.35pt'> </span>during<span style='letter-spacing:1.05pt'> </span>each<span style='letter-spacing:.75pt'> </span>such<span style='letter-spacing:.45pt'> </span>renewal<span style='letter-spacing:1.05pt'> </span>period<span style='letter-spacing:1.15pt'> </span>shall<span style='letter-spacing:.4pt'> </span>be<span style='letter-spacing:.6pt'> </span>paid<span style='letter-spacing:.8pt'> </span>in<span style='letter-spacing:.75pt'> </span>cash<span style='letter-spacing:.4pt'> </span>upon</span><o:p></o:p></p><p class=MsoNormal style='margin-left:14.45pt;text-autospace:none'><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:#494948'>exercise<span style='letter-spacing:2.15pt'> </span>of<span style='letter-spacing:1.1pt'> </span>each<span style='letter-spacing:1.1pt'> </span>such<span style='letter-spacing:1.05pt'> </span>renewal<span style='letter-spacing:1.1pt'> </span>option.<span style='letter-spacing:.75pt'> </span>If<span style='letter-spacing:1.4pt'> </span>an<span style='letter-spacing:1.0pt'> </span>agreed<span style='letter-spacing:1.35pt'> </span>lease<span style='letter-spacing:1.6pt'> </span>provides an<span style='letter-spacing:1.1pt'> </span>option<span style='letter-spacing:1.15pt'> </span>for<span style='letter-spacing:1.15pt'> </span>the<span style='letter-spacing:.65pt'> </span>purchase,<span style='letter-spacing:1.75pt'> </span>then<span style='letter-spacing:1.25pt'> </span>the<span style='letter-spacing:1.4pt'> </span>sale<span style='letter-spacing:.75pt'> </span>commission <span style='letter-spacing:.8pt'> </span>shall<span style='letter-spacing:1.25pt'> </span>be</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span><o:p></o:p></p><p style='line-height:16.9pt'><span style='font-size:11.5pt;font-family:"Arial","sans-serif"'>¶ 18 Prudential argues first that the trial court erred in concluding as a matter <a href="https://scholar.google.com/scholar_case?case=12662020904116579957&q=%22procuring+cause%22&hl=en&as_sdt=4,48#p996"><span style='font-size:10.0pt;color:#AAAAAA;text-decoration:none'>996</span></a><a href="https://scholar.google.com/scholar_case?case=12662020904116579957&q=%22procuring+cause%22&hl=en&as_sdt=4,48#p996" id=p996><span style='font-size:10.0pt;color:#AAAAAA;text-decoration:none'>*996</span></a> of law that it was not the <b><span style='color:black;background:#FFFFCC'>procuring cause</span></b> of the Youngs' sale to the Eastmans. Under the <b><span style='color:black;background:#FFFFCC'>procuring cause</span></b> of sale doctrine, when a party is employed to procure a purchaser and does procure a purchaser to whom a sale is eventually made, that party is entitled to a commission regardless of who makes the sale. <a href="https://scholar.google.com/scholar_case?case=5557530725935576541&q=%22procuring+cause%22&hl=en&as_sdt=4,48"><i><span style='color:#660099'>Prof'ls 100 v. Prestige Realty, Inc.,</span></i><span style='color:#660099'> 80 Wash.App. 833, 836-37, 911 P.2d 1358 (1996)</span></a> (citing <a href="https://scholar.google.com/scholar_case?case=14752154418933755729&q=%22procuring+cause%22&hl=en&as_sdt=4,48"><i><span style='color:#660099'>Willis v. Champlain Cable Corp.,</span></i><span style='color:#660099'> 109 Wash.2d 747, 754, 748 P.2d 621 (1988)</span></a> (citing, in turn, <a href="https://scholar.google.com/scholar_case?case=17316328426877481457&q=%22procuring+cause%22&hl=en&as_sdt=4,48"><i><span style='color:#660099'>Feeley v. Mullikin,</span></i><span style='color:#660099'> 44 Wash.2d 680, 683, 269 P.2d 828 (1954)</span></a>)). A broker is a<b><span style='color:black;background:#FFFFCC'>procuring cause</span></b> of a sale if it sets in motion a series of events culminating in the sale and, in doing so, accomplishes what the broker undertook under the agreement.