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<DIV style="FONT-SIZE: 12pt; FONT-FAMILY: 'Calibri'; COLOR: #000000">
<DIV>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.</DIV>
<DIV> </DIV>
<DIV style="FONT-SIZE: 12pt; FONT-FAMILY: 'Calibri'; COLOR: #000000">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<BR></DIV>
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style='FONT-SIZE: small; TEXT-DECORATION: none; FONT-FAMILY: "Calibri"; FONT-WEIGHT: normal; COLOR: #000000; FONT-STYLE: normal; DISPLAY: inline'>
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<DIV> </DIV>
<DIV style="BACKGROUND: #f5f5f5">
<DIV style="font-color: black"><B>From:</B> <A title=andrewhay@washingtonlaw.net
href="mailto:andrewhay@washingtonlaw.net">Andrew Hay</A> </DIV>
<DIV><B>Sent:</B> Monday, May 02, 2016 10:12 PM</DIV>
<DIV><B>To:</B> <A title=wsbarp@lists.wsbarppt.com
href="mailto:wsbarp@lists.wsbarppt.com">WSBA Real Property Listserv</A> </DIV>
<DIV><B>Subject:</B> Re: [WSBARP] closing agent & party attorney -
ethics?</DIV></DIV></DIV>
<DIV> </DIV></DIV>
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<P class=MsoNormal>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></P>
<P class=MsoNormal>My consent form is attached. Comments appreciated.
<o:p></o:p></P>
<P class=MsoNormal><o:p></o:p> </P>
<P class=MsoNormal><B><SPAN
style='FONT-FAMILY: "Berlin Sans FB",sans-serif'>Andrew
Hay<o:p></o:p></SPAN></B></P>
<P class=MsoNormal><SPAN style='FONT-FAMILY: "Berlin Sans FB",sans-serif'>Hay
& Swann PLLC<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style='FONT-FAMILY: "Berlin Sans FB",sans-serif'>201 S.
34<SUP>th</SUP> St.<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style='FONT-FAMILY: "Berlin Sans FB",sans-serif'>Tacoma, WA
98418<o:p></o:p></SPAN></P>
<P class=MsoNormal><I><SPAN style='FONT-FAMILY: "Berlin Sans FB",sans-serif'><A
href="http://www.washingtonlaw.net/"><SPAN
style="COLOR: #0563c1">www.washingtonlaw.net</SPAN></A><o:p></o:p></SPAN></I></P>
<P class=MsoNormal><I><SPAN style='FONT-FAMILY: "Berlin Sans FB",sans-serif'><A
href="mailto:andrewhay@washingtonlaw.net"><SPAN
style="COLOR: #0563c1">andrewhay@washingtonlaw.net</SPAN></A><o:p></o:p></SPAN></I></P>
<P class=MsoNormal><SPAN
style='FONT-FAMILY: "Berlin Sans FB",sans-serif'>253.272.2400
(w)<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN
style='FONT-FAMILY: "Berlin Sans FB",sans-serif'>253.377.3085
(c)<o:p></o:p></SPAN></P>
<P class=MsoNormal><SPAN style='FONT-FAMILY: "Berlin Sans FB",sans-serif'>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</SPAN><SPAN
style='FONT-FAMILY: "Berlin Sans FB",sans-serif'><o:p></o:p></SPAN></P>
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<DIV>
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<P class=MsoNormal><B>From:</B> wsbarp-bounces@lists.wsbarppt.com
[mailto:wsbarp-bounces@lists.wsbarppt.com] <B>On Behalf Of </B>Matthew R.
Johnson<BR><B>Sent:</B> Monday, May 2, 2016 5:49 PM<BR><B>To:</B>
wsbarp@lists.wsbarppt.com<BR><B>Subject:</B> [WSBARP] closing agent & party
attorney - ethics?<o:p></o:p></P></DIV></DIV>
<P class=MsoNormal><o:p></o:p> </P>
<P class=MsoNormal>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></P>
<P class=MsoNormal><o:p></o:p> </P>
<P class=MsoNormal>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></P>
<P class=MsoNormal><o:p></o:p> </P>
<P class=MsoNormal>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></P>
<P class=MsoNormal><o:p></o:p> </P>
<P class=MsoNormal>Would that change in a non-commercial transaction, or where
one of the parties is not represented? <o:p></o:p></P>
<P class=MsoNormal><o:p></o:p> </P>
<P class=MsoNormal>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></P>
<P class=MsoNormal><o:p></o:p> </P>
<P class=MsoNormal>Any thoughts or directions to good articels would be
appreciated. <o:p></o:p></P>
<P class=MsoNormal><o:p></o:p> </P>
<P class=MsoNormal style="BACKGROUND: white"><B><SPAN
style="COLOR: #1f497d">Matthew R. Johnson|</SPAN></B><B><SPAN
style="FONT-SIZE: 14pt; 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
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<P class=MsoNormal style="BACKGROUND: white"><SPAN
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