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<p class="MsoNormal" style="mso-margin-top-alt:3.75pt;margin-right:0in;margin-bottom:3.75pt;margin-left:0in">
I agree with <span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">
<a href="mailto:atfitz@comcast.net's">atfitz@comcast.net’s</a> interpretation – not sure how a court will interpret. I think using a plain meaning interpretation standard of the statute would land the court on the side of concluding if all questions were not
answered, the form is incomplete, and the rescission period was not terminated by delivery of an incomplete form 17.<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:3.75pt;margin-right:0in;margin-bottom:3.75pt;margin-left:0in">
<span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">I just argued this in a summary judgment motion. This was my 3<sup>rd</sup> argument, and I won on my first argument (buyer did not fail to close without legal excuse (tree landed on
home). . In my research I went back and looked at the legislative history of RCW 64.06, and in all versions the statute specifies the Seller shall provide a “completed seller disclosure statement.” My second argument was that the seller did not provide
an amended sellers disclosure statement as required by RCW 64.06.040. That too got me over the line, because in the environmental section of the disclosure statement (which cannot be waived) the Seller failed to deliver an amended disclosure statement correcting
its answer to the question of whether the property had ever been damaged by a wind storm. While the answer was correct when the statement was original provided to the buyer, after the Nov. 17, 2015 windstorm, the answer to that question was inaccurate and
the seller never amended, which arguable re-started the rescission period.<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:3.75pt;margin-right:0in;margin-bottom:3.75pt;margin-left:0in">
<b><o:p> </o:p></b></p>
<p class="MsoNormal" style="mso-margin-top-alt:3.75pt;margin-right:0in;margin-bottom:3.75pt;margin-left:0in">
<b>RCW 64.06.020<o:p></o:p></b></p>
<p class="MsoNormal" style="mso-margin-top-alt:3.75pt;margin-right:0in;margin-bottom:3.75pt;margin-left:0in">
<b>Improved residential real property—Seller's duty—Format of disclosure statement—Minimum information.<o:p></o:p></b></p>
<p class="MsoNormal" style="text-indent:.25in">(1) In a transaction for the sale of improved residential real property, the seller shall, unless the buyer has expressly waived the right to receive the disclosure statement under RCW
<a href="http://app.leg.wa.gov/RCW/default.aspx?cite=64.06.010"><span style="color:#2B674D">64.06.010</span></a>, or unless the transfer is otherwise exempt under RCW
<a href="http://app.leg.wa.gov/RCW/default.aspx?cite=64.06.010"><span style="color:#2B674D">64.06.010</span></a>, deliver to the buyer a
<span style="background:yellow;mso-highlight:yellow">completed</span> seller disclosure statement in the following format and that contains, at a minimum, the following information:<o:p></o:p></p>
<p class="MsoNormal">INSTRUCTIONS TO THE SELLER<o:p></o:p></p>
<p class="MsoNormal">Please complete the following form. <span style="background:yellow;mso-highlight:yellow">
Do not leave any spaces blank</span>. If the question clearly does not apply to the property write "NA." If the answer is "yes" to any * items, please explain on attached sheets. Please refer to the line number(s) of the question(s) when you provide your explanation(s).
For your protection you must date and sign each page of this disclosure statement and each attachment. Delivery of the disclosure statement must occur not later than five business days, unless otherwise agreed, after mutual acceptance of a written contract
to purchase between a buyer and a seller.<o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:blue"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:blue"><o:p> </o:p></span></p>
<p class="MsoNormal"><i><span style="font-size:18.0pt;font-family:"TypoUpright BT";color:blue">Jeanne</span></i><span style="color:blue">
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:blue"><o:p> </o:p></span></p>
<p class="MsoNormal"><b><i><span style="font-size:18.0pt;font-family:"TypoUpright BT";color:blue">Jeanne J.</span></i></b><b><i><span style="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"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Attorney at Law</span><span style="color:blue"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Gore & Grewe, P.S.</span><span style="color:blue"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">103 E. Indiana Avenue, Suite A</span><span style="color:blue"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Spokane, WA 99207-2317</span><span style="color:blue"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Voice: 509-326-7500</span><span style="color:blue"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Fax: 509-326-7503</span><span style="color:blue"><o:p></o:p></span></p>
<p class="MsoNormal"><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="color:blue"><o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">INFORMATION CONTAINED IN THIS E-MAIL TRANSMISSION IS PRIVILEGED AND CONFIDENTIAL. </span><span style="color:blue">
</span><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:blue"><o:p> </o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> wsbarp-bounces@lists.wsbarppt.com [mailto:wsbarp-bounces@lists.wsbarppt.com]
<b>On Behalf Of </b>Stephen Whitehouse<br>
<b>Sent:</b> Wednesday, November 09, 2016 11:25 AM<br>
<b>To:</b> wsbarp@lists.wsbarppt.com<br>
<b>Subject:</b> [WSBARP] Form 17 issue<o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
<div>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">I have couple of thoughts to throw into the mix. RCW 64.06.030, says "upon receipt of a real property disclosure statement", the buyer has the option of accepting
the statement or rescinding. It does not say a completed statement or any other qualifying language. Also, the MLS form differs from the statutory form. The statutory form simply provides for the buyers signature. The MLS form had three signature options.
