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<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:#002060">The late and wise John Gose had many reasons to be fond of the Deed of Trust method of foreclosure that he helped to create in Washington. If he had been on the Supreme Court
he may have changed the course of the recent judicial path. I think he would have put more emphasis on the certainty element that the court always mentions. But I doubt he would have gone out of his way to protect absentee mortgage owners of securitized mortgages.
Setting that speculation aside…<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:#002060"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:#002060">I will speak only for myself and my underwriting judgment for title insurance issued following foreclosures. I will trust all readers not to rely upon this message as a basis
to expect title insurance from any title company I might be employed by at that time.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:#002060"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:#002060">My answer to the relative insurability question Marc Holmes asked is, in my opinion, real estate contract forfeitures are less likely to be set aside against the seller than
deed of trust non-judicial sales are likely to be set aside against the lender. All other risk factors equal, I am less willing to assume risk to insure the lender after a recent Trustee sale. However, at the time of a resale, I do not perceive a difference
in the risk that the forfeiture or foreclosure would be set aside against a bona fide purchaser.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:#002060"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:#002060">Recent cases seem to be settling down, so at present I feel comfortable that I am able to recognize the higher risk profiles that are more likely to set aside a non-judicial
foreclosure sale. So, if the procedures look correct on the record, the Trustee is known to me to be dedicated to quality, and if the borrower does not stop the sale, then I conclude the sale is not likely to be set aside against a bona fide purchaser that
acquires at the foreclosure sale, or at resale from the lender that acquires at the foreclosure sale.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:#002060"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:#002060">Washington real estate contract forfeitures have not been discussed in appellate decisions anything like the recent volume of cases challenging Trustee sales. I do believe there
are fewer types of challenges against a forfeiture. There are a lot of special foreclosure steps now required for Trustee sales that do not apply to forfeitures. Probably the lack of appellate cases is just a reflection of the volume of foreclosures versus
forfeitures. Maybe it also reflects the volume of lawyers who are eager to challenge non-judicial sales. The bottom line is the same: the forfeiture is not likely to be challenged. Therefore, again if the procedures look correct on the record, then the forfeiture
is not likely to be set aside against a bona fide resale purchaser from the seller after forfeiture.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:#002060"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:#002060">Now I must hope my predictions of the lack of future litigation are way more accurate than my predictions of past litigation.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:#002060"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:#1F497D">Dwight Bickel<o:p></o:p></span></b></p>
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<p class="MsoNormal"><span style="font-family:"Verdana","sans-serif";color:#002060"><o:p> </o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><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>Marc Holmes<br>
<b>Sent:</b> Wednesday, June 22, 2016 12:16 PM<br>
<b>To:</b> 'WSBA Real Property Listserv'<br>
<b>Subject:</b> Re: [WSBARP] real estate contacts?<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal" style="margin-left:.5in"><o:p> </o:p></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D">In my last year of law school I took a real estate class taught by the late John Gose and I remember very clearly two pieces of
advice. First, never carry a second unless you are ready, willing, and able to pay off the first in full. Second, was always use a deed of trust rather than a real estate contract because the latter is too easily challenged by the vendee and converted into
a judicial foreclosure thereby defeating its primary benefit of speed.<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D">As I recall, he felt that a vendee under REK was much more likely to get sympathy from a judge than a trustor under a deed of trust
if only because judges rarely see them and, thus, would be more receptive to allegations of vendor wrongdoing.<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D">I’m curious if any title companies are less willing to insure title after a REK forfeiture than a non-judicial foreclosure.<o:p></o:p></span></p>
<div>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D">Marc Holmes<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D">Holmes Law Group PLLC<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D">808 5th Ave N<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D">Seattle WA 98109<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><a href="http://holmeslawgroup.com/">HolmesLawGroup.com</a><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><a href="mailto:marc@holmeslawgroup.com">marc@holmeslawgroup.com</a><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D">Ofc: 206-357-4224<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D">Cell: 206-849-0853<o:p></o:p></span></p>
</div>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
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<div style="border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal" style="margin-left:.5in"><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>Josh Grant<br>
<b>Sent:</b> Wednesday, June 22, 2016 11:14 AM<br>
<b>To:</b> WSBA Real Property Listserv<br>
<b>Subject:</b> Re: [WSBARP] real estate contacts?<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal" style="margin-left:.5in"><o:p> </o:p></p>
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<div>
<div>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;color:black">I agree with Jeanne. RE contact is a preferred way for a seller to sell real property. Very simple to forfeit.<o:p></o:p></span></p>
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<div>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;color:black">One suggestion. Because there is a Ct of Appeals case which says that if you put buyer must pay “reasonable attorney fees” that the buyer has the right to have that determined
in court. The beauty of a real estate contract is that forfeiture is non-judicial. AS a result I put in the contract a straight dollar amount ( for example $1,000) as amount buyer must pay for attorney fees in the event a notice of forfeiture is filed.
