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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link="#0563C1" vlink="#954F72"><div class=WordSection1><p class=MsoNormal><span style='color:#1F497D'>I’m with Joshua. There are multiple cases out of California that say that when an attorney acts as an escrow holder, the attorney has <u>fiduciary</u> duties to both parties. No way do I want to get caught in the middle of that one. <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><div><p class=MsoNormal><a name="Paul_Neumiller"><span style='color:#1F497D'><img width=375 height=225 id="_x0000_i1026" src="cid:image001.jpg@01D1A552.41F45D10"></span></a><span style='color:white'><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 #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b>From:</b> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com] <b>On Behalf Of </b>Josh Grant<br><b>Sent:</b> Tuesday, May 3, 2016 3:29 PM<br><b>To:</b> WSBA Real Property Listserv <wsbarp@lists.wsbarppt.com><br><b>Subject:</b> Re: [WSBARP] closing agent & party attorney - ethics?<o:p></o:p></p></div></div><p class=MsoNormal><o:p> </o:p></p><div><div><div><p class=MsoNormal><span style='font-size:12.0pt;color:black'>My practice is to represent one party only from the get go... and I make that clear every stage, in the P&S etc.. if both parties want me to act as closing agent my form states that the other party acknowledges that I represent one client only and that they have had an independent attorney review all documents before signing or that they confirm they had ample opportunity to have it reviewed, that there can be conflicts that arise between the parties etc etc.and I represent buyer or seller only... and if we do a closing, we never get involved with any discussions or disagreements thereafter.<o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:12.0pt;color:black'>Joshua F. Grant, PS<br>Attorney at Law<br>P. O. Box 619<br>Wilbur, WA 99185<br>tel 509 647 5578<br>fax 509 647 2734<o:p></o:p></span></p></div><div><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'> <o:p></o:p></span></p></div><div><div><p class=MsoNormal style='background:whitesmoke'><b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'> <a href="mailto:andrewhay@washingtonlaw.net" title="andrewhay@washingtonlaw.net">Andrew Hay</a> <o:p></o:p></span></p></div><div><p class=MsoNormal style='background:whitesmoke'><b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'>Sent:</span></b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'> Monday, May 02, 2016 10:12 PM<o:p></o:p></span></p></div><div><p class=MsoNormal style='background:whitesmoke'><b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'>To:</span></b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'> <a href="mailto:wsbarp@lists.wsbarppt.com" title="wsbarp@lists.wsbarppt.com">WSBA Real Property Listserv</a> <o:p></o:p></span></p></div><div><p class=MsoNormal style='background:whitesmoke'><b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'>Subject:</span></b><span style='font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black'> Re: [WSBARP] closing agent & party attorney - ethics?<o:p></o:p></span></p></div></div></div><div><p class=MsoNormal><span style='font-size:12.0pt;color:black'> <o:p></o:p></span></p></div></div><div><p class=MsoNormal><span style='color:black'>There is a conflict, and it’s probably reasonable to think you can perform the duties for both clients. Note – there can be no confidentiality and your advanced written consent forms have to make it clear that you cannot maintain confidences between the clients. If one party discloses anything relative to the transaction to you, you have to share that with the other party. Between clients working with the same lawyer there can be no secrets. It is a dicey position – each of them will think you are their lawyer - but sometimes it can help facilitate a deal and help clients close a transaction at reasonable cost and reasonably fast if those are priorities.<o:p></o:p></span></p><p class=MsoNormal><span style='color:black'>My consent form is attached. Comments appreciated. <o:p></o:p></span></p><p class=MsoNormal><span style='color:black'> <o:p></o:p></span></p><p class=MsoNormal><b><span style='font-family:"Berlin Sans FB";color:black'>Andrew Hay<o:p></o:p></span></b></p><p class=MsoNormal><span style='font-family:"Berlin Sans FB";color:black'>Hay & Swann PLLC<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Berlin Sans FB";color:black'>201 S. 34<sup>th</sup> St.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Berlin Sans FB";color:black'>Tacoma, WA 98418<o:p></o:p></span></p><p class=MsoNormal><i><span style='font-family:"Berlin Sans FB";color:black'><a href="http://www.washingtonlaw.net/">www.washingtonlaw.net</a><o:p></o:p></span></i></p><p class=MsoNormal><i><span style='font-family:"Berlin Sans FB";color:black'><a href="mailto:andrewhay@washingtonlaw.net">andrewhay@washingtonlaw.net</a><o:p></o:p></span></i></p><p class=MsoNormal><span style='font-family:"Berlin Sans FB";color:black'>253.272.2400 (w)<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Berlin Sans FB";color:black'>253.377.3085 (c)<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Berlin Sans FB";color:black'>THIS IS A CONFIDENTIAL COMMUNICATION AND IS INTENDED FOR THE DESIGNATED RECIPIENT ONLY. IF YOU HAVE RECEIVED THIS COMMUNICATION IN ERROR, PLEASE NOTIFY THE SENDER IMMEDIATELY AND DESTROY ALL COPIES<o:p></o:p></span></p><p class=MsoNormal><span style='color:black'> <o:p></o:p></span></p><p class=MsoNormal><span style='color:black'> <o:p></o:p></span></p><p class=MsoNormal><a name="_mailendcompose"><span style='color:black'> <o:p></o:p></span></a></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='color:black'>From:</span></b><span style='color:black'> <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>Matthew R. Johnson<br><b>Sent:</b> Monday, May 2, 2016 5:49 PM<br><b>To:</b> <a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><br><b>Subject:</b> [WSBARP] closing agent & party attorney - ethics?