the first being just a signature line, the second accepts the statement and waives rescission, and the third provides for rescission. It suggests to me that the creator of the form saw this issue and was attempting to deal with it. <o:p></o:p></span></p>
<div>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black"> I think it is likely that the issue will not come before an appellate court for some time since so many purchase agreements limit the seller's remedy to the
earnest money, and the earnest money that people seem to be getting now is so low, it is not worth litigating.<o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black"> Thanks all for the input.<o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black"><o:p> </o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">Steve<o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal"><em><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">Stephen Whitehouse</span></b></em><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black"><o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><em><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">Whitehouse & Nichols, LLP</span></b></em><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black"><o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><em><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">P.O. Box 1273</span></b></em><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black"><o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><em><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">601 W. Railroad Ave.</span></b></em><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black"><o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><em><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">Shelton, Wa. 98584</span></b></em><b><i><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black"><br>
<em><span style="font-family:"Arial",sans-serif"><a href="mailto:swhite8893@aol.com"><span style="font-weight:normal;font-style:normal">swhite8893@aol.com</span></a></span></em></span></i></b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black"><o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black"><br>
<br>
<br>
-----Original Message-----<br>
From: wsbarp-request <<a href="mailto:wsbarp-request@lists.wsbarppt.com">wsbarp-request@lists.wsbarppt.com</a>><br>
To: wsbarp <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
Sent: Tue, Nov 8, 2016 12:00 pm<br>
Subject: WSBARP Digest, Vol 26, Issue 7<o:p></o:p></span></p>
</div>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">Send WSBARP mailing list submissions to<br>
<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><br>
<br>
To subscribe or unsubscribe via the World Wide Web, visit<br>
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or, via email, send a message with subject or body 'help' to<br>
wsbarp-<a href="mailto:request@lists.wsbarppt.com">request@lists.wsbarppt.com</a><br>
<br>
You can reach the person managing the list at<br>
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<br>
When replying, please edit your Subject line so it is more specific<br>
than "Re: Contents of WSBARP digest..."<br>
<br>
<br>
Today's Topics:<br>
<br>
1. Re: Surveyor Referral (Gregory L. Ursich)<br>
2. Re: Form 17 issue (Gregory L. Ursich)<br>
3. Bankruptcy & Post-Petition Lease (Paul)<br>
4. Test Email (Ms. Roberta Armstrong)<br>
5. Re: Form 17 issue (John M. Riley III)<br>
6. RE broker experienced with Palouse farmland (Mark Geyer)<br>
7. Re: Form 17 issue (Craig Blackmon)<br>
<br>
<br>
----------------------------------------------------------------------<br>
<br>
Message: 1<br>
Date: Mon, 7 Nov 2016 12:08:53 -0800<br>
From: "Gregory L. Ursich" <<a href="mailto:gursich@insleebest.com">gursich@insleebest.com</a>><br>
To: "'WSBA Real Property Listserv'" <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
Subject: Re: [WSBARP] Surveyor Referral<br>
Message-ID:<br>
<<a href="mailto:7F8A366B7F232F429D049910E0F8A7510217D17F78DE@Exch1.insleebest.com">7F8A366B7F232F429D049910E0F8A7510217D17F78DE@Exch1.insleebest.com</a>><br>
Content-Type: text/plain; charset="utf-8"<br>
<br>
Daniel Roupe of Group 4, Inc. 425-408-1152<br>
<br>
[cid:<a href="mailto:image001.jpg@01D238EF.B4D2D1A0">image001.jpg@01D238EF.B4D2D1A0</a>]<br>
<br>
Gregory L. Ursich | Shareholder<br>
Skyline Tower, Suite 1500 | 10900 NE 4th Street | Bellevue, WA 98004<br>
P: 425.450.4258 | F: 425.635.7720<br>
vCard<<a href="http://www.insleebest.com/uploads/vcards/gursich.vcf" target="_blank">http://www.insleebest.com/uploads/vcards/gursich.vcf</a>> | website<<a href="http://www.insleebest.com/" target="_blank">http://www.insleebest.com/</a>> |
<a href="mailto:gursich@insleebest.com">gursich@insleebest.com</a><<a href="mailto:gursich@insleebest.com?">mailto:gursich@insleebest.com</a>><br>
<br>