<a href="https://scholar.google.com/scholar_case?case=18404900289712929203&q=%22procuring+cause%22&hl=en&as_sdt=4,48"><i><span style='color:#660099'>Roger Crane,</span></i><span style='color:#660099'> 74 Wash.App. at 776, 875 P.2d 705</span></a> (quoting <a href="https://scholar.google.com/scholar_case?case=6205961917513517522&q=%22procuring+cause%22&hl=en&as_sdt=4,48"><i><span style='color:#660099'>Bonanza Real Estate, Inc. v. Crouch,</span></i><span style='color:#660099'> 10 Wash.App. 380, 385, 517 P.2d 1371 (1974)</span></a>). The doctrine provides a default standard for liability to pay a commission where the parties have not agreed on a different standard, or where the parties' agreement as to when a commission will be paid proves ineffective. <i>See </i><a href="https://scholar.google.com/scholar_case?case=14752154418933755729&q=%22procuring+cause%22&hl=en&as_sdt=4,48"><i><span style='color:#660099'>Willis,</span></i><span style='color:#660099'> 109 Wash.2d at 755, 748 P.2d 621</span></a>. In cases where the parties' contract includes a standard for liability for a commission that is consistent with the concept of <b><span style='color:black;background:#FFFFCC'>procuring cause</span></b> of sale, case law dealing with the <b><span style='color:black;background:#FFFFCC'>procuring cause</span></b> standard applies. <a href="https://scholar.google.com/scholar_case?case=5557530725935576541&q=%22procuring+cause%22&hl=en&as_sdt=4,48"><i><span style='color:#660099'>Prof'ls 100,</span></i><span style='color:#660099'> 80 Wash.App. at 837-38, 911 P.2d 1358</span></a>. But a contract can provide for payment of commissions to a broker for being something less than the <b><span style='color:black;background:#FFFFCC'>procuring cause</span></b> of sale and when it does, the terms of the contract control unless the contract is ineffective. <i>Id.; and see</i><a href="https://scholar.google.com/scholar_case?case=3489881059366442515&q=%22procuring+cause%22&hl=en&as_sdt=4,48"><i><span style='color:#660099'>Clients' Serv., Inc. v. Pupo,</span></i><span style='color:#660099'> 71 Wash.2d 610, 615, 430 P.2d 552 (1967)</span></a> (whether the broker must have been the <b><span style='color:black;background:#FFFFCC'>procuring cause</span></b> of the sale in order to be entitled to commission depends on the language of the broker's agreement).</span><o:p></o:p></p><p style='line-height:16.9pt'><span style='font-size:11.5pt;font-family:"Arial","sans-serif"'>¶ 19 The terms under which Prudential was entitled to a commission <i>during</i> the term of its listing agreement with the Youngs included instances consistent with the concept of <b><span style='color:black;background:#FFFFCC'>procuring cause</span></b> of sale. But the tail provision in this case is not couched in <b><span style='color:black;background:#FFFFCC'>procuring cause</span></b> terms. It provides:</span><o:p></o:p></p><p class=MsoNormal style='line-height:16.9pt'><span style='font-size:11.5pt;font-family:"Arial","sans-serif"'>If the property or any portion thereof or any interest therein is, directly or indirectly, sold, exchanged, leased or is purchased under an option, within 365 days after the expiration of this Agreement to any person with whom a Broker negotiated or to whose attention the Property was brought through the signs, advertising, or any other action or effort of a Broker, Broker's agents, employees or subagents, or on information secured directly or indirectly from or through a Broker during the term of this Agreement, then Seller shall pay Broker the above compensation.</span><o:p></o:p></p><p style='line-height:16.9pt'><span style='font-size:11.5pt;font-family:"Arial","sans-serif"'>CP at 37, ¶ 8(a). Because the Eastmans' offer and the sale of the Youngs' home occurred after the listing agreement expired, it is the tail provision of the listing agreement that controls. Prudential is entitled to a commission only if the conditions of the tail provision, not the <b><span style='color:black;background:#FFFFCC'>procuring cause</span></b> doctrine, are satisfied.</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'> </span><o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal style='line-height:12.0pt'><b><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'> </span></b><o:p></o:p></p><p class=MsoNormal style='line-height:12.0pt'><b><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'> </span></b><o:p></o:p></p><p class=MsoNormal style='line-height:12.0pt'><!--[if gte vml 1]><v:shapetype id="_x0000_t75" coordsize="21600,21600" o:spt="75" o:preferrelative="t" path="m@4@5l@4@11@9@11@9@5xe" filled="f" stroked="f">
<v:stroke joinstyle="miter" />
<v:formulas>
<v:f eqn="if lineDrawn pixelLineWidth 0" />
<v:f eqn="sum @0 1 0" />
<v:f eqn="sum 0 0 @1" />
<v:f eqn="prod @2 1 2" />
<v:f eqn="prod @3 21600 pixelWidth" />
<v:f eqn="prod @3 21600 pixelHeight" />
<v:f eqn="sum @0 0 1" />
<v:f eqn="prod @6 1 2" />
<v:f eqn="prod @7 21600 pixelWidth" />
<v:f eqn="sum @8 21600 0" />
