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--></style></head><body lang=EN-US link=blue vlink="#954F72"><div class=WordSection1><p class=MsoNormal>I think the exception to licensing simply means that an attorney can do things that would be “real estate brokerage services” as an attorney without a broker’s license. Thus, for example, you could negotiate the purchase of real property or advise people regarding the purchase of real estate. Those both would require a broker’s license for a non-attorney. RCW 18.85.011(16). It’s sort of the flip side of how brokers can fill out contracts, which otherwise would be the practice of law.</p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>As to malpractice insurance, I asked an insurance broker that question once, and the answer was no coverage for attorneys performing RE brokerage activities. Other companies may have a different answer, but I think the safest course of action would be to have both types of coverage.</p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Kary L. Krismer</p><p class=MsoNormal>John L. Scott/KMS Renton<br>206 723-2148</p><p class=MsoNormal><o:p> </o:p></p><div style='mso-element:para-border-div;border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='border:none;padding:0in'><b>From: </b><a href="mailto:pete@jcmiddlebrooks.com">Pete Middlebrooks</a><br><b>Sent: </b>Monday, June 19, 2017 8:34 PM<br><b>To: </b><a href="mailto:wsbarp@lists.wsbarppt.com">WSBA Real Property Listserv</a><br><b>Subject: </b>Re: [WSBARP] lawyers receiving commissions</p></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><b><span style='font-size:12.0pt'>TO ALL</span></b><span style='font-size:12.0pt'>,<o:p></o:p></span></p><ol style='margin-top:0in' start=1 type=1><li class=MsoListParagraph style='margin-top:3.75pt;margin-bottom:3.75pt;margin-left:0in;mso-add-space:auto;mso-list:l0 level1 lfo1;background:white'><b><u><span style='font-size:12.0pt;line-height:105%'>SHARING COMMISSIONS</span></u></b><b><span style='font-size:12.0pt;line-height:105%'>.</span></b><span style='font-size:12.0pt;line-height:105%'> It is true that RCW 18.85.301 (Sharing commissions) provides that:</span></li></ol><p class=MsoNormal style='margin-left:.75in;text-indent:.25in;background:white'><span style='font-size:12.0pt'>“<i>(1) Except under subsection (4) of this section, it is unlawful for any licensed firm, broker, or managing broker to pay any part of the licensee's commission or other compensation to any person who performs real estate brokerage services and who is not a licensed firm, real estate broker, or managing broker in any state of the United States or its possessions or any foreign jurisdiction with a real estate regulatory program.</i></span><i><o:p></o:p></i></p><p class=MsoNormal style='margin-left:.75in;text-indent:.25in;background:white'><i><span style='font-size:12.0pt'>(2) Except under subsection (4) of this section, it is unlawful for any licensed real estate firm to pay any part of the firm's commission from brokerage services or other compensation to a real estate broker or managing broker not licensed to do business for the firm.</span></i><i><o:p></o:p></i></p><p class=MsoNormal style='margin-left:.75in;text-indent:.25in;background:white'><i><span style='font-size:12.0pt'>(3) Except under subsection (4) of this section, it is unlawful for licensed brokers or managing brokers to pay any part of their commission from brokerage services or other compensation to any person, whether licensed or not, except through the firm's designated broker.</span></i><i><o:p></o:p></i></p><p class=MsoNormal style='margin-left:.75in;text-indent:.25in;background:white'><i><span style='font-size:12.0pt'>(4) A commission may be shared with a manufactured housing retailer, licensed under chapter <a href="http://app.leg.wa.gov/RCW/default.aspx?cite=46.70"><span style='color:windowtext;text-decoration:none'>46.70</span></a> RCW, on the sale of personal property manufactured housing sold in conjunction with the sale or lease of land.”</span></i><i><o:p></o:p></i></p><ol style='margin-top:0in' start=2 type=1><li class=MsoListParagraph style='margin-top:6.0pt;margin-left:0in;mso-add-space:auto;mso-list:l0 level1 lfo1'><b><u><span style='font-size:12.0pt;line-height:105%'>LAWYER EXEMPTION</span></u></b><span style='font-size:12.0pt;line-height:105%'>. But, it is also true that RCW 18.85.151 (Exemptions from licensing) provides that:<o:p></o:p></span></li></ol><p class=MsoNormal style='margin-left:.5in;text-indent:.25in'><span style='font-size:12.0pt'>“<i>This chapter shall not apply to: . . . . ; (3) An attorney-at-law in the performance of the practice of law; . . . .