This electronic mail transmission is privileged and confidential and is intended only for the review of the party to whom it is addressed. If you have received this transmission in error, please immediately return it to the sender. Unintended transmission shall
not constitute waiver of the attorney-client or any other privilege.<br>
<br>
From: wsbarp-<a href="mailto:bounces@lists.wsbarppt.com">bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com?">mailto:wsbarp-bounces@lists.wsbarppt.com</a>] On Behalf Of Ross Gardner<br>
Sent: Monday, November 07, 2016 8:56 AM<br>
To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
Subject: [WSBARP] Surveyor Referral<br>
<br>
Good Morning All,<br>
<br>
I am looking for a referral for a real estate surveyor to assist with a residential boundary line adjustment on the Eastside.<br>
<br>
Thank you in advance!<br>
<br>
Best Regards,<br>
<br>
Ross Gardner<br>
425-870-4430<br>
<a href="mailto:RossGardner.JD@gmail.com">RossGardner.JD@gmail.com</a><<a href="mailto:RossGardner.JD@gmail.com?">mailto:RossGardner.JD@gmail.com</a>><br>
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------------------------------<br>
<br>
Message: 2<br>
Date: Mon, 7 Nov 2016 12:43:00 -0800<br>
From: "Gregory L. Ursich" <<a href="mailto:gursich@insleebest.com">gursich@insleebest.com</a>><br>
To: "'WSBA Real Property Listserv'" <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
Subject: Re: [WSBARP] Form 17 issue<br>
Message-ID:<br>
<<a href="mailto:7F8A366B7F232F429D049910E0F8A7510217D17F78E0@Exch1.insleebest.com">7F8A366B7F232F429D049910E0F8A7510217D17F78E0@Exch1.insleebest.com</a>><br>
Content-Type: text/plain; charset="utf-8"<br>
<br>
I agree with Annie?s interpretation. If Form 17 is incomplete, then 3 days does not start to run.<br>
<br>
[cid:<a href="mailto:image001.jpg@01D238F4.79420070">image001.jpg@01D238F4.79420070</a>]<br>
<br>
Gregory L. Ursich | Shareholder<br>
Skyline Tower, Suite 1500 | 10900 NE 4th Street | Bellevue, WA 98004<br>
P: 425.450.4258 | F: 425.635.7720<br>
vCard<<a href="http://www.insleebest.com/uploads/vcards/gursich.vcf" target="_blank">http://www.insleebest.com/uploads/vcards/gursich.vcf</a>> | website<<a href="http://www.insleebest.com/" target="_blank">http://www.insleebest.com/</a>> |
<a href="mailto:gursich@insleebest.com">gursich@insleebest.com</a><<a href="mailto:gursich@insleebest.com?">mailto:gursich@insleebest.com</a>><br>
<br>
This electronic mail transmission is privileged and confidential and is intended only for the review of the party to whom it is addressed. If you have received this transmission in error, please immediately return it to the sender. Unintended transmission shall
not constitute waiver of the attorney-client or any other privilege.<br>
<br>
From: wsbarp-<a href="mailto:bounces@lists.wsbarppt.com">bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com?">mailto:wsbarp-bounces@lists.wsbarppt.com</a>] On Behalf Of
<a href="mailto:atfitz@comcast.net">atfitz@comcast.net</a><br>
Sent: Monday, November 07, 2016 10:53 AM<br>
To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
Subject: Re: [WSBARP] Form 17 issue<br>
<br>
There has been significant discussion over this question among RE brokerage industry lawyers and not surprisingly, there is no single consensus answer. We would love for you to be a test case at the appellate level so we can have an answer!<br>
<br>
I am of the opinion that because the questions seller must answer are statutorily mandated, seller MUST comply with seller's statutory obligations before the burden shifts to buyer to review and terminate or waive within three days of receipt. Until seller
fully complies, buyer's termination period does not begin. It is not up to buyer to let seller know that seller did not comply with seller's statutory obligations.<br>
<br>
The voices on the other side of the equation advocate the notion that courts will take a more reasonable approach and apply a common sense analysis over a black letter interpretation ... substance over form. Buyer had the opportunity to let seller know of a
perceived failure in answering the questions and secreting that information away until a time that buyer wants to terminate the agreement is not "good faith" and would be frowned upon by a court.<br>
<br>
I don't believe that you will find a lock solid answer to this question unless your client litigates and gets the answer for all of us.<br>
<br>
________________________________<br>
From: "Craig Blackmon" <<a href="mailto:craig@lawofficeofcraigblackmon.com">craig@lawofficeofcraigblackmon.com</a><<a href="mailto:craig@lawofficeofcraigblackmon.com?">mailto:craig@lawofficeofcraigblackmon.com</a>>><br>
To: "WSBA Real Property Listserv" <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><<a href="mailto:wsbarp@lists.wsbarppt.com?">mailto:wsbarp@lists.wsbarppt.com</a>>><br>
Sent: Monday, November 7, 2016 10:34:56 AM<br>
Subject: Re: [WSBARP] Form 17 issue<br>
<br>
I dunno. At a minimum, you can argue that the signed and dated acknowledgement constituted receipt of the "completed" form. If buyers thought the form was incomplete, they shouldn't have acknowledged receipt of it. But they did, and the three days ran. The