<o:p></o:p></span></p></div></div><p class=MsoNormal><span style='color:black'> <o:p></o:p></span></p><p class=MsoNormal><span style='color:black'>What is the general consensus of an attorney acting as both a party attorney during negotiations and then service as the closing agent to a real property transaction? <o:p></o:p></span></p><p class=MsoNormal><span style='color:black'> <o:p></o:p></span></p><p class=MsoNormal><span style='color:black'>Logically, I think it is well within reason to represent one parties interests until that point where there is a meeting of the minds and then fulfill the duty of impartiality to both sides in carrying out the closing. I have not been able to find clear guidance in any secondary sources that I have access to, but anecdotally I know a few attorneys who do or have done it. <o:p></o:p></span></p><p class=MsoNormal><span style='color:black'> <o:p></o:p></span></p><p class=MsoNormal><span style='color:black'>In my case law search for an answer it seems to be allowable in a commercial transaction so long as each party is independently represented. <i>Hurlbert v. Gordon</i>, 64 Wash. App. 386, 398 (Div. 1 1992); <i>see Stiley v. Block</i>, 130 Wash. 2d 486, 501-02 (1996). (also commercial transaction). <o:p></o:p></span></p><p class=MsoNormal><span style='color:black'> <o:p></o:p></span></p><p class=MsoNormal><span style='color:black'>Would that change in a non-commercial transaction, or where one of the parties is not represented? <o:p></o:p></span></p><p class=MsoNormal><span style='color:black'> <o:p></o:p></span></p><p class=MsoNormal><span style='color:black'>As a practical matter, to those that do it, is it just a matter of getting adequate written disclosures, consents, and encouraging the other side to obtain representation prior to closing?<o:p></o:p></span></p><p class=MsoNormal><span style='color:black'> <o:p></o:p></span></p><p class=MsoNormal><span style='color:black'>Any thoughts or directions to good articels would be appreciated. <o:p></o:p></span></p><p class=MsoNormal><span style='color:black'> <o:p></o:p></span></p><p class=MsoNormal style='background:white'><b><span style='color:#1F497D'>Matthew R. Johnson|</span></b><b><span style='font-size:14.0pt;color:#1F497D'> </span><span style='color:#1F497D'>Attorney at Law</span></b><span style='color:#222222'><o:p></o:p></span></p><p class=MsoNormal style='background:white'><span style='color:#1F497D'>Gravis Law, PLLC<o:p></o:p></span></p><p class=MsoNormal style='background:white'><span style='color:#1F497D'>P.O. Box 182 | 350 E. Main St. <o:p></o:p></span></p><p class=MsoNormal style='background:white'><span style='color:#1F497D'>Dayton, WA 99328</span><span style='color:#222222'><o:p></o:p></span></p><p class=MsoNormal style='background:white'><span style='color:#1F497D'>509-382-2030 (office)<br></span><u><span style='color:#0563C1'><a href="https://www.gravislaw.com/" target="_blank"><span style='color:blue'>Website </span></a></span></u><span style='color:#1F497D'>- <a href="https://www.linkedin.com/pub/matthew-r-johnson/2b/997/87a" target="_blank">LinkedIn</a></span><span style='color:#222222'><o:p></o:p></span></p><p class=MsoNormal style='background:white'><span style='color:#1F497D'> </span><span style='color:#222222'><o:p></o:p></span></p><p class=MsoNormal style='background:white'><span style='color:#1F497D'>NOTICE: This email (including any attachments) is covered by the Electronic Communications Privacy Act (EPCA), 18 U.S.C., Sec. 2510 - 2522, is confidential and privileged. This email is solely for the personal and confidential use of the recipient(s) named above. Receipt by anyone other than the individual recipient(s) is NOT a waiver of attorney-client privilege. Any violation of the ECPA is subject to the penalties stated therein. If you have received this message in error, please notify me immediately by reply e-mail to </span><u><span style='color:#222222;background:#FFFFCC'><a href="mailto:matt@gravislaw.com"><span style='color:blue'>matt@gravislaw.com</span></a></span></u><span style='color:#1F497D'> and immediately delete the original message.</span><span style='color:#222222'><o:p></o:p></span></p><p class=MsoNormal><span style='color:black'> <o:p></o:p></span></p><div class=MsoNormal align=center style='text-align:center'><span style='font-size:12.0pt;color:black'><hr size=3 width="100%" align=center></span></div><p class=MsoNormal><span style='font-size:12.0pt;color:black'>_______________________________________________<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></div></div></body></html>