</i>”<o:p></o:p></span></p><ol style='margin-top:0in' start=3 type=1><li class=MsoListParagraphCxSpFirst style='margin-top:6.0pt;margin-left:0in;mso-add-space:auto;mso-list:l0 level1 lfo1'><b><u><span style='font-size:12.0pt;line-height:105%'>ADVISABLE?? <o:p></o:p></span></u></b></li></ol><p class=MsoListParagraphCxSpMiddle style='margin-left:.75in;mso-add-space:auto;text-indent:-.25in;mso-list:l1 level1 lfo2'><![if !supportLists]><b><span style='font-size:12.0pt;line-height:105%'><span style='mso-list:Ignore'>a.<span style='font:7.0pt "Times New Roman"'> </span></span></span></b><![endif]><span style='font-size:12.0pt;line-height:105%'>However, I question whether it is advisable for a lawyer, under the guise of “<i>performance of the practice of law”</i>, attempting to perform the duties and obligations of an experienced and licensed real estate broker “professional”, who has also continually obtained the mandatory annual “clock-hour” education required by the Department of Licensing.<o:p></o:p></span></p><p class=MsoListParagraphCxSpLast style='margin-left:.75in;mso-add-space:auto;text-indent:-.25in;mso-list:l1 level1 lfo2'><![if !supportLists]><b><span style='font-size:12.0pt;line-height:105%'><span style='mso-list:Ignore'>b.<span style='font:7.0pt "Times New Roman"'> </span></span></span></b><![endif]><span style='font-size:12.0pt;line-height:105%'>Also, does the lawyer’s malpractice insurance cover this kind of conduct?<o:p></o:p></span></p><p class=MsoNormal style='margin-top:6.0pt'><span style='font-size:12.0pt'>PETE<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt'><o:p> </o:p></span></p><div><table class=MsoNormalTable border=0 cellspacing=0 cellpadding=0 style='border-collapse:collapse'><tr><td width=115 valign=top style='width:1.2in;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormal style='margin-left:.25in;text-align:justify;text-justify:inter-ideograph;text-indent:-.25in'><span style='font-size:12.0pt'><img border=0 width=112 height=105 style='width:1.1666in;height:1.0916in' id="Picture_x0020_2" src="cid:image002.jpg@01D2E93B.67E07030" alt="PICT0001 (2)"></span><span style='font-size:12.0pt'><o:p></o:p></span></p></td><td width=312 valign=top style='width:3.25in;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormal align=center style='margin-left:.25in;text-align:center;text-indent:-.25in'><b><span style='font-size:12.0pt'>Law Office of James C. Middlebrooks<o:p></o:p></span></b></p><p class=MsoNormal align=center style='margin-left:.25in;text-align:center;text-indent:-.25in'><b><span style='font-size:12.0pt'>Pete Middlebrooks (Attorney)</span></b><span style='font-size:12.0pt'><br>3050 Belmonte Lane, Everett, WA 98201<br>Email: <a href="mailto:Pete@jcmiddlebrooks.com"><span style='color:windowtext;text-decoration:none'>Pete@jcmiddlebrooks.com</span></a><br>Pete Tel.: 425-252-2693<o:p></o:p></span></p><p class=MsoNormal align=center style='margin-left:.25in;text-align:center;text-indent:-.25in'><span style='font-size:12.0pt'>www.Middlebrooksrealestatelaw.com<o:p></o:p></span></p></td></tr></table><p class=MsoNormal><span style='font-size:12.0pt'><img border=0 width=123 height=70 style='width:1.2833in;height:.725in' id="Picture_x0020_6" src="cid:image004.jpg@01D2E93B.67E07030" alt="cid:image004.jpg@01D2E93B.67E07030"><img border=0 width=268 height=45 style='width:2.7916in;height:.4666in' id="Picture_x0020_8" src="cid:image006.jpg@01D2E93B.67E07030" alt="cid:image006.jpg@01D2E93B.67E07030"></span><span style='font-size:12.0pt'> <img border=0 width=151 height=70 style='width:1.575in;height:.725in' id="Picture_x0020_18" src="cid:image008.jpg@01D2E93B.67E07030" alt="cid:image008.jpg@01D2E93B.67E07030"><o:p></o:p></span></p><p class=MsoNormal><b><span style='font-size:12.0pt'>IMPORTANT/CONFIDENTIAL</span></b><span style='font-size:12.0pt'>: This e-mail message (and any attachments accompanying it) may contain confidential information, including information protected by attorney-client privilege. The information is intended only for the use of the intended recipient(s). Delivery of this message to anyone other than the intended recipient(s) is not intended to waive any privilege or otherwise detract from the confidentiality of the message. If you are not the intended recipient, or if this message has been addressed to you in error, do not read, disclose, reproduce, distribute, disseminate or otherwise use this transmission, rather, please promptly notify the sender by reply e-mail, and then destroy all copies of the message and its attachments, if any.