more your facts are consistent with "buyer's remorse" and not anything to do with the actual Form 17, the stronger your argument.<br>
<br>
That's what I'd argue if I were you. And I don't see any common law basis for rescission.<br>
<br>
Craig<br>
<br>
<br>
Craig Blackmon, Attorney at Law<br>
Seattle Real Estate Lawyer<<a href="http://www.seattlepropertylawyer.com/" target="_blank">http://www.seattlepropertylawyer.com/</a>><br>
92 Lenora St. (The Makers Space, a shared work environment)<br>
Seattle WA 98121<br>
Office/Cell: (206) 369-5949 Fax: (206) 770-7328<br>
@LawyerBroker<<a href="https://twitter.com/LawyerBroker" target="_blank">https://twitter.com/LawyerBroker</a>><br>
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On Fri, Nov 4, 2016 at 6:05 PM, Douglas W. Scott <<a href="mailto:doug@davisscottlaw.com">doug@davisscottlaw.com</a><<a href="mailto:doug@davisscottlaw.com?">mailto:doug@davisscottlaw.com</a>>> wrote:<br>
I guess the questions are: did the buyer rescind based upon something generated from the unanswered questions? Why didn?t the seller eventually complete those 2 answers? Did the buyer ever ask that the seller complete them?<br>
<br>
Douglas W. Scott<br>
Law Offices of Douglas W. Scott<br>
Windermere Building<br>
1810 15th Place NW, Suite 203<br>
Issaquah, Washington, 98027<br>
V. 425.392.8550<<a href="tel:425.392.8550">tel:425.392.8550</a>><br>
F. 425-392-2829<<a href="tel:425-392-2829">tel:425-392-2829</a>><br>
<a href="http://www.davisscottlaw.com%3chttp:/www.davisscottlaw.com/" target="_blank">www.davisscottlaw.com<http://www.davisscottlaw.com/</a>><br>
<br>
From: wsbarp-<a href="mailto:bounces@lists.wsbarppt.com">bounces@lists.wsbarppt.com</a><<a href="mailto:wsbarp-bounces@lists.wsbarppt.com?">mailto:wsbarp-bounces@lists.wsbarppt.com</a>> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com%3cmailto:wsbarp-bounces@lists.wsbarppt.com?">mailto:wsbarp-bounces@lists.wsbarppt.com<mailto:wsbarp-bounces@lists.wsbarppt.com</a>>]
On Behalf Of Stephen Whitehouse<br>
Sent: Friday, November 04, 2016 12:14 PM<br>
To: <a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><<a href="mailto:wsbarp@lists.wsbarppt.com?">mailto:wsbarp@lists.wsbarppt.com</a>><br>
Subject: [WSBARP] Form 17 issue<br>
<br>
Listmates,<br>
I am looking for feedback on your experience with a Form 17 issue.<br>
The form was fully filled out except two answers were left blank. No issue was ever raised and now, four days before closing, buyer is rescinding on that basis.<br>
RCW 64.06.030 requires a "completed" statement. However, it also states that the buyer has two options to exercise within three days, to rescind or to approve and accept the statement. In this case the buyer approved and accepted.<br>
Has the buyer waived the defect, either statutorily, or under the common law? I understand there is some conventional wisdom emanating from the MLS that the buyer can rescind, but I think they tend to take conservative positions.<br>
Any thoughts?<br>
Thanks.<br>
<br>
Steve<br>
<br>
<br>
Stephen Whitehouse<br>
Whitehouse & Nichols, LLP<br>
P.O. Box 1273<br>
601 W. Railroad Ave.<br>
Shelton, Wa. 98584<br>
<a href="mailto:swhite8893@aol.com">swhite8893@aol.com</a><<a href="mailto:swhite8893@aol.com?">mailto:swhite8893@aol.com</a>><br>
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Message: 3<br>
Date: Mon, 7 Nov 2016 21:02:57 +0000<br>
From: Paul <<a href="mailto:pneumiller@hotmail.com">pneumiller@hotmail.com</a>><br>
To: "<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>" <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
Subject: [WSBARP] Bankruptcy & Post-Petition Lease<br>
Message-ID:<br>
<<a href="mailto:BY1PR0401MB1255D8853CB5D420F1A9C530D2A70@BY1PR0401MB1255.namprd04.prod.outlook.com">BY1PR0401MB1255D8853CB5D420F1A9C530D2A70@BY1PR0401MB1255.namprd04.prod.outlook.com</a>><br>
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<br>
Person files for Chapter 11 in May 2015 and then converts to a Chapter 7 Asset Case in March of 2016. In the meantime, the person leases a commercial space from my client in November 2015 (which is post-petition). The Person/Tenant is now in default of the
lease for many months. Not knowing about the bankruptcy, I had the Person/Tenant served (but not filed yet) with a summons and complaint and the Person/Tenant just hand-delivered to me a letter saying he's moving out and that he's in bankruptcy. Ok, so normally,
if Tenant doesn't move out as promised, I'd bring a motion for order to show cause hearing (because I can't take a default because the Tenant "answered").<br>
<br>
So, Bankruptcy Gurus, (1) what is the impact of trying to enforce (or evict under) a post-petition lease? Am I able to file the UD Complaint and proceed as normal or what? (2) Knowing there is a bankruptcy filing, is there any kind of filing (Proof of Claim??)
