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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'>Andrew, <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'>Thanks for sharing. Your form looks good and seems to be solidly thorough. It may be my style, but I would try to word it in layman’s terms as much as possible and keep it as short as possible. Not sure how I would do that in this regard though. <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'>As a practical matter, I did talk to a very experienced attorney and he said yes you can with informed consent, but if there is anyway you can get out of it, get out of it. Too much risk too little reward. I think I’ll find a closing agent. <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'>Regards, <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><div><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></b><b><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></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>Andrew Hay<br><b>Sent:</b> Monday, May 2, 2016 10:13 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><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/">www.washingtonlaw.net</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">andrewhay@washingtonlaw.net</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<o:p></o:p></span></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><a name="_MailEndCompose"><o:p> </o:p></a></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b>From:</b> <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></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: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><o:p> </o:p></p></div></body></html>