<v:f eqn="prod @7 21600 pixelHeight" />
<v:f eqn="sum @10 21600 0" />
</v:formulas>
<v:path o:extrusionok="f" gradientshapeok="t" o:connecttype="rect" />
<o:lock v:ext="edit" aspectratio="t" />
</v:shapetype><v:shape id="_x0000_s1026" type="#_x0000_t75" alt="" style='position:absolute;margin-left:0;margin-top:0;width:64.5pt;height:97.5pt;z-index:251658240;mso-wrap-distance-left:9pt;mso-wrap-distance-top:0;mso-wrap-distance-right:9pt;mso-wrap-distance-bottom:0;mso-position-horizontal:left;mso-position-horizontal-relative:text;mso-position-vertical-relative:line' o:allowoverlap="f">
<v:imagedata src="cid:image006.jpg@01D03BC1.11021360" o:title="image002" />
<w:wrap type="square"/>
</v:shape><![endif]--><![if !vml]><img width=86 height=130 src="cid:image006.jpg@01D03BC1.11021360" align=left hspace=12 v:shapes="_x0000_s1026"><![endif]><b><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>Robert R. Rowley</span></b><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'> | Attorney at Law</span><o:p></o:p></p><p class=MsoNormal style='line-height:12.0pt'><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>505 W. Riverside Ave, Suite 500</span><o:p></o:p></p><p class=MsoNormal style='line-height:12.0pt'><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>Spokane, WA 99201</span><o:p></o:p></p><p class=MsoNormal style='line-height:12.0pt'><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>Telephone: (509) 252-5074</span><o:p></o:p></p><p class=MsoNormal style='line-height:12.0pt'><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>Mobile: (509) 994-1143</span><o:p></o:p></p><p class=MsoNormal style='line-height:12.0pt'><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>Facsimile: (509) 928-3084</span><o:p></o:p></p><p class=MsoNormal style='line-height:12.0pt'><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>Email: </span><a href="mailto:rob@rowleylegal.com"><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>rob@rowleylegal.com</span></a><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>Web Site: </span><a href="http://www.rowleylegal.com/"><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>www.rowleylegal.com</span></a><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>Practice concentrated on business, real estate and general legal matters in Washington and Idaho.</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'> </span><o:p></o:p></p><p class=MsoNormal><a href="https://www.facebook.com/rowleylegal"><span style='font-size:10.0pt;font-family:"Times New Roman","serif";color:windowtext;text-decoration:none'><img border=0 width=24 height=24 id="Picture_x0020_2" src="cid:image007.gif@01D03BC1.11021360"></span></a><a href="https://www.linkedin.com/pub/rob-rowley/11/172/b20"><span style='font-size:10.0pt;font-family:"Times New Roman","serif";color:windowtext;text-decoration:none'><img border=0 width=24 height=24 id="Picture_x0020_3" src="cid:image008.gif@01D03BC1.11021360"></span></a><a href="https://twitter.com/ROBERTRROWLEY"><span style='font-size:10.0pt;font-family:"Times New Roman","serif";color:windowtext;text-decoration:none'><img border=0 width=24 height=24 id="Picture_x0020_4" src="cid:image009.gif@01D03BC1.11021360"></span></a><a href="http://www.yelp.com/biz/robert-r-rowley-spokane"><span style='font-size:10.0pt;font-family:"Times New Roman","serif";color:windowtext;text-decoration:none'><img border=0 width=43 height=21 id="Picture_x0020_5" src="cid:image010.jpg@01D03BC1.11021360"></span></a><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>NOTICE: The contents of this message and any attachments may be protected by the attorney-client privilege, work product doctrine or other applicable protections. If you are not the intended recipient or have received this message in error, please notify the sender and promptly delete the message. Thank you for your assistance.</span><o:p></o:p></p><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:"Times New Roman","serif";color:#222222'>DISCLAIMER: You should recognize that responses provided by e-mail means are akin to ordinary telephone or face-to-face conversations and do not reflect the level of factual or legal inquiry or analysis which would be applied in the case of a formal legal opinion. A formal opinion may very well reach a different conclusion.</span><o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p></div></body></html>