my client can make in the bankruptcy case (is this an administrative expense?) in order to get paid rent for the post-petition lease (3) If this is a post-petition lease/debt and Tenant delivers possession of the premises to the landlord, is it a violation
of the bankruptcy stay to bring a collection action in civil court for the past rent.<br>
<br>
[cid:<a href="mailto:image001.jpg@01D238F5.3D742310">image001.jpg@01D238F5.3D742310</a>]<br>
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Message: 4<br>
Date: Mon, 7 Nov 2016 13:51:38 -0800<br>
From: "Ms. Roberta Armstrong" <<a href="mailto:robertaa@uw.edu">robertaa@uw.edu</a>><br>
To: <a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><br>
Subject: [WSBARP] Test Email<br>
Message-ID:<br>
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Good Monday!!<br>
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Sorry for the distraction. :)<br>
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Message: 5<br>
Date: Mon, 7 Nov 2016 22:45:26 +0000<br>
From: "John M. Riley III" <<a href="mailto:JMR@witherspoonkelley.com">JMR@witherspoonkelley.com</a>><br>
To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
Subject: Re: [WSBARP] Form 17 issue<br>
Message-ID:<br>
<<a href="mailto:E2BDBB9A9C11724E8B46A60B618A971F012E710C7B@EX01.WKLAW.LOCAL">E2BDBB9A9C11724E8B46A60B618A971F012E710C7B@EX01.WKLAW.LOCAL</a>><br>
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<br>
I assume RCW 64.06.040 (3), especially the sentence that says "After closing, the seller's obligation to deliver the real property transfer disclosure statement and the buyer's rights and remedies under this chapter shall terminate" eliminates the right to
rescind after the sale closes no matter the failure to fill out the Form 17 completely. While this isn't the requestor's fact pattern, the commenters information leads me to ask, is this assumption incorrect?<br>
<br>
<br>
John M. Riley III<br>
Principal | Witherspoon ? Kelley<br>
<a href="mailto:JMR@witherspoonkelley.com">JMR@witherspoonkelley.com</a><<a href="mailto:JMR@witherspoonkelley.com?">mailto:JMR@witherspoonkelley.com</a>> | Attorney Profile <<a href="http://www.witherspoonkelley.com/john-riley-1" target="_blank">http://www.witherspoonkelley.com/john-riley-1</a>>
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From: wsbarp-<a href="mailto:bounces@lists.wsbarppt.com">bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com?">mailto:wsbarp-bounces@lists.wsbarppt.com</a>] On Behalf Of Gregory L. Ursich<br>
Sent: Monday, November 07, 2016 12:43 PM<br>
To: 'WSBA Real Property Listserv'<br>
Subject: Re: [WSBARP] Form 17 issue<br>
<br>
I agree with Annie?s interpretation. If Form 17 is incomplete, then 3 days does not start to run.<br>
<br>
[ibdr2]<br>
<br>
Gregory L. Ursich | Shareholder<br>
Skyline Tower, Suite 1500 | 10900 NE 4th Street | Bellevue, WA 98004<br>
P: 425.450.4258 | F: 425.635.7720<br>
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From: wsbarp-<a href="mailto:bounces@lists.wsbarppt.com">bounces@lists.wsbarppt.com</a><<a href="mailto:wsbarp-bounces@lists.wsbarppt.com?">mailto:wsbarp-bounces@lists.wsbarppt.com</a>> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com?">mailto:wsbarp-bounces@lists.wsbarppt.com</a>]
On Behalf Of <a href="mailto:atfitz@comcast.net">atfitz@comcast.net</a><<a href="mailto:atfitz@comcast.net?">mailto:atfitz@comcast.net</a>><br>
Sent: Monday, November 07, 2016 10:53 AM<br>
To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><<a href="mailto:wsbarp@lists.wsbarppt.com?">mailto:wsbarp@lists.wsbarppt.com</a>>><br>
Subject: Re: [WSBARP] Form 17 issue<br>
<br>
There has been significant discussion over this question among RE brokerage industry lawyers and not surprisingly, there is no single consensus answer. We would love for you to be a test case at the appellate level so we can have an answer!<br>
<br>
I am of the opinion that because the questions seller must answer are statutorily mandated, seller MUST comply with seller's statutory obligations before the burden shifts to buyer to review and terminate or waive within three days of receipt. Until seller
fully complies, buyer's termination period does not begin. It is not up to buyer to let seller know that seller did not comply with seller's statutory obligations.<br>
<br>
The voices on the other side of the equation advocate the notion that courts will take a more reasonable approach and apply a common sense analysis over a black letter interpretation ... substance over form. Buyer had the opportunity to let seller know of a
perceived failure in answering the questions and secreting that information away until a time that buyer wants to terminate the agreement is not "good faith" and would be frowned upon by a court.<br>
<br>
I don't believe that you will find a lock solid answer to this question unless your client litigates and gets the answer for all of us.<br>
<br>
________________________________<br>
From: "Craig Blackmon" <<a href="mailto:craig@lawofficeofcraigblackmon.com">craig@lawofficeofcraigblackmon.com</a><<a href="mailto:craig@lawofficeofcraigblackmon.com?">mailto:craig@lawofficeofcraigblackmon.com</a>>><br>
To: "WSBA Real Property Listserv" <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><<a href="mailto:wsbarp@lists.wsbarppt.com?">mailto:wsbarp@lists.wsbarppt.com</a>>><br>