<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 #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><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>Douglas W. Scott<br><b>Sent:</b> Monday, June 19, 2017 6:12 PM<br><b>To:</b> WSBA Real Property Listserv<br><b>Subject:</b> Re: [WSBARP] lawyers receiving commissions<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal>It has been over 20 years but as of then an attorney could get a commission for the sale of real estate .<br><br>Sent from my iPhone<o:p></o:p></p></div><div><p class=MsoNormal style='margin-bottom:12.0pt'><br>On Jun 19, 2017, at 11:47 AM, Roger Hawkes <<a href="mailto:Roger@law-hawks.com">Roger@law-hawks.com</a>> wrote:<o:p></o:p></p></div><blockquote style='margin-top:5.0pt;margin-bottom:5.0pt'><div><p class=MsoNormal>To your knowledge are there any judicial rulings or WACS establishing a lawyer’s right to get a selling broker’s commission without a real estate broker’s license? A managing broker is quoting this statute as the reason why escrow can’t pay a ‘procuring cause’ lawyer the ‘selling broker’s’ commission as listed on the purchase and sale agreement.<o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:3.75pt;margin-right:0in;margin-bottom:3.75pt;margin-left:0in;background:white'><b><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:black'>RCW 18.85.301</span></b><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:3.75pt;margin-right:0in;margin-bottom:3.75pt;margin-left:0in;background:white'><b><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:black'>Sharing commissions.</span></b><o:p></o:p></p><p class=MsoNormal style='text-indent:.25in;background:white'><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:black'>(1) Except under subsection (4) of this section, it is unlawful for any licensed firm, broker, or managing broker to pay any part of the licensee's commission or other compensation to any person who performs real estate brokerage services and who is not a licensed firm, real estate broker, or managing broker in any state of the United States or its possessions or any foreign jurisdiction with a real estate regulatory program.</span><o:p></o:p></p><p class=MsoNormal style='text-indent:.25in;background:white'><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:black'>(2) Except under subsection (4) of this section, it is unlawful for any licensed real estate firm to pay any part of the firm's commission from brokerage services or other compensation to a real estate broker or managing broker not licensed to do business for the firm.</span><o:p></o:p></p><p class=MsoNormal style='text-indent:.25in;background:white'><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:black'>(3) Except under subsection (4) of this section, it is unlawful for licensed brokers or managing brokers to pay any part of their commission from brokerage services or other compensation to any person, whether licensed or not, except through the firm's designated broker.</span><o:p></o:p></p><p class=MsoNormal style='text-indent:.25in;background:white'><span style='font-size:12.0pt;font-family:"Helvetica",sans-serif;color:black'>(4) A commission may be shared with a manufactured housing retailer, licensed under chapter <a href="http://app.leg.wa.gov/RCW/default.aspx?cite=46.70"><b><span style='color:#7DAB8A'>46.70</span></b></a> RCW, on the sale of personal property manufactured housing sold in conjunction with the sale or lease of land.</span><o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal>Roger Hawkes, WSBA 5173<o:p></o:p></p><p class=MsoNormal>19909 Ballinger Way NE<o:p></o:p></p><p class=MsoNormal>Shoreline, WA 98155<o:p></o:p></p><p class=MsoNormal><a href="http://www.hawkeslawfirm.com/">www.hawkeslawfirm.com</a><o:p></o:p></p><p class=MsoNormal>206 367 5000 voice<o:p></o:p></p><p class=MsoNormal>206 367 4005 fax<o:p></o:p></p><p class=MsoNormal> <o:p></o:p></p></div></blockquote><p class=MsoNormal style='mso-margin-top-alt:5.0pt;margin-right:.5in;margin-bottom:5.0pt;margin-left:.5in'><span style='font-size:12.0pt;font-family:"Times New Roman",serif'>_______________________________________________<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><p class=MsoNormal><o:p> </o:p></p></div></body></html>