They either pay it or lose forfeit.<o:p></o:p></span></p>
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<div>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;color:black">Josh<o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;color:black"> <o:p></o:p></span></p>
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<div>
<p class="MsoNormal" style="margin-left:.5in"><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>
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<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in;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:jjdawes@goregrewe.com" title="jjdawes@goregrewe.com">Jeanne Dawes</a>
<o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal" style="margin-left:.5in;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"> Wednesday, June
22, 2016 10:00 AM<o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal" style="margin-left:.5in;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="margin-left:.5in;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]
real estate contacts?<o:p></o:p></span></p>
</div>
</div>
</div>
<div>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;color:black"> <o:p></o:p></span></p>
</div>
</div>
<div>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:12.0pt;color:blue">I prefer a real estate contract over note & deed of trust when I represent the Seller. Forfeiture is quicker, and less expensive than foreclosure. If I represent the buyer,
I prefer Note & Deed of Trust. <o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black"> </span><span style="font-size:12.0pt;color:blue"><o:p></o:p></span></p>
<div>
<p class="MsoNormal" style="margin-left:.5in"><i><span style="font-size:18.0pt;font-family:"TypoUpright BT";color:blue">Jeanne</span></i><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:blue">
<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black"> </span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:blue"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><b><i><span style="font-size:18.0pt;font-family:"TypoUpright BT";color:blue">Jeanne J.</span></i></b><b><i><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:blue">
</span></i></b><b><i><span style="font-size:18.0pt;font-family:"Bella Donna";color:blue">Dawes<o:p></o:p></span></i></b></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:blue">Attorney at Law</span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:blue"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:blue">Gore & Grewe, P.S.</span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:blue"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:blue">103 E. Indiana Avenue, Suite A</span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:blue"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:blue">Spokane, WA 99207-2317</span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:blue"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:blue">Voice: 509-326-7500</span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:blue"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:blue">Fax: 509-326-7503</span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:blue"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><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:12.0pt;font-family:"Times New Roman","serif";color:blue"><o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;margin-left:.5in">
<span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:blue">INFORMATION CONTAINED IN THIS E-MAIL TRANSMISSION IS PRIVILEGED AND CONFIDENTIAL.
<o:p></o:p></span></p>
</div>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black"> </span><span style="font-size:12.0pt;color:blue"><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><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>Roger Hawkes<br>
<b>Sent:</b> Tuesday, June 21, 2016 7:36 PM<br>
<b>To:</b> WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
<b>Subject:</b> Re: [WSBARP] real estate contacts?<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black"> <o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:#1F497D">Thanks, Roy. I assume the purchaser did not defend?<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black"> </span><span style="color:#1F497D"><o:p></o:p></span></p>
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<div style="border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal" style="margin-left:.5in"><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"> Roy D. Pyatt [<a href="mailto:roy.pyatt@landerholm.com">mailto:roy.pyatt@landerholm.com</a>]
<br>
<b>Sent:</b> Tuesday, June 21, 2016 6:03 PM<br>
<b>To:</b> WSBA Real Property Listserv<br>
<b>Subject:</b> Re: [WSBARP] real estate contacts?<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black"> <o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:#1F497D">Roger,<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black"> </span><span style="color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:#1F497D">I prefer using a note and deed of trust in seller finance transactions like everyone else. But I have performed a couple forfeitures on real estate contracts in the last year or two and
both went through nicely. It’s about a four month process to complete. Both forfeitures were for nonpayment.<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black"> </span><span style="color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:#1F497D">Roy <o:p>
</o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:#1F497D"> <o:p>
</o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black"> </span><span style="color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in" id="undefined"><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#3D3E40"><br>
</span><span style="font-size:12.0pt;color:#3D3E40">Roy D. Pyatt | Attorney at Law</span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:black"><br>
<a href="http://www.landerholm.com"><span style="text-decoration:none"><img border="0" width="206" height="45" id="_x0000_i1025" src="cid:image001.gif@01D1CC8A.9F525020"></span></a></span><b><span style="font-size:10.0pt;font-family:"Times New Roman","serif";color:#E36C0A"><br>
</span></b><span style="font-size:10.0pt;color:#404040">805 Broadway Street, Suite 1000<br>
P.O. Box 1086<br>
Vancouver, WA 98666-1086<br>
</span><span style="font-size:10.0pt;color:#F37421">T: 360-696-3312 | T: 503-283-3393 | F: 360-816-2541</span><span style="font-size:10.0pt;font-family:"Times New Roman","serif";color:#F37421"><br>
</span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:#F37421"><a href="https://protect-us.mimecast.com/s/lNV1B6tpl8sm"><span style="font-size:10.0pt;font-family:"Calibri","sans-serif";color:#F37421">www.landerholm.com</span></a>
<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black"> </span><span style="font-size:12.0pt;font-family:"Times New Roman","serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><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: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, June 21, 2016 5:36 PM<br>
<b>To:</b> 'WSBA Real Property Listserv'<br>
<b>Subject:</b> [WSBARP] real estate contacts?<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black"> <o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black">I just had a client who wants to sell some land on a real estate contract. That is a rarity in my practice. What are your recent experiences with enforcing such or retaking the property
upon failure of payment? Or waste?<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black"> <o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="color:black">Roger Hawkes<o:p></o:p></span></p>
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