Sent: Monday, November 7, 2016 10:34:56 AM<br>
Subject: Re: [WSBARP] Form 17 issue<br>
<br>
I dunno. At a minimum, you can argue that the signed and dated acknowledgement constituted receipt of the "completed" form. If buyers thought the form was incomplete, they shouldn't have acknowledged receipt of it. But they did, and the three days ran. The
more your facts are consistent with "buyer's remorse" and not anything to do with the actual Form 17, the stronger your argument.<br>
<br>
That's what I'd argue if I were you. And I don't see any common law basis for rescission.<br>
<br>
Craig<br>
<br>
<br>
Craig Blackmon, Attorney at Law<br>
Seattle Real Estate Lawyer<<a href="http://www.seattlepropertylawyer.com/" target="_blank">http://www.seattlepropertylawyer.com/</a>><br>
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On Fri, Nov 4, 2016 at 6:05 PM, Douglas W. Scott <<a href="mailto:doug@davisscottlaw.com">doug@davisscottlaw.com</a><<a href="mailto:doug@davisscottlaw.com?">mailto:doug@davisscottlaw.com</a>>> wrote:<br>
I guess the questions are: did the buyer rescind based upon something generated from the unanswered questions? Why didn?t the seller eventually complete those 2 answers? Did the buyer ever ask that the seller complete them?<br>
<br>
Douglas W. Scott<br>
Law Offices of Douglas W. Scott<br>
Windermere Building<br>
1810 15th Place NW, Suite 203<br>
Issaquah, Washington, 98027<br>
V. 425.392.8550<<a href="tel:425.392.8550">tel:425.392.8550</a>><br>
F. 425-392-2829<<a href="tel:425-392-2829">tel:425-392-2829</a>><br>
<a href="http://www.davisscottlaw.com%3chttp:/www.davisscottlaw.com/" target="_blank">www.davisscottlaw.com<http://www.davisscottlaw.com/</a>><br>
<br>
From: wsbarp-<a href="mailto:bounces@lists.wsbarppt.com">bounces@lists.wsbarppt.com</a><<a href="mailto:wsbarp-bounces@lists.wsbarppt.com?">mailto:wsbarp-bounces@lists.wsbarppt.com</a>> [<a href="mailto:wsbarp-bounces@lists.wsbarppt.com%3cmailto:wsbarp-bounces@lists.wsbarppt.com?">mailto:wsbarp-bounces@lists.wsbarppt.com<mailto:wsbarp-bounces@lists.wsbarppt.com</a>>]
On Behalf Of Stephen Whitehouse<br>
Sent: Friday, November 04, 2016 12:14 PM<br>
To: <a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><<a href="mailto:wsbarp@lists.wsbarppt.com?">mailto:wsbarp@lists.wsbarppt.com</a>><br>
Subject: [WSBARP] Form 17 issue<br>
<br>
Listmates,<br>
I am looking for feedback on your experience with a Form 17 issue.<br>
The form was fully filled out except two answers were left blank. No issue was ever raised and now, four days before closing, buyer is rescinding on that basis.<br>
RCW 64.06.030 requires a "completed" statement. However, it also states that the buyer has two options to exercise within three days, to rescind or to approve and accept the statement. In this case the buyer approved and accepted.<br>
Has the buyer waived the defect, either statutorily, or under the common law? I understand there is some conventional wisdom emanating from the MLS that the buyer can rescind, but I think they tend to take conservative positions.<br>
Any thoughts?<br>
Thanks.<br>
<br>
Steve<br>
<br>
Stephen Whitehouse<br>
Whitehouse & Nichols, LLP<br>
P.O. Box 1273<br>
601 W. Railroad Ave.<br>
Shelton, Wa. 98584<br>
<a href="mailto:swhite8893@aol.com">swhite8893@aol.com</a><<a href="mailto:swhite8893@aol.com?">mailto:swhite8893@aol.com</a>><br>
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Message: 6<br>
Date: Mon, 7 Nov 2016 23:24:55 +0000<br>
From: Mark Geyer <<a href="mailto:mgeyer@mgeyerlaw.com">mgeyer@mgeyerlaw.com</a>><br>
To: "<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>" <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
Subject: [WSBARP] RE broker experienced with Palouse farmland<br>
Message-ID:<br>
<<a href="mailto:8C007B7C2A496E4B89C1AE7AF55F80BB32C297@W14MBX-CH2-D2.W14D.comcast.net">8C007B7C2A496E4B89C1AE7AF55F80BB32C297@W14MBX-CH2-D2.W14D.comcast.net</a>><br>
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<br>
Does anyone know of any real estate brokers with current experience in sales of farmland on the Palouse?<br>
<br>
Many thanks,<br>
<br>
Mark<br>
<br>
Mark J. Geyer, P.S.<br>
PO Box 15733<br>
Seattle WA 98115<br>
(206) 849-7982 Telephone<br>
<a href="mailto:mgeyer@mgeyerlaw.com">mgeyer@mgeyerlaw.com</a><<a href="mailto:mgeyer@mgeyerlaw.com?">mailto:mgeyer@mgeyerlaw.com</a>><br>
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Message: 7<br>
Date: Mon, 7 Nov 2016 16:34:21 -0800<br>
From: Craig Blackmon <<a href="mailto:craig@lawofficeofcraigblackmon.com">craig@lawofficeofcraigblackmon.com</a>><br>
To: WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
Subject: Re: [WSBARP] Form 17 issue<br>
Message-ID:<br>
<<a href="mailto:CAG1D8uahbXCwoUaTTNHyrkKp2t+dBk8Pgms65jmdC1Au4Oy1MA@mail.gmail.com">CAG1D8uahbXCwoUaTTNHyrkKp2t+dBk8Pgms65jmdC1Au4Oy1MA@mail.gmail.com</a>><br>
Content-Type: text/plain; charset="utf-8"<br>
<br>
I agree, generally. But there is lots of room for argument and possibly a<br>
different result.<br>
<br>
For example, the instructions require an explanation for every "yes" answer<br>
to a question with an asterisk (and there are many). In my experience,<br>
sellers fail to provide every single explanation actually required. Would<br>
that also render the disclosure "incomplete" such that a right of<br>
rescission exists until closing?<br>
<br>
Or what about the fact that the NWMLS Form 17 goes beyond the statutory<br>
language with a "n/a" option. Not hard to imagine an "incomplete"<br>
disclosure that should have been checked "n/a" - but the statute doesn't<br>
require that box to be checked. Rather per the statute the seller should<br>
handwrite "n/a" if the question CLEARLY (quoted term) doesn't apply. What<br>
if it arguably or probably doesn't apply? What answer - if any - is<br>
required in order to trigger the three day right of rescission?<br>
<br>
And finally, the statute requires the seller to sign every page - but the<br>
Form 17 has initials only. Technically, absent signature on every page the<br>
disclosure isn't complete. Surely THAT statutory requirement would not be<br>
strictly enforced, so there must be some degree of flexibility.<br>
<br>
I think further factual analysis is in order given the wiggle room. Good<br>
luck Steve!<br>
<br>
Craig<br>
<br>
Craig Blackmon, Attorney at Law<br>
Seattle Real Estate Lawyer <<a href="http://www.seattlepropertylawyer.com/" target="_blank">http://www.seattlepropertylawyer.com/</a>><br>
92 Lenora St. (The Makers Space, a shared work environment)<br>
Seattle WA 98121<br>
Office/Cell: (206) 369-5949 Fax: (206) 770-7328<br>
@LawyerBroker <<a href="https://twitter.com/LawyerBroker" target="_blank">https://twitter.com/LawyerBroker</a>><br>
How to Buy Without an Agent<br>
<<a href="http://www.seattlepropertylawyer.com/blog?category=Buy+without+an+Agent" target="_blank">http://www.seattlepropertylawyer.com/blog?category=Buy+without+an+Agent</a>> | How<br>
to Sell FSBO <<a href="http://www.seattlepropertylawyer.com/blog?category=Sell+FSBO" target="_blank">http://www.seattlepropertylawyer.com/blog?category=Sell+FSBO</a>><br>
| RE Glossary<br>
<<a href="http://www.seattlepropertylawyer.com/blog?category=Real+Estate+Glossary" target="_blank">http://www.seattlepropertylawyer.com/blog?category=Real+Estate+Glossary</a>><br>
CONFIDENTIALITY NOTICE: This communication is a private, confidential<br>
electronic communication encompassed by 18 USC 2510. It is for the sole use<br>
of the intended recipient and receipt by anyone other than the intended<br>
recipient does not constitute a loss of its confidential or privileged<br>
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you are not the intended recipient please inform the sender and destroy all<br>
copies.<br>
<br>
On Mon, Nov 7, 2016 at 12:43 PM, Gregory L. Ursich <<a href="mailto:gursich@insleebest.com">gursich@insleebest.com</a>><br>
wrote:<br>
<br>
> I agree with Annie?s interpretation. If Form 17 is incomplete, then 3<br>
> days does not start to run.<br>
><br>
><br>
><br>
> [image: ibdr2]<br>
><br>
> *Gregory L. Ursich *| Shareholder<br>
><br>
> Skyline Tower, Suite 1500 | 10900 NE 4th Street | Bellevue, WA 98004<br>
><br>
> P: 425.450.4258 | F: 425.635.7720<br>
><br>
> vCard <<a href="http://www.insleebest.com/uploads/vcards/gursich.vcf" target="_blank">http://www.insleebest.com/uploads/vcards/gursich.vcf</a>> | website<br>
> <<a href="http://www.insleebest.com/" target="_blank">http://www.insleebest.com/</a>> | *<a href="mailto:gursich@insleebest.com">gursich@insleebest.com</a><br>
> <<a href="mailto:gursich@insleebest.com">gursich@insleebest.com</a>>*<br>
><br>
> This electronic mail transmission is privileged and confidential and is<br>
> intended only for the review of the party to whom it is addressed. If you<br>
> have received this transmission in error, please immediately return it to<br>
> the sender. Unintended transmission shall not constitute waiver of the<br>
> attorney-client or any other privilege.<br>
><br>
><br>
><br>
> *From:* wsbarp-<a href="mailto:bounces@lists.wsbarppt.com">bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists?">mailto:wsbarp-bounces@lists</a>.<br>
> wsbarppt.com] *On Behalf Of *<a href="mailto:atfitz@comcast.net">atfitz@comcast.net</a><br>
> *Sent:* Monday, November 07, 2016 10:53 AM<br>
> *To:* WSBA Real Property Listserv <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
> *Subject:* Re: [WSBARP] Form 17 issue<br>
><br>
><br>
><br>
> There has been significant discussion over this question among RE<br>
> brokerage industry lawyers and not surprisingly, there is no single<br>
> consensus answer. We would love for you to be a test case at the appellate<br>
> level so we can have an answer!<br>
><br>
><br>
><br>
> I am of the opinion that because the questions seller must answer are<br>
> statutorily mandated, seller MUST comply with seller's statutory<br>
> obligations before the burden shifts to buyer to review and terminate or<br>
> waive within three days of receipt. Until seller fully complies, buyer's<br>
> termination period does not begin. It is not up to buyer to let seller<br>
> know that seller did not comply with seller's statutory obligations.<br>
><br>
><br>
><br>
> The voices on the other side of the equation advocate the notion that<br>
> courts will take a more reasonable approach and apply a common sense<br>
> analysis over a black letter interpretation ... substance over form. Buyer<br>
> had the opportunity to let seller know of a perceived failure in answering<br>
> the questions and secreting that information away until a time that buyer<br>
> wants to terminate the agreement is not "good faith" and would be frowned<br>
> upon by a court.<br>
><br>
><br>
><br>
> I don't believe that you will find a lock solid answer to this question<br>
> unless your client litigates and gets the answer for all of us.<br>
><br>
><br>
> ------------------------------<br>
><br>
> *From: *"Craig Blackmon" <<a href="mailto:craig@lawofficeofcraigblackmon.com">craig@lawofficeofcraigblackmon.com</a>><br>
> *To: *"WSBA Real Property Listserv" <<a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a>><br>
> *Sent: *Monday, November 7, 2016 10:34:56 AM<br>
> *Subject: *Re: [WSBARP] Form 17 issue<br>
><br>
><br>
><br>
> I dunno. At a minimum, you can argue that the signed and dated<br>
> acknowledgement constituted receipt of the "completed" form. If buyers<br>
> thought the form was incomplete, they shouldn't have acknowledged receipt<br>
> of it. But they did, and the three days ran. The more your facts are<br>
> consistent with "buyer's remorse" and not anything to do with the actual<br>
> Form 17, the stronger your argument.<br>
><br>
><br>
><br>
> That's what I'd argue if I were you. And I don't see any common law basis<br>
> for rescission.<br>
><br>
><br>
><br>
> Craig<br>
><br>
><br>
><br>
><br>
> Craig Blackmon, Attorney at Law<br>
><br>
> Seattle Real Estate Lawyer <<a href="http://www.seattlepropertylawyer.com/" target="_blank">http://www.seattlepropertylawyer.com/</a>><br>
><br>
> 92 Lenora St. (The Makers Space, a shared work environment)<br>
><br>
> Seattle WA 98121<br>
><br>
> Office/Cell: (206) 369-5949 Fax: (206) 770-7328<br>
><br>
> @LawyerBroker <<a href="https://twitter.com/LawyerBroker" target="_blank">https://twitter.com/LawyerBroker</a>><br>
><br>
> How to Buy Without an Agent<br>
> <<a href="http://www.seattlepropertylawyer.com/blog?category=Buy+without+an+Agent" target="_blank">http://www.seattlepropertylawyer.com/blog?category=Buy+without+an+Agent</a>><br>
> | How to Sell FSBO<br>
> <<a href="http://www.seattlepropertylawyer.com/blog?category=Sell+FSBO" target="_blank">http://www.seattlepropertylawyer.com/blog?category=Sell+FSBO</a>> | RE<br>
> Glossary<br>
> <<a href="http://www.seattlepropertylawyer.com/blog?category=Real+Estate+Glossary" target="_blank">http://www.seattlepropertylawyer.com/blog?category=Real+Estate+Glossary</a>><br>
><br>
> CONFIDENTIALITY NOTICE: This communication is a private, confidential<br>
> electronic communication encompassed by 18 USC 2510. It is for the sole use<br>
> of the intended recipient and receipt by anyone other than the intended<br>
> recipient does not constitute a loss of its confidential or privileged<br>
> nature. Any review or distribution by others is strictly prohibited. If<br>
> you are not the intended recipient please inform the sender and destroy all<br>
> copies.<br>
><br>
><br>
><br>
> On Fri, Nov 4, 2016 at 6:05 PM, Douglas W. Scott <<a href="mailto:doug@davisscottlaw.com">doug@davisscottlaw.com</a>><br>
> wrote:<br>
><br>
> I guess the questions are: did the buyer rescind based upon something<br>
> generated from the unanswered questions? Why didn?t the seller eventually<br>
> complete those 2 answers? Did the buyer ever ask that the seller complete<br>
> them?<br>
><br>
><br>
><br>
> Douglas W. Scott<br>
><br>
> Law Offices of Douglas W. Scott<br>
><br>
> Windermere Building<br>
><br>
> 1810 15th Place NW, Suite 203<br>
> Issaquah, Washington, 98027<br>
> V. 425.392.8550<br>
> F. 425-392-2829<br>
><br>
> <a href="http://www.davisscottlaw.com" target="_blank">www.davisscottlaw.com</a><br>
><br>
><br>
><br>
> *From:* wsbarp-<a href="mailto:bounces@lists.wsbarppt.com">bounces@lists.wsbarppt.com</a> [<a href="mailto:wsbarp-bounces@lists?">mailto:wsbarp-bounces@lists</a>.<br>
> wsbarppt.com] *On Behalf Of *Stephen Whitehouse<br>
> *Sent:* Friday, November 04, 2016 12:14 PM<br>
> *To:* <a href="mailto:wsbarp@lists.wsbarppt.com">wsbarp@lists.wsbarppt.com</a><br>
> *Subject:* [WSBARP] Form 17 issue<br>
><br>
><br>
><br>
> Listmates,<br>
><br>
> I am looking for feedback on your experience with a Form 17 issue.<br>
><br>
> The form was fully filled out except two answers were left blank. No<br>
> issue was ever raised and now, four days before closing, buyer is<br>
> rescinding on that basis.<br>
><br>
> RCW 64.06.030 requires a "completed" statement. However, it also<br>
> states that the buyer has two options to exercise within three days, to<br>
> rescind or to approve and accept the statement. In this case the buyer<br>
> approved and accepted.<br>
><br>
> Has the buyer waived the defect, either statutorily, or under the<br>
> common law? I understand there is some conventional wisdom emanating from<br>
> the MLS that the buyer can rescind, but I think they tend to take<br>
> conservative positions.<br>
><br>
> Any thoughts?<br>
><br>
> Thanks.<br>
><br>
><br>
><br>
> Steve<br>
><br>
><br>
> *Stephen Whitehouse*<br>
><br>
> *Whitehouse & Nichols, LLP*<br>
><br>
> *P.O. Box 1273*<br>
><br>
> *601 W. Railroad Ave.*<br>
><br>
> *Shelton, Wa. 98584*<br>
> *<a href="mailto:swhite8893@aol.com">swhite8893@aol.com</a> <<a href="mailto:swhite8893@aol.com">swhite8893@aol.com</a>>*<br>
><